Leitrim County Development Plan 2023–2029

1. Page 71

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   3.17.4 Principles of Rural Housing Policy Framework This Plan will provide the continuing need for housing provision for people to live and work in Co. Leitrim’s countryside. The majority of Co. Leitrim is defined as rural in that only the town of Carrick-on-Shannon, including the village of Cortober, has a population in excess of 1,500 population11. The urban centres contained in the remainder of the county are relatively small centres in comparison to other more urbanised counties. The rural housing policy will reflect upon the existing dispersed character and composition of the county. In the assessment of rural housing, the county has been categorised into two areas - namely areas of low capacity and other rural areas. The low capacity area covers areas under strong urban pressure from commuting to the town of Carrick-on-Shannon but also from parts of the county generally west of Dromahair towards the Co. Sligo border. These commuter belts often contain prominent ribbon developments on the approach roads to towns and villages and lead to a reduction in the carrying capacity of the public road, impacting traffic safety and inhibiting the orderly expansion of towns by frustrating the in-depth development of backlands and consolidation. The extent of this area is defined by the Electoral Divisions which had greater than 15% of the resident population commuting to Carrick-on- Shannon or Sligo in the 2016 Census of Population. These areas have been mapped from POWSCAR12 data. Please refer to Map No. 3 in Volume III (Book of Maps). It is not considered that this policy should apply to Manorhamilton or Ballinamore as they are not considered urban settlements of scale in a regional or national context. Ballinamore, in particular, demonstrates extensive existing ribbon development on a number of approach road to the town including the R202/R208 whilst Manorhamilton is an important centre of employment serving quite an extensive rural catchment. 11 The Central Statistics Office (CSO) defines a settlement of more than 1,500 people as ‘urban’. This is acknowledged in the National Planning Framework on page 58. 12 Place of Work, School or College Anonymised Records (POWSCAR) Guidelines. All workers resident in Ireland on Census night were coded to their place of work and all Irish resident students from the age of 5 and upwards were coded to their place of school/college. A detailed file containing the demographic and socio-economic characteristics of these residents along with information on the origin and destination of their journeys has been made available for analysis. POWSCAR can then be presented by mapping which visualises the travel to work and education catchments of the main cities and towns in Ireland. 13 Housing needed in rural areas within the established rural community by persons from that community or whose occupation is intrinsically linked to/with that particular rural area. 14 Local area is defined as within approximately a radius of 4km from the site, excluding defined urban areas (which have development envelopes containing land use zoning objectives). Where the site is of a greater distance, but the applicant can demonstrate significant ties with the area for example immediate family or well-established landownership, then these applications will be considered on their merits. It is considered that the control of individual rural housing can be managed through appropriate policy measures seeking to restrict the creation and exacerbation of ribbon development on the approach to Tier 2 and 3 settlements. It is also considered that care is required in the Areas of Outstanding Natural Beauty (AONB) and Areas of High Visual Amenity (AHVA), the extent of which have both being reconsidered during the preparation of this Plan. A specific policy seeking to carefully manage the visual impact of dwellings in this area shall also be provided. The policy in the Low Capacity Areas is to facilitate housing development for applicants from the local rural community who have a demonstrable economic or social requirement13 to live in the local rural area14 in adherence to national and regional policy considerations. Subject to satisfying good practice in relation to site location and access, drainage and design requirements, rural generated housing need should be facilitated as close as possible to its origin to ensure that strong local ties are maintained, and that the applicant remains an intrinsic part of the local community. Further guidance in this regard is provided in the policy framework which follows. LEITRIM COUNTY DEVELOPMENT PLAN 2023-2029 – VOLUME I 61 3 Housing

2. Page 72

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   For the remainder of the county outside of the identified Low Capacity Areas which includes, inter alia, areas of population decline and areas with a weaker economic and urban structure (based on indices of income, employment and economic growth), rural housing is supported in principle subject to satisfying proper planning considerations. The policy framework seeks to accommodate demand for permanent residential development subject to good planning practice. This policy will facilitate the expansion of the rural population and the maintenance of essential local services. The Council will endeavour to accommodate all nonrural generated housing within the development limits of our towns and villages subject to appropriate servicing arrangements being in place. This approach has been adopted to strongly support strengthening the viability of our towns and villages and because of the long-term issues that arise from a proliferation of one-off houses, such as: ● creation of demands for the subsequent provision of public infrastructure e.g. footpaths and street lighting, group sewerage schemes, etc. ● over concentration of individual wastewater treatment systems leading to potential ground water and surface water issues ● potential contamination of local water supplies and a reduction in water quality ● higher energy consumption and transportation costs arising from increased car-based commuting ● continued erosion of landscape character and depletion of high-quality landscapes, ● loss or fragmentation of agricultural land, and ● lack of return on investment in small towns, villages and rural nodes/clusters leading to dereliction and vacancy The inability of the majority of the sub soils in Co. Leitrim to satisfy the soil percolation requirements of the EPA Code of Practice are well documented. This has the effect of suppressing demand of applicants seeking to reside in rural areas. To provide alternative options to individual housing served by individual wastewater treatment systems, rural settlement will be further supported through the provision of serviced sites in selected villages and graigs. The NPF states that “In order to assist this, local authorities will be supported in undertaking the necessary land acquisition, site preparation and local infrastructure provision to deliver self-build development options in smaller towns/ villages.” The provision of serviced sites in these areas will provide a realistic and viable alternative to one-off housing in the open countryside and will contribute to the principle of compact growth and consolidation. All development in rural areas must adhere to the principles of proper planning and sustainable development. This includes, inter alia, avoiding pollution of surface and ground waters, creation of a traffic hazard and creating adverse visual impact on the landscape in relation to siting and design. Housing in rural areas should follow the design principles set out in Leitrim County Council’s Design Guide, including the provision of innovative house designs and site layouts that harmonise with the landscape and respect well-established planning principles. In Areas of Outstanding Natural Beauty and Areas of High Visual Amenity, houses shall be designed and located, as far as is practicable, so as to minimise the impact on the landscape. Rural housing proposals will be assessed according to: ● the likely impact on the environment ● the visual impact on the landscape ● impact on heritage (both natural and man-made) ● traffic safety ● whether the housing demand is urban or rural generated, and ● a minimum site size of 3,000 square metres shall apply The use of renewable energy sources such as solar energy, geothermal resources, wind, biomass and small-hydro electrical schemes, as integral parts of new developments, extensions and restoration projects (commercial and private) will be encouraged, subject to ensuring the protection of the landscape and environment. All applications for rural development must detail the sustainable ‘green’ measures incorporated into the development including measures to offset the carbon impact of the development. LEITRIM COUNTY DEVELOPMENT PLAN 2023-2029 – VOLUME I62 3 Housing

3. Page 73

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   3.17.5 Restoration of Vernacular Dwellings and Replacement Houses in Rural Areas Over the course of the previous County Development Plan, there was a growing tendency to replace established rural dwellings rather than seeking to upgrade or modernise them. Vernacular dwellings in the countryside reflect local traditional building forms and types and such structures contribute to the distinctive local character and built heritage of the county. Retaining, restoring and reusing such vernacular dwellings exemplifies sustainable development. The Council encourages the restoration of such vernacular dwellings and other structures of note in the countryside, as opposed to their demolition and replacement. For this reason, there will be a presumption against the demolition of vernacular dwellings and structures where restoration or adaptation is considered by the Planning Authority to represent a feasible option. Where it is proposed to demolish and replace an existing house which is considered to be a structure of distinctive local character or a good example of vernacular architecture, a detailed and compelling justification for such a proposal shall be required to accompany a planning application. The refurbishment of derelict or abandoned buildings in the countryside is particularly favoured as being a sustainable response to revitalising rural areas. Proposals for restoration will generally be required to comply with the required standards for wastewater disposal and access. A replacement house shall only be considered by the Planning Authority where the replacement house is generally contained within the curtilage of the previous house it is seeking to replace. In this regard, ‘curtilage’ comprises of the footprint of the dwelling which the proposed replacement house seeks to replace as well as any immediate areas ancillary to the function of the original house including gardens, paths, driveways, yards, garages or sheds. Curtilage does not, however, extend to areas not ancillary to the function of the subject house, for example agricultural sheds or yards used for farming purposes. The Council shall assess applications for refurbishment and/or replacement of existing housing stock in rural areas, having regard to the criteria for residential development contained in Chapter 13, Development Management Standards. In the assessment of whether a house which it is proposed to replace is habitable or not, the Council will rely on the definition contained in Section 2 (Interpretation) of the Planning and Development Act 2000, as amended. A “Habitable House” means a house which: ● is used as a dwelling, ● is not in use but when last used was used, disregarding any unauthorised use, as a dwelling and is not derelict, or, ● was provided for use as a dwelling but has not been occupied. 3.17.6 House Extensions in Rural Areas The need for people to extend and renovate their dwellings is both recognised and acknowledged. Extensions will be considered favourably where they do not have a negative impact on adjoining properties or on the character of the surrounding rural area. The design of extensions in rural areas shall have regard to the design, finish and character of the existing building and comply with the ‘Leitrim Rural Design Guide’, or any such replacement document. Where it is proposed to extend the existing dwelling, the extension should generally respect the existing scale, character and external finishes of the original structure. The Council shall assess applications for extending existing houses in rural areas, having regard to the criteria contained in the Development Management Chapter, Section 13.10.10 refers. LEITRIM COUNTY DEVELOPMENT PLAN 2023-2029 – VOLUME I 63 3 Housing

4. Page 74

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   POLICIES 15 Local area is defined as within approximately a radius of 4km from the site, excluding defined urban areas (which relate only to the Carrick-on-Shannon development envelope containing land use zoning objectives). Where the site is of a greater distance, but the applicant can demonstrate significant ties with the area for example immediate family or well-established landownership, then these applications will be considered on their merits. This recognises applicants who are either a son or daughter of a landowner in which the house is proposed in which the landholding (as opposed to a site) is owned (or in the family name) for at least 10 years. RUR SET POL 1 To regenerate small towns, rural villages and graigs by providing serviced sites for individual rural dwellings as a viable alternative to one-off housing in the open countryside. RUR SET POL 2 To manage the growth of areas that are under strong urban influence and identified as Low Capacity Areas (See Map No. 3 in Volume III - Book of Maps) to avoid their over development whilst accommodating demand from individuals for permanent residential development in Other Rural Areas, subject to normal planning considerations and having regard to the viability of smaller towns and rural settlements. RUR SET POL 3 To accommodate demand from existing members of the rural community for permanent residential development in Low Capacity Areas who have strong economic and social needs to the area and who are an intrinsic part of the rural community in which planning permission is being sought, subject to normal planning considerations and who satisfy the following criteria: 1. Persons with a demonstrable social need to live in a particular local rural area – Persons who have lived a substantial period of their lives in the local rural area15 (minimum 18 months) in which the house is proposed. 2. Persons with a demonstrable economic need to live in the particular local rural area – Persons employed full-time in rural-based activity such as farming, horticulture, forestry, bloodstock or other rural-based activity in the area in which they wish to build or whose employment is intrinsically linked to the rural area in which they wish to build, such as teachers in rural schools or other persons who by the nature of their work have a functional need to reside permanently in the rural area close to their place of work, provided that they have never owned a house in a rural area. … RUR SET POL 3 (continued) All applicants for one-off rural housing will need to demonstrate compliance with the qualifying criteria of one of the above two categories unless otherwise specified as being located within an area where this Rural Housing Policy does not apply. Applicants relying on the economic need criteria involving part-time occupations in farming or natural resources-related activities, will be required to submit sufficient evidence to demonstrate same, for example (but not limited to) a herd number or hours of activity as a farmer. It should be noted that in such instances, any part-time occupation in farming or natural resources-related activities shall be the predominant occupation to any non-farming or non-natural resources-related incomes. RUR SET POL 4 To attach an occupancy condition to planning permissions in respect of individual rural housing in Low Capacity Areas pursuant to Section 47 of the Planning and Development Act 2000, as amended, restricting the use of the dwelling to the applicant or members of their immediate family, as a place of permanent residence. The period of occupancy will be limited to a period of 7 years from the date of first occupation. RUR SET POL 5 In areas where significant levels of rural housing development have taken place on the edges of urban areas within the county and where the Council considers such areas are becoming over developed, the Council at its discretion may seek agreement under Section 47 of the Planning Act (sterilisation agreement restricting further development from the landholding for an agreed period) if it considers it necessary to regulate development in the area. RUR SET POL 6 To ensure that residential development in rural areas conforms to the principles detailed in the Design Guide for the Siting and Design of Single Houses within the Leitrim Countryside published by Leitrim County Council and any replacement Design Guide produced during the life of this Development Plan. LEITRIM COUNTY DEVELOPMENT PLAN 2023-2029 – VOLUME I64 3 Housing

5. Page 75

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   RUR SET POL 7 To have regard to the Sustainable Rural Housing Guidelines for Planning Authorities, April 2005, and any replacement guidance which require that new houses in rural areas be sited and designed to integrate with their physical surroundings and be generally compatible with: a) The protection of water quality in the arrangements made for onsite wastewater disposal facilities b) The provision of a safe means of access in relation to road and public safety, and c) The conservation of sensitive areas such as natural habitats, protected landscapes, the environs of protected structures and other aspects of our heritage. RUR SET POL 8 To encourage all individual rural house developments to incorporate climate change measures and be constructed to high energy efficiency standards that fully avail of renewable technologies, maximise solar gain, and utilise modern materials and design practices. RUR SET POL 9 To restrict new accesses to serve individual residential developments onto National Roads and the R280, with access onto the R280 only considered in exceptional circumstances where alternative access cannot be achieved. RUR SET POL 10 To encourage the sensitive restoration of vernacular structures as an alternative to the construction of a one-off dwelling elsewhere subject to the following: The vernacular dwelling must be capable of being suitably restored to habitable accommodation in keeping with its original character without the necessity to demolish or significantly alter it. The distinctive character and original historic fabric of the structure is retained using appropriate traditional construction methods and materials. The development shall be subject to normal design requirements. The applicant/occupant will not be required to comply with the criteria set out in policy RUR SET POL 3. RUR SET POL 11 To facilitate the replacement of a habitable dwelling other than a vernacular dwelling in the countryside subject to the following: a) The structure must have been last used as a dwelling and the internal and external walls and roof must be intact. b) A report from a suitably qualified competent person shall be submitted to verify that the house is habitable and that its replacement is the most sustainable option. c) The proposed replacement house shall generally be within the same curtilage of the existing house and the design of the replacement house shall be of a high standard whose scale and character is appropriate to the site, to existing development in the vicinity of the site and to the rural area generally. A condition requiring the demolition of the existing house will normally be included in any grant of permission. RUR SET POL 12 To facilitate, where it can be demonstrated by an applicant that a dwelling is no longer suitable for habitation (i.e. structure is in a ruinous or dangerous condition), its replacement with a new dwelling as an alternative to the construction of a new single dwelling elsewhere in the countryside. The development proposal, in terms of siting, scale, layout and design, shall be sympathetic to the character of the original structure and the site. Documentary evidence in the form of a structural survey and photographs shall be submitted in support of the application. All other normal siting and design requirements will be applied, and the applicant/occupant will not be required to comply with rural housing policy criteria. RUR SET POL 13 To reflect the extent of the established settlement within Graigs and promote a sequential approach to development to ensure compact growth and avoid ribbon development consistent with the guidance in Sustainable Rural Housing Guidelines for Planning Authorities (2005). LEITRIM COUNTY DEVELOPMENT PLAN 2023-2029 – VOLUME I 65 3 Housing

6. Page 76

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   OBJECTIVES RUR SET OBJ 1 To support the development of serviced sites within the existing footprint of rural settlements (small towns, rural villages and graigs) to provide for rural living and ensure vitality of rural communities. RUR SET OBJ 2 To encourage growth in rural areas that have experienced low population growth or decline in recent decades. RUR SET OBJ 3 To encourage the appropriate re-use and adaptation of the existing rural residential building stock in preference to new build where practicable. RUR SET OBJ 4 To support the ongoing monitoring of new rural housing to ensure 20% of new rural development occurs on brownfield sites including partially previously developed sites (i.e. in towns/ villages under 1,500 population and rural areas/ countryside). RUR SET OBJ 5 To preserve and protect the open character of transitional lands outside of settlements in order to prevent linear sprawl near towns, villages and settlements and to maintain a clear demarcation and distinction between urban areas and the countryside. RUR SET OBJ 6 To monitor the provision of single rural houses over the Plan period, having regard to the rural housing development target of 20% of all new housing in rural areas to be accommodated on brownfield sites, and to ascertain if further rural housing policy responses are required during the plan period. RUR SET OBJ 7 The Planning Authority shall provide a detailed report within one year of this County Development Plan coming into effect identifying all potential sites within villages and possibly graigs that are considered suitable to accommodate low density housing proposals. Where there is an issue in relation to the provision of piped wastewater treatment in villages (Glenfarne, Kilclare and Rossinver) and in graigs, the Council will pursue the resolution of such constraints in conjunction with the Department of Housing, Local Government and Heritage and Irish Water, and seek to explore appropriate funding measures for same. RUR SET OBJ 8 To pursue active land management measures by Leitrim County Council in the delivery of serviced sites to ensure that where a demonstrated demand exists and where attempts have failed by perspective applicants to acquire such sites. The pursuit of such active land management measures is subject to the availability of the necessary funding and resources being available and the confirmation of the availability of necessary piped water services or acceptable means of treating wastewater in an environmentally acceptable manner. The realisation of this objective may require a prioritisation being agreed of certain centres progressing ahead of others. LEITRIM COUNTY DEVELOPMENT PLAN 2023-2029 – VOLUME I66 3 Housing

7. Page 77

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8. Page 78

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   4.1 Introduction Leitrim County Council produced its Local Economic and Community Plan (LECP) in 2015 for the period to 2021. To inform the preparation of the economic element of the LECP, the Council separately commissioned PMCA Economic Consultants to present an economic profile for the county and to identify the economic and enterprise sectors which the Council should pursue. 16 Should the new LECP be prepared and finalised before the adoption of this Development Plan, this section shall be updated accordingly. The strategy contained in the LECP remains the economic strategy in place for Leitrim County Council at the time of preparing the Plan. The LECP incorporates priorities and actions on economic development to be pursued by the Local Authority, particularly by the Economic Development Department including Tourism and by the Local Enterprise Office. The aim of the Economic Strategy pursued through the Development Plan seeks: 1 To facilitate the economic development of Leitrim by putting in place the conditions whereby a viable and favourable environment for business and enterprise can flourish whilst delivering sustainable jobs, employment opportunity and an enriched standard of living for our residents. 2 To promote and assist in Leitrim’s economic development and encourage increased resilience in the county’s enterprise, underpinned by talent and innovation, thereby ensuring that Leitrim is best placed to excel in the long-term delivery of sustainable jobs and an enhanced standard of living. A Development Plan is primarily focused on spatial planning. The role of the Development Plan is therefore to facilitate the delivery of both the economic and community elements of the LECP in a manner consistent with the proper planning and sustainable development of the county. The co-ordinated approach to economic development presented in this Development Plan is a plan-led, sustainable approach in assisting the future economic growth of the county. It is a requirement that the LECP is consistent with the Core Strategy and the objectives of the Development Plan and with the relevant RSES. The Core Strategy and objectives contained in this Plan will therefore inform the preparation of the new LECP.16 68 LEITRIM COUNTY DEVELOPMENT PLAN 2023-2029 – VOLUME I

9. Page 79

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   4.2 National and Regional Planning Policy The NPF and RSES recognise that enterprise, innovation and skills are crucial for a strong economy. The availability of a highly educated workforce, digital connectivity, accessibility to national and international markets, research and development capacity are all key determinants informing business location and fostering a sustainable economy. The NPF highlights the potential of the Atlantic Economic Corridor (AEC) to create an economic corridor along the western seaboard to achieve balanced regional development, while the RSES seeks to make the AEC a reality. The NPF and the RSES also recognise the important economic role of urban settlements at a county/regional level and rural settlements at a more local level, whilst identifying the need to strengthen rural economies and communities by broadening the employment base of rural areas, improving connectivity and addressing infrastructural deficits such as broadband. The economic vision of the RSES is to facilitate inclusive and sustainable growth. The NWRA believes that strong economic growth, which creates permanent, sustainable jobs, is best achieved by building a competitive and productive economy. The strategy seeks to build on the identified strengths of the region and to sustain a strong economy that supports sustainable job creation. It promotes the diversification of indigenous economic activity and seeks to increase the proportion of activity in knowledge-intensive, high-value businesses to ensure the region is more resilient to global economy shocks and has greater longevity. The RSES identifies key priorities for Carrick-on-Shannon that will unlock their latent potential and enable their sustainable growth as an attractive key economic driver. These priorities are embedded within this Development Plan. The RSES advocates focusing policies on scale, investing in connectivity and in our people whilst aggressively pursuing a low carbon approach to enhance our differentiation. Under this Growth Ambition, the RSES gives recognition to the importance of place-based networks such as the Upper Shannon Erne Future Economy Project which include Co. Leitrim. The importance of Research and Innovation and policies which encourage and support the development of local entrepreneurial ecosystems through local clustering and smart specialisation are also highlighted. 69LEITRIM COUNTY DEVELOPMENT PLAN 2023-2029 – VOLUME I 4 Economic Development

10. Page 80

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    4.3 Economic Profile Leitrim is endowed with a rich and diverse landscape, heritage and culture. It is predominantly a rural county with a low population density and a relatively high dependency rate, meaning that the proportion of its population of non-working age (young and old) is comparatively high. 17 Refers to the economic crisis between 2008 – 2011 with the economy returning to growth in 2012. 18 Place of Work, School or College - Census of Anonymized Records (POWSCAR) 19 https://westerndevelopment.ie/2020/05/13/remote-working-in-ireland-during-covid-19-initial-findings-from-wdc-nuig-survey/ The county has a narrow base of economic activities but a relatively high proportion of jobs within knowledge sectors and a high proportion of entrepreneurial activity. Migration to nearby centres for work and study has also been a feature, and the county has seen appreciably large inward migration for work in foreign direct investment activities (during the pre-crisis period17), much of this pattern of employment was associated with the former MBNA facility in Carrick-on-Shannon, now hosting Avant Card in the rebranded Carrick Business Campus. Since the publication of ‘Putting People First’, Leitrim County Council has taken a very proactive approach to leading economic development in the county. As outlined in the Introduction, Leitrim County Council prepared an LECP to cover the period 2015-2021. Following the publication of the 2016 Census of Population results including POWSCAR18 data (which remains the most up to date Census for the purposes of this Plan), the economic profile of the county was reviewed in December 2017. The analysis highlights the scale of the challenge to provide more jobs for the resident population. The 2016 Census figures indicated a fall in the number of jobs available in Co. Leitrim. The number of persons employed in Leitrim fell by 461 between 2011 – 2016 (5.73%) during which the population experienced a low level of growth (0.67%). The extent of residents commuting out of the county for employment is increasing whilst the number of people from outside the county who work here is falling reflecting the decrease in the number of jobs available in the county. The challenge from an employment perspective is to reverse these unsustainable commuter trends. The analysis also shows the continued relative strength of indigenous employers. Challenges such as the potential impact on Foreign Direct Investment resulting from international uncertainty surrounding the fall out over ‘Brexit’ and any long lasting effects from COVID-19 will also need to be addressed. It would be expected that there has been a significant reduction in the number of persons commuting out of the county for employment during the past year with the strong desire amongst employees to continue to do so19. The following headlines emerge from an analysis of the 2016 Census of Population POWSCAR data for Co. Leitrim: 461 Reduction in number of persons employed in Co. Leitrim 2011-2016 0.24 Jobs to population ratio in 2016, down from 0.25 in 2011 (0.41 State 2016) 565 Decline in the number of persons at work in the information and communication, financial, real estate, professional, administration and support service activities sector between 2011-2016 44% Outbound commuter rate in 2016, up from 40% in 2011 340 decline in the number employed in the county’s principal town, Carrick-on-Shannon 301 Outbound commuters to the Dublin Region in 2016 LEITRIM COUNTY DEVELOPMENT PLAN 2023-2029 – VOLUME I70 4 Economic Development

Source Leitrim County Council: Leitrim County Development Plan 2023–2029 (2023–2029) · Licence the publisher's termsText read from the publisher’s PDF; tables, maps and drawings do not survive as text, and page numbers are the PDF’s (its first page is 1). Check the original before relying on a passage.