Development plan · Limerick City and County Council
Limerick Development Plan 2022–2028 (as varied)
The council's development plan written statement: its strategy, policies, objectives and development standards.
Limerick City and County Council · 2022–2028 · 414 pages
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- LIMERICK DEVELOPMENT PLAN 2022-2028310 11.1 Introduction In order to ensure the proper planning and sustainable development of Limerick, it is important that developments conform to the specific requirements set out in this chapter. This chapter should be read in conjunction with other relevant chapters and volumes in the Plan. Development management refers to the legal process followed by a Planning Authority to grant or refuse permission for development. Development refers to the carrying out of works (to build, demolish or alter) on, in, over and under land or buildings and making significant changes to the use of land or buildings. Certain types/classes of development are exempt from requiring planning permission under Part II, Schedule 1 of the Planning and Development Regulations 2001 (as amended). In all development proposals, particularly high-density residential development, it is the aim of the Planning Authority to promote a high level of amenity and quality design and to protect and complement existing amenities and character, in the interests of sustainable and orderly development. Unless otherwise stated, recommended residential and other development standards included in this chapter, are informed by a series of Section 28 Guideline documents. 11.1.1 Planning Process Part 4 of the Planning and Development Regulations 2001 (as amended), sets out the statutory requirements with regard to submitting a planning application. Under the provisions of Article 22A, the Planning Authority may require an applicant to submit further information with any application to ensure that an informed decision can be made. Applicants are advised to consult with the Plan maps together with the policies and guidance provided herein, in order to ascertain if there may be additional reports/details required. Note the granting of permission by the Planning Authority does not necessarily enable the development to commence. There are other legal and procedural requirements to be satisfied, for example legislation under Building Control Acts, Public Health Acts, Fire Regulations and Environmental Pollution legislation. The Planning Authority encourages applicants to avail of pre-planning meetings to discuss policy issues regarding their proposal prior to submitting a planning application. Section 247 of the Planning and Development Act 2000 (as amended) sets out the formal procedure to request such a meeting. It is of particular value to the applicant if specific assessments are required given the scale, sensitivity, type of development and location of the site. Refer to limerick.ie/council/services/preplanning to avail of a meeting. Applicants are also advised to avail of pre-connection enquiries with Irish Water to ascertain if connection of water services (mains and sewer) is feasible for their proposals, prior to submitting a planning application. There are many high-level Government strategic policy documents on spatial planning, transport, climate adaptation and mitigation, energy efficiency, low carbon society and economy, digital connectivity, enterprise development, health, children’s play facilities, schools, heritage etc. that are also considered when assessing planning applications and formulating planning policy by Planning Authorities. Refer to gov. ie and the various sectoral departments.
- Chapter 11: Development Management Standards311 The Office of the Planning Regulator (OPR) together with the Department of Housing, Local Government and Heritage (DHLGH) have published 14 leaflets to inform the public on the planning system, the Development Plan, applying for planning permission, appealing planning decisions, planning enforcement and planning applications in relation to agricultural and farm development, business, environmental assessments if required, architectural heritage, archaeology and Strategic Infrastructure Development. The Council strongly advises potential applicants/ developers to avail of this guidance at: opr.ie/planning-leaflets/ 11.1.2 Sustainability Statements A Sustainability and Social Infrastructure Statement, which is an outline of the proposal’s context and addresses how it responds to Plan objectives and surroundings, should be submitted for: •• 10 or more dwellings; or •• 500m2 gross of retail, commercial/office development in urban areas; or •• Enterprise and employment developments over 1,000m2 gross. The statement should outline a justification for the development as proposed and any alternative design options considered. The statement should examine the impact of the proposal on social infrastructure. A design statement may be requested for other types of development at the discretion of the Planning Authority considering the sensitivity of the site (e.g. locations in scenic areas, or areas with protected view, elevated sites or in ACAs). 11.1.3 Building Heights All new developments in the City shall comply with the guidance set out in the Building Heights Strategy, in particular the criteria set out in the following table:
- LIMERICK DEVELOPMENT PLAN 2022-2028312 Table DM 1: Limerick City Building Height Objectives, Recommendations and Criteria Newtown Pery Character Area Newtown Pery: This area lies within the Inner-City Core Area as defined in Section 5. The distinct qualities of the area are well established and the need to preserve the Georgian fabric, as well as the complex elements which contribute to the character of the built environment of Newtown Pery, is understood. Important vertical landmarks that are of key and local significance which should be protected by future development include: •• Tait’s Clock; •• People’s Park, •• Rice’s Memorial; •• St. John’s Cathedral. Area Objectives 1. In areas where there is a classical and reasonably consistent parapet /shoulder height, any new interventions to the front of buildings, on street elevation, should respect this height and within reason, match the parapet /shoulder height of the existing street. It is possible that after the parapet /shoulder height, investigations as to roof profiles and set-backs are possible subject to good design, high quality materials and overall townscape considerations. There are opportunities for additional height positioned within the city block where this does not negatively impact on the overall streetscape. The above will preserve and conserve the overall fabric of more classical streets. 2. Streets where there is a mix of building heights resulting in the variation of the topography of the skyline can incorporate areas of height which accentuates and improves the existing elevation. These locations may also incorporate areas of height located within the inner block. Tall Building Recommendations Through the application of the modifiers (pg.140 BHS), a ‘taller or landmark building’ as defined in the ‘Tall Building Classifications’, may be appropriate; Additional height may be permitted on streets where there is a mix of building heights provided the building responds to the essential character and general scale of existing buildings and/or it accentuates and improves the existing elevation. This also applies to building within the inner block in such areas; and The application of the modifiers to provide a ‘landmark building’ would be limited to one standout building of exceptional architectural quality. Criteria for consideration from the Building Heights Guidelines, 2018 and Development Management Guidance Makes a positive contribution to the urban neighbourhood: Building heights should reinforce the distinct character of the area and the reuse of buildings, specifically historic buildings. Responds to its built environment and streetscape: Newtown Pery has a very regular street grid and sense of building scale which should be respected. Any minor additions to typical building scale should be appropriately designed and set back on upper floors. Materials / building fabric well considered: The strong continuity of building materials - stone and stucco ground floors and brick upper storeys - and the characteristic Georgian fenestration patterns should be acknowledged in new development. Sense of scale and enclosure of public spaces, thoroughfares and waterfronts: Newtown Pery’s street grid and scale set up a strong sense of scale and enclosure that should be augmented, not challenged by new development.
- Chapter 11: Development Management Standards313 Contribution to legibility and cohesiveness: The very strength and orientation of the current street grid can inhibit wayfinding through the wider City. New development should relate to the adjacent contextual height, although there may be opportunities to utilise building height, if appropriately set-back and designed, to emphasis particular places or buildings within the area. Positively contributes to the mix of uses in the neighbourhood: The commercial and residential functions of the area should be strengthened by increasing its desirability. Developments should contribute to streetscaping and deliver building renovation. Contributes to the building/ dwelling typologies in the area: New development in this area should be designed to emphasise and consolidate the area’s existing character. English Town Character Area English Town: The urban grain is very diverse in this area. The nature of the streets of English Town is predominantly no more than 2 storeys, the main features of height being the historical buildings, in particular King John’s Castle and St. Mary’s Cathedral. There are some street corners which rise slightly in height but usually no more than 3/4 storeys. Unlike other areas of the City, there are few gaps within the elevation of the streetscape, with the exception of some smaller opportunity sites dotted throughout the area and a couple of larger opportunity sites which are located at the northern point along Island Road. Important vertical landmarks of key and local significance which should be protected by future development include: •• King John’s Castle; •• Bishop’s Palace; •• City Hall; and •• St. Mary’s Cathedral. Area Objectives 1. New buildings within the English Town Character Area must respect the existing grain of the area and respond closely to the essential character and general scale of the streets, in particular where development potential lies within smaller infill sites; 2. Building development must not impinge on the overall height markers, existing key and local landmark buildings in order to prevent development which would obstruct views of them; 3. New buildings should normally be low profile and in the range of 2-4 storeys unless there is a high-quality townscape/placemaking argument; and 4. New buildings must also respond with care to the width of the streets in the English Town area which are characteristically more narrow than other parts of the City. Tall Building Recommendations Through the application of the modifiers (pg. 148 BHS), which may allow for increased height in certain limited circumstances, a ‘taller building’ as defined in the ‘Tall Building Classifications’, may be appropriate. Criteria for consideration from the Building Heights Guidelines, 2018 and Development Management Guidance Makes a positive contribution to the urban neighbourhood: Building height should respect the area’s character that is strongly established by the medieval King John’s Castle and St. Mary’s cathedral. Responds to its built environment and streetscape: The narrow streets and irregular grid should be respected, with typical building heights of 2 - 4 storeys. Materials / building fabric well considered: Use of traditional materials - stone, stucco, brick - should be acknowledged.
- LIMERICK DEVELOPMENT PLAN 2022-2028314 Sense of scale and enclosure of public spaces, thoroughfares and waterfronts: The general low scale of the area, with clear prominence of the Castle, its walls, and the Cathedral and the narrow winding street pattern does not encourage larger scale development. Contribution to legibility and cohesiveness: The area’s strong legibility and character provided by historic buildings and street pattern should be respected and reinforced. Positively contributes to the mix of uses in the neighbourhood: The low-scale mix of shopping and residential use should be reinforced. Contributes to the building/ dwelling typologies in the area: There is no significant change to the existing building or dwelling typologies required. Positive additions are to be encouraged. Irish Town Character Area Irish Town: This area is located within the Inner-City Core. This area has a medieval style system of streets which, along with a lack of permeability, makes it difficult to navigate and orientate oneself within the area. The scale of buildings in this area varies from 2/3 storeys up to a 7 storey car park. There are a number of opportunity sites located within the area, which will require a case-by-case assessment due to the varying height and block structure. It is important when considering development in this area to keep in mind that connectivity is necessary for a City, in providing an easily navigable and functional space for people to live and work. New buildings or building alterations within this area need to respond carefully to the local area landmarks, namely the Milk Market and St. John’s Cathedral. The Irish Town area has an unfinished nature to it, as development has had so many different approaches, in terms of a mixture of typologies within the street elevation as well as variation in building height. The lack of finished block structures results in the legibility of the area becoming unclear. The block structure is not readable as many of the corner buildings are missing or not of a large enough scale to impact on the overall formation of the block. Therefore, there is an opportunity in this area to try establish an overall structure of height that responds closely to the general scale of existing buildings and streets. Important vertical landmarks of key and local significance which should be protected by future development include: •• The Milk Market; •• St. John’s Cathedral; •• St. Michael’s Church; and •• John’s Square. Area Objectives 1. Any buildings of height in this area should aim towards finishing off previously established block structures to make them more legible; 2. Any development of additional height, be it structure, art or building should seek to contribute to place making; 3. Due to the mixed nature of the urban fabric within Irish Town, development in this area will have to be thoroughly assessed on a case-by-case basis; 4. New buildings in Irish Town should respond to the essential character and general scale of existing buildings and streets;
- Chapter 11: Development Management Standards315 5. Where appropriate, an increase in building height to corners and a decrease in building height adjoining or adjacent to key and local landmark buildings will be required; and 6. Assessment of any proposed buildings by a verified view analysis and a landscape and visual impact assessment will be required, notwithstanding contemporary buildings of outstanding quality which could provide new landmarks in and of themselves and should be welcomed from a place making point of view. Tall Building Recommendations Through the application of the modifiers (pg. 156 BHS), a ‘taller or landmark building’ as defined in the ‘Tall Building Classifications’, may be appropriate. Criteria for consideration from the Building Heights Guidelines, 2018 and Development Management Guidance Makes a positive contribution to the urban neighbourhood: Irish Town is an interesting mix of building uses and types, all within a general scale of 2 - 7 storeys that should be augmented with new mixed-use development of a comparable scale. Responds to its built environment and streetscape: The current mix of buildings sets no consistent streetscape character, a confusion that adds to its character and this should be respected. Materials / building fabric well considered: Existing buildings vary greatly in style and materiality, but are typically characterised by more detailed and articulated facades. This should be acknowledged. Sense of scale and enclosure of public spaces, thoroughfares and waterfronts: Irish Town has a tight street scale and irregular street pattern that adds to the sense of place and this should be respected by proposals. Contribution to legibility and cohesiveness: Building height within properly located new development could add to the legibility and wayfinding of the area. Positively contributes to the mix of uses in the neighbourhood: Irish Town has a rich mix of unique destination uses that could be added to by new developments. Contributes to the building/ dwelling typologies in the area: The mix of building typologies is already rich and new uses and activities should be encouraged. Transition Area Character Area Transition Area: The area south of English Town and west of Irish Town serves as a transitional area between Irish Town and Newtown Pery. This area borders one of the main entrance points to the City and comprises largely of the Opera Square project which has begun construction. A number of more complex sites exist in the Transition Area, where the context provides no clear direction for height and massing. These sites should be the subject of individual urban design studies to provide a framework for development. Area Objectives 1. New high buildings in this area should define a new and changing urban form while also responding closely to the general scale of existing buildings; and 2. Continuous high building frontage should be avoided with adequate distances maintained between buildings. Tall Building Recommendations Through the application of the modifiers (pg. 162), a ‘taller or landmark building’ as defined in the ‘Tall Building Classifications’, may be appropriate.
- LIMERICK DEVELOPMENT PLAN 2022-2028316 Criteria for consideration from the Building Heights Guidelines, 2018 and Development Management Guidance Makes a positive contribution to the urban neighbourhood: Given the lack of urban structure in this area, building height, to an appropriate scale in its context, presents an opportunity to define this neighbourhood. Responds to its built environment and streetscape: The Transition Area is an interesting mix of building types and variety of functions, with a general scale of 2 - 5 storeys that should be augmented with development, generally of a comparable scale. Materials / building fabric well considered: The design of new buildings should acknowledge the character of the built environment and the variety in style and materiality. Sense of scale and enclosure of public spaces, thoroughfares and waterfronts: Building height should complement the natural features that already give this area a sense of enclosure, e.g. the Abbey River, and enhance this through the reinstatement of the street edge where required. Contribution to legibility and cohesiveness: Building height within properly located new development could emphasis particular places and add to the legibility and wayfinding of the area. Positively contributes to the mix of uses in the neighbourhood: New development in this area should seek to deliver a mix of uses. Developments should also contribute to delivering building renovation and reuse. Contributes to the building/ dwelling typologies in the area: There is already a rich mix of building typologies in this area that should be supported and enhanced by new developments. The Quay Character Area The Quays: The existing movement strategy of the City results in a waterfront that is isolated from the rest of the City. Currently areas of height are primarily focused to key junctions and crossing points, which should be maintained. Visibility of the waterfront from the inner-city commercial centre is poor. Creating a visual connection to the Quays may be required in order to activate the waterfront as a public realm. A ‘World Class Waterfront’ is part of the Limerick 2030 Economic and Spatial Plan, which includes a new river walk along the quayside. A fundamental element required, where areas of height are proposed, is accessibility to amenities. The proposed activation of the Quays would act as a starting point in the development of areas of height as more amenities are provided. Area Objectives 1. Modulation in parapet height along the Quays, that responds to its context, its distinctive position on the River Shannon and acknowledges the importance of this area is required; 2. The development of buildings of height should consider the impact of the overall River Shannon, an assessment of building impact on key views should be conducted by verified views along the River Shannon; 3. Existing landmark buildings should be protected by controlling the height of buildings adjoining and adjacent buildings while also preventing development which would undermine the quality of views to them; and 4. Where appropriate, an increase in building scale at bridges may be required to improve the legibility of entrance points, draw people down to the Quays and to enhance the sense of place.
- Chapter 11: Development Management Standards317 Tall Building Recommendations ‘Taller, landmark and gateway buildings’ as defined in the ‘Tall Building Classifications’, are appropriate; Height will be encouraged where delivered through excellent design and that achieves a high-quality townscape and placemaking; Taller buildings within a cluster of varying height that relate to each other and their surrounding urban context in terms of street layout, massing and design are encouraged; and This area should deliver gateway building(s) given its significance as a shopfront to the City. Criteria for consideration from the Building Heights Guidelines, 2018 and Development Management Guidance Makes a positive contribution to the urban neighbourhood: The run of taller buildings along the quayside bank of the Shannon has become one of the signature views of the City. New development should strengthen this through appropriate building heights. Responds to its built environment and streetscape: New development of comparable scale would be appropriate to reinforce the existing viewscape. Materials / building fabric well considered: Attention should be paid to patterns of roofline, fenestration and street-level design to contribute to the wider street and skyscape. Sense of scale and enclosure of public spaces, thoroughfares and waterfronts: While the existing scale of up to 18 storeys of quayside buildings is appropriate for new additions, consideration should be given to a taller, or potentially uniquely designed, structure at the northern end of the Quay, to mark this significant location. Contribution to legibility and cohesiveness: The run of taller buildings along the Shannon provides an important legibility to the City’s overall urban structure. Attention should be paid to enhancing views of these buildings from the rest of the City to assist in wayfinding. Positively contributes to the mix of uses in the neighbourhood: The Quays is an important destination for tourists and visitors and can accommodate hotels and other such facilities, as well as providing signature locations for important public buildings. Contributes to the building/ dwelling typologies in the area: Additions to the existing mix of building typologies should consider the opportunity to deliver a cluster of varying height. Colbert Quarter Character Area Colbert Quarter: Colbert Station is an important entrance node of the City. Development of a new neighbourhood at the Colbert Quarter must refer to the Limerick 2030 Plan, whereby the main concept is integrated place making, with compact, dense, sustainable urban design. A clear urban structure is required for this area as it is of key strategic importance for the development of the City. Area Objectives 1. A strong placemaking piece is required within this area, whether it be art or building in order to enhance the legibility of the area and highlight a sense of place; and 2. Any proposal for this 69-hectare site should include a marker building of height, whereas the rest of the future development should be cognisant of the essential character and general scale of existing buildings and streets.
- LIMERICK DEVELOPMENT PLAN 2022-2028318 Tall Building Recommendations Subject to the Framework Plan, ‘taller, landmark and gateway buildings’ as defined in the ‘Tall Building Classifications’, are appropriate; This site should facilitate a gateway building given its significance and scale; The delivery of a ‘City Landmark Building’ as defined in the ‘Tall Building Classifications’, subject to the Framework Plan, should be encouraged; Height/areas of height will be encouraged, in line with the Framework Plan, where delivered through excellent design and that achieves a high-quality townscape and placemaking; and Taller buildings within a cluster of varying height that relate to each other and their surrounding urban context in terms of street layout, massing and design are encouraged. Criteria for consideration from the Building Heights Guidelines, 2018 and Development Management Guidance Makes a positive contribution to the urban neighbourhood: The development of the Colbert Quarter lands is a major city-making opportunity that should be used to provide a wide range of building types and heights and cityscape opportunities. Responds to its built environment and streetscape: Other than the strategically located station building, the existing area and context provide little guidance on street layout, massing and character, providing a great new city building opportunity. Materials / building fabric well considered: Limited guidance is provided by the area context, other than the need to complete and enhance the station square. Sense of scale and enclosure of public spaces, thoroughfares and waterfronts: A unique opportunity exists, potentially for a site adjacent to the station, to accommodate a taller building visible at the city-scale and that would deliver a sense of scale. Contribution to legibility and cohesiveness: The station is an important destination in the City and will become the ‘front door’ of a large new city district on the rail lands. New development should provide city-scale legibility. Positively contributes to the mix of uses in the neighbourhood: The Colbert Quarter site is large enough to accommodate a wide range of uses. In addition to the residential opportunity, the potential exists to accommodate major educational, cultural or other destination institutions, as well as new shopping activity. Contributes to the building/ dwelling typologies in the area: Contributing to the building/dwelling typologies in this area is not applicable given the nature of the Colbert Quarter Area. However, consideration should be given to providing for taller buildings within a cluster of varying height. Cleeves site Character Area Cleeves site: The Cleeves site is located at a major crossing point on the River Shannon. It is a significant site for increased height due to this position at an important crossing point at the base of the Shannon Bridge. Due to its location within the wider City context, on approach to Limerick City from Shannon airport, a building of significant height has the ability to enhance the legibility and sense of place within this area. The site is also large enough to house a coherent cluster of new buildings, given its location and the existing presence of the very prominent chimney stack.
Source Limerick City and County Council: Limerick Development Plan 2022–2028 (as varied) (2022–2028) · 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.