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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- Chapter 11: Development Management Standards319 Area Objectives 1. Height should be considered on the impact of the overall River Shannon and height must also be assessed by verified views along the River Shannon; 2. New buildings should have appropriate scaling to the existing houses, with a balance of height and economic use taken into account; 3. The fabric of the area as well as the complex elements that contribute to the character of the site need to be protected; 4. It is recognised that there may be an impact on neighbouring residential buildings as the height is generally lowline in the surrounding area. However, there is a highquality townscape and placemaking argument which can be deemed appropriate for an area of height due to the nature of the site; and 5. The development of this area requires the implementation of a strategic masterplan that allocates areas of height in a careful manner, while responding to existing guidance within the Limerick 2030 Plan. Tall Building Recommendations Subject to a Masterplan, ‘taller, landmark, gateway and city landmark buildings’ as defined in the ‘Tall Building Classifications’, are appropriate; Height/areas of height will be encouraged, in line with the Masterplan, 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; This site should facilitate a gateway building given its significant location; and; This site could facilitate a city landmark that isn’t a building, such as a significant art piece. Criteria for consideration from the Building Heights Guidelines, 2018 and Development Management Guidance Makes a positive contribution to the urban neighbourhood: The Cleeves site is the only major development opportunity on the right bank of the Shannon. It should take its essential character as a gateway and vista of and from the City. Responds to its built environment and streetscape: The existing uses and context provide limited guidance, beyond the significant scale and massing of the industrial buildings and chimney. Materials / building fabric well considered: The design of new buildings should acknowledge the industrial heritage of the built environment and traditional materials where appropriate. Sense of scale and enclosure of public spaces, thoroughfares and waterfronts: The surrounding context provides little guidance as to scale and height, but the unique locational and prominence of existing site buildings suggest a unique opportunity for a taller building, providing views of and from the City. Contribution to legibility and cohesiveness: The presence of a taller building in this area could help frame the River and the pattern of taller buildings along the Quays. Positively contributes to the mix of uses in the neighbourhood: The site has considerable and attractive mixed-use potential. 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 Cleeves site. However, consideration should be given to providing for taller buildings within a cluster of varying height.
- LIMERICK DEVELOPMENT PLAN 2022-2028320 The Docklands Character Area The Docklands: The Docklands Area is of key strategic importance for the development of the City, due to its location at one of the major entrance points to the City. A clear urban structure in the form of a docklands area masterplan is required for this area. The legacy of the industrial and trading character of the waterfront of Limerick City has gradually declined in use and a re-activation of this area is required. Most of the Docklands Area comprises low-rise warehouses and storage buildings with the exception of the 10 storey Ranks Silo, which is considerably lower than the neighbouring Clayton Hotel. As highlighted in the Docklands Framework, the uses must reflect urban philosophy, including economic, social and cultural activities. Therefore, it is vitally important that if areas of height are to be situated in this location, careful consideration towards multifunctionality through considerate design must be implemented. Area Objectives 1. The development of this area requires the implementation of a strategic masterplan that allocates areas of height in a careful manner, which also responds to the Docklands Framework which has already been set in place; 2. New high buildings in the Docklands Area should define a new and changing urban form; and 3. Existing local and key landmark buildings, such as the Ranks Silo, the Dock Clock and Bannatyne Mill, should be protected by controlling the building height of new adjoining and adjacent buildings. Tall Building Recommendations Subject to a Masterplan, ‘taller, landmark and gateway buildings’ as defined in the ‘Tall Building Classifications’, are appropriate; This site should facilitate a gateway building given its significant location; This site can be considered appropriate for a ‘City Landmark Building’ as defined in the ‘Tall Building Classifications’, subject to a Masterplan; Height/areas of height will be encouraged, in line with the Masterplan, where delivered through excellent design, achieves a high-quality townscape and delivers 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 Docklands Area is a major city building opportunity with a large site likely to be developed over a considerable time period. The development presents the opportunity to establish a new city district. Responds to its built environment and streetscape: The Docklands has a strong physical character established by the river and the docks, and some heritage buildings, that should be maintained, even as its use character changes completely. Materials / building fabric well considered: Limited guidance is provided by the area’s built context, but the presence of strong water and dock features should be highlighted. Sense of scale and enclosure of public spaces, thoroughfares and waterfronts: A unique opportunity exists for a site closest to the existing city fabric to accommodate a taller building visible at the city-scale.
- Chapter 11: Development Management Standards321 Sense of scale and enclosure of public spaces, thoroughfares and waterfronts: A unique opportunity exists for a site closest to the existing city fabric to accommodate a taller building visible at the city-scale. Contribution to legibility and cohesiveness: The Docklands should be developed as an extension of the City, with new buildings at the interface providing city-scale address. Positively contributes to the mix of uses in the neighbourhood: The Docklands site is large enough to accommodate a wide range of uses. In addition to the residential opportunity, the potential exists to accommodate a major educational, cultural or other destination institution, as well as new employment 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 Docklands. However, consideration should be given to providing for taller buildings within a cluster of varying height. 11.2 Residential Development - Design, Principles and Standards This section sets out guidance on qualitative, quantitative and development management criteria for sustainable residential development that will form the basis for evaluating planning applications for residential development and their supporting infrastructure. 11.2.1 Design Criteria The Council will be guided by current national policy documents and any subsequent national policy guidance in relation to planning within the lifetime of the Plan. For additional information, refer to Chapter 3: Spatial Strategy, Chapter 4: Housing and Chapter 6: Environment, Heritage, Landscape and Green Infrastructure. The following criteria will be taken into account when assessing applications: •• Land use zoning and specific objectives contained in the Plan and Local Area Plan/Urban Framework Plan/nonstatutory planning guidance adopted by the Council; •• Compliance with other policy requirements contained within the Plan; •• Consistency with relevant National and Regional policy objectives; •• Interactions with adjoining complementary uses and land use zoning objectives; •• Development of brownfield sites, underutilised and vacant sites is favored over greenfield proposals; •• Retention and refurbishment of existing structures, is favored over demolition and new build, where practical and reasonable; •• Consistency with Sustainable Residential Density Guidelines for Planning Authorities 2009 and any subsequent update thereafter; •• Density - higher densities should be provided in appropriate locations; •• The emphasis is on high quality materials, design and appropriate landscaping; •• The quality of the residential environment will be of primary significance in determining the acceptability of planning applications; •• Context - having regard to the setting of the site, the surrounding character, streetscape and the impact of any proposed development on the development potential of adjoining sites;
- LIMERICK DEVELOPMENT PLAN 2022-2028322 •• Layouts, elevations and plan form must be designed to reflect a ‘sense of place’ and community, utilising existing site features and enhanced landscaping; •• Levels of privacy and amenity, including consideration of overlooking, sunlight/ daylight standards; •• Connectivity - quality of linkage, public realm/streets and permeability; •• Quality of proposed public, private and communal open spaces and recreational facilities; •• Accessibility and traffic safety - proximity to commercial centres and access to public transport; •• Quality and variety in layout in accordance with DMURS; •• Compliance with relevant quantitative standards; •• Variety of house types and unit size; •• Active frontages and passive surveillance will be encouraged; •• The quality of the noise environment that will be achieved, taking account of World Health Organisation andBS8233:2014 Guidance on Sound Insulation and Noise Reduction for Buildings recommended indoor and outdoor noise levels and the extent to which the principles of good acoustic design have been applied. The level of noise and vibration from construction and demolition activities assessed in accordance with BS 5228- 1/-2:2009+A1:2014 Code of Practise for Noise and Vibration Control on Construction and Open Sites and the implementation of site mitigation measures where necessary; •• The management of air quality, including dust, during construction and demolition activities through the development of an Air Quality Management Plan and the implementation of site appropriate mitigation measure where necessary . 11.2.2 Design and Mix •• Houses should be life adaptable to accommodate changing household sizes through the family lifecycle. Suitable design and mix is required across all new residential development. •• A detailed breakdown of the proposed unit type and size including a percentage split between 1/2/3+ bed units including site and/or floor plans that clearly identify proposed units. This should demonstrate accordance with the Housing Need Demand Assessment. 11.2.3 Density and Phasing •• Guidance for Residential density have been set out in Chapter 2: Core Strategy. •• A phasing schedule for any residential development exceeding 30 units, shall be submitted with a planning application.
- Chapter 11: Development Management Standards323 11.3 Residential Development – General Requirements 11.3.1 Naming of Residential Estates Place names are an important part of Limerick’s cultural heritage and reflect local history from ancient times to the present. The Council will seek that the naming of streets and residential estates shall reflect local place names or local people of note, heritage, language or topographical features as appropriate. The applicant/developer should ensure that the chosen place name for a new residential development is appropriate relative to its location and is not already in use within Limerick. 11.3.2 Management Companies and Taking in Charge In residential developments, which are not proposed to be Taken in Charge by the Council, evidence will be required to show that private Management Companies will be in place by the time of completion of the estate (of which membership shall be compulsory for all purchasers of property). If a development (or part thereof) is to be Taken in Charge by the Council, the applicant shall agree which areas are to be Taken in Charge and shall be clearly indicated on a site layout plan. All areas not to be ‘Taken in Charge’ by the Council, shall also be clearly indicated on a site layout plan and shall be maintained and be the responsibility of a properly constituted Private Management Company. These details shall be submitted with the planning application. All roads, cycle lanes, footpaths, sewers, drains, lighting columns, water mains, services and open spaces within the privately managed areas, irrespective of the management and maintenance regime to be put in place for these areas, shall be satisfactorily completed to the standard for development works as set out in the Council’s Development Works Guidance Document. In this regard, the applicant shall have regard to the Department of the Environment, Community and Local Governments document Taking in Charge of Residential Developments Circular Letter PD 1/08 and Circular Letter PL 5/2014 and the Council’s Development Works Guidance Document. 11.3.3 Bonds To ensure the satisfactory completion of development works, such as roads, surface water drainage, public lighting and open space, including the protection of trees on a site, which has been the subject of a grant of permission, a bond or cash lodgement may be required until the development has been satisfactorily completed. The amount of such bond or cash lodgement will be determined by the Planning Authority. 11.3.4 Refuse Storage and Services Adequate refuse storage, recycling and composting areas shall be catered for within all residential developments. In the case of communal refuse storage provision, the collection point for refuse should be accessible both to the external collector and to the resident and be secured against illegal dumping by non-residents. In the case of individual houses, the applicant shall clearly show within a planning application the proposed location and design of bin storage to serve each dwelling. 11.3.5 Roads, footpaths, water services and landscaping Road and footpath design and construction shall be in accordance with DEHLG Recommendation for Site Development Works for Housing Areas (1998) and design should also be informed by the Design Manual for Urban Roads and Streets, DTTS 2019, the 2020 DMURS Interim Advice Note – Covid-19 Pandemic Response, the Whole of Government National Disability Inclusion Strategy (NDIS) 2017-2022 and any subsequent government guidance documents. Where there is a deviation in the general requirements, the primary consideration will be the safety of pedestrians, cyclists and access for emergency vehicles. An assessment of pedestrian crossing requirements to be made at junctions and vehicular entrances with consideration given to appropriateness of dropped kerbs and continuous footpaths in each instance. Pre-planning discussion with Irish Water is required for all residential estate development to ascertain feasibility of connection to the public mains and sewer.
- LIMERICK DEVELOPMENT PLAN 2022-2028324 Each house shall have its own independent foul and surface water sewer connections to the main foul and surface water sewers. There shall generally be no increase in hydraulic flow downstream in the foul or combined drainage networks, from the proposed development as a result of surface water generated on the development site. All sewers shall be located under roadways or open spaces. Water mains shall be located under footpaths where possible. New connections to public water and wastewater networks are subject to Irish Water’s Connections Charging Policy and Standard Details and Codes of Practice. Adequate separation between all utility mains (water/ gas/sewer/electricity etc.) as required by the relevant authority shall be provided. All service cables associated with the proposed development including electrical, communal television, telephone and street lighting cables shall be laid underground within the site. 11.3.6 Open Space Requirements Public open space is an integral part of any residential development. A variety of types and sizes of public open space should be provided with natural passive surveillance by the residents. Residential development should incorporate appropriate provision of quality public open space and play lots in accordance with national guidance and any subsequent guidance within the timeframe of the Plan. Open space will be required as follows: •• Open space shall be cognisant of the principles of national guidance including accessibility, personal and child safety, linkage, place-making, public realm, permeability and the hierarchy of open space; •• In accordance with the 2009 Sustainable Residential Guidelines and any subsequent guidelines, at a minimum, 15% of the gross greenfield sites should be provided as multifunctional open space in new residential developments easily accessible to all, encouraging active and passive use for persons of all abilities regardless of mobility and/or age; •• In brownfield sites or infill sites, a minimum of 10% may be provided as public open space. Residential developments of 5 units or less may be exempt from the 15% open space provision on greenfield sites. The Council will determine on a case-bycase basis where it is demonstrated that the function of the space is not viable. The Planning Authority will have regard to the following in the design and provision of open space: •• A reduction in open space may be considered for residential units in new housing estates located within 100m walking distance of a pocket park/play lot, small park, local park, urban neighbourhood park or regional park. Such facilities must be clearly delineated on planning application drawings and demarcated in advance of the sale of any of the units; •• Existing and proposed open space shall where possible be linked, providing green linkages/corridors for wildlife habitats and improving walking and cycling permeability through the site; •• A landscaping plan will be required for residential developments. Refer to Section 11.3.8 Landscaping for additional information; •• Where a proposed development adjoins a river or canal bank, a linear walkway/ cycleway access for the public may be required. The overall layout of the scheme will not compromise the future development of blue and green infrastructure proposals; •• Open space shall be appropriately sized to accommodate a range of open space activities. Both active and passive open space is required, functional and accessible to all; •• Provide for the retention of existing natural features; •• Include proposals for drainage and landscaping of the public open space; •• Houses shall not be permitted to back onto open spaces; •• Provide high levels of natural surveillance and overlooking by as many houses as possible.
- Chapter 11: Development Management Standards325 Table DM 2: Open Space Hierarchy within Residential Estates Type of Public Open Space Area Accessibility from residential units Note Play lot/pocket Park: primarily catering for play for younger children 400m2 – 0.2 ha. Every home within 100m walking distance All residential areas in excess of 50 units should incorporate a play lot provided at a rate of 4sqm per residential unit; Play lot should be overlooked with sufficient passive surveillance by as many houses as possible; Not permitted to side or rear of dwellings; Developer will be required to provide a minimum of two permanent play low maintenance features on site. The design shall reflect nature-based play solutions. Small Park 0.2 ha. – 2 ha. Every residential unit within 400m walking distance To accommodate a small playground with a minimum of 4 play features, kick around space and passive recreation; Must be overlooked with passive surveillance by as many houses as is practicable; Not permitted to side or rear of dwellings. Local Park 2 ha. – 20 ha. Residences to be within 1km To accommodate a wide range of uses including playing pitches, teenage space, passive recreation and biodiversity areas. Note: Ancillary open space such as grass verges by roads, on edges of the site or corners in irregular site boundaries should not be included in calculations for the public open space provision on residential development layouts. Similarly, areas of archaeological interest shall not be included in the public open space calculation.
- LIMERICK DEVELOPMENT PLAN 2022-2028326 11.3.7 Private Open Space The following is required as a minimum for new housing developments (excluding apartments and sheltered housing): Front garden: Minimum length of 6m. where ground floor dwellings have little or no front gardens a ‘defensible space’ must be created behind the public footpath, such as a planting strip. Variation in building lines will be permitted where there is overall coherence to the design. Rear Garden: Minimum 11m (22m back-toback) garden depth will apply in order to protect privacy, sunlight and avoid undue overlooking. Reductions will be considered in the case of single storey developments and/or innovative schemes where it can be demonstrated that adequate levels of privacy, natural lighting and sunlight can be achieved. All dwellings should have the minimum rear garden area as follows: Table DM 3: Rear Garden Areas House Type Minimum rear garden areas (sqm.) 1-2 bedroom 48 3-5 bedroom 60-75 Inner urban/infill dwellings/mews 25 *Narrow strips of incidental open space to the side of houses should not be included in private open space calculations. The above may be relaxed in exceptional circumstances such as: •• Where the development is within 10-minute walking distance of a public park or other amenity such as river bank/canal bank walkway/cycleway; •• The need to protect the established pattern of historic plot sizes of medieval streets; •• In respect of an innovative layout proposed in the development, in such circumstances, the Council may consider it appropriate to accept a combination of the area of private and semi-private open space provision as satisfying the private open space provision of the dwellings. Whilst the above standards may be deviated from in instances of sheltered housing/ accommodation and infill or backland development, the design should not compromise amenity of the residents. Any deviation from the above standards shall be accompanied by a written statement justifying the deviation and shall include mitigation/compensatory design features to ensure amenity is not compromised. 11.3.8 Landscaping Landscape design and maintenance plans will form an integral part of all development applications. Landscape schemes must be in accordance with Limerick City and County Council’s standards for road and footpath layout. The design rationale shall identify how the overall approach is ecologically resilient and provides varied landscapes that reflect the character of the area. The landscape design rationale should also address the following: •• Biodiversity (including pollinator friendly approach) open spaces, especially large ones, can provide for a range of natural habitats and can facilitate the preservation and enhancement of flora and fauna. All proposals should be pollinator friendly, providing sufficient year-round diverse flowering plants to address the decline of pollinators. They should generally accord with the planting and maintenance approach set out in the Pollinator Friendly Planting Code of the All-Ireland Pollinator Plan, which is inclusive of best practise in the use of pesticides, herbicides, fungicides and growth regulators; •• Nature Based Play including crosssections, where applicable, indicating the layout and hard and soft treatments of all boundaries, features, external areas and green spaces;
- Chapter 11: Development Management Standards327 •• Urban Greening; •• Specifications for materials together with proposed design detail to include, where applicable, any proposed lighting, seating, kerbing, boundaries, edging, surfacing and water features; •• Soft landscape details are to include detailed planting plans and planting schedules, stating species/varieties, quantities, sizes, rootball presentation and spacing; •• A Landscape Plan shall be accompanied with a timescale for its implementation, including a minimum 18-month landscape maintenance period and a defects liability clause; •• Sustainable Drainage Systems; •• Ecosystems services and carbon capture approach. 11.3.8.1 Hard Landscaping Hard landscaping is an important element in any scheme and when designed correctly can visually enhance and help define the character of spaces, in addition to helping distinguish between areas for different transport modes. Hard landscaping shall address the following: •• Applications for substantial hardsurfaced areas must demonstrate methods of controlling and limiting surface water run-off consistent with sustainable development. These methods include use of permeable paving/surfaces, bio-retention areas and swales (which should be maintainable), such that rainfall is not directed immediately to surface water drains. Such methods can serve to reduce risk of flooding and help mitigate the impacts of climate change; •• Walls, fences, metal railings and gates used to define spaces should be selected so as to be an integrated part of overall design. Street furniture should be appropriately designed and sited such that it does not provide an obstacle for people with disabilities; •• Where underground or surface works are carried out, the Council will ensure the reinstatement of materials or the replacement with materials of similar style and quality. 11.3.8.2 Soft Landscaping Key requirements in relation to site development and landscaping works include the following: •• Existing trees and vegetation (hedgerows) should be retained and incorporated into the landscaping of the site, where possible; •• Where a large site adjoins a green corridor, public open space or area of high ecological value, any new public open space on the site should be contiguous to same to encourage visual continuity and expansion of the green infrastructure/biodiversity network; •• Landscaping works should incorporate sustainable urban drainage systems such as biodiversity areas or wetlands, which can reduce surface water runoff. Green roofs, walls and permeable surfaces will be encouraged; •• The Council will encourage and promote tree planting in the planning and design of private and public developments. New tree planting should be planned, designed, sourced, planted and managed in accordance with BS 8545:2014 Trees: from nursery to independence in the landscape – Recommendations. New planting proposals should take account of the context within which a tree is to be planted and plant appropriate tree species for the location. A useful guide in this regard is the publication Conserving and Enhancing Wildlife in Towns and Villages, Heritage Council 2005 which contains a list of trees together with important information, such as eventual size and suitability to particular locations. It will be a requirement of a planning permission that all planting takes place in the first planting seasons following occupation of the building or completion of the development, whichever is the sooner. Any trees or plants, which within a period of 5 years from the completion of the development die, or become seriously damaged or diseased, should be replaced in the next planting season.
- LIMERICK DEVELOPMENT PLAN 2022-2028328 11.3.9 Trees The Council will seek the protection of existing trees when granting planning permission and the continued preservation and management of important trees, groups of trees and hedges as part of planning applications. Any proposals to remove mature trees shall be done as part of the planning application process, in order to prevent mature trees being removed on lands zoned for development, in advance of a planning application being submitted, where there is an intention to develop the lands. For applications where trees might be affected, the application should be prepared by a suitably qualified Arboriculturist, in accordance with British Standard 5837:2012 Trees in relation to design, demolition and construction – Recommendations (this information may be helpful in preapplication consultations) and accompanied by the information below, •• Tree survey accompanied by a Tree retention/removal plan; •• Tree protection plan to include details of retained trees and Root Protection Areas (RPA) shown on the proposed layout; •• Arboricultural Impact Assessment; •• Arboricultural Method Statement. All tree works associated with development must be carried out in accordance with British Standard BS 3998:2010 Tree Work Recommendations. The following criteria shall be taken into account by the Council in assessing planning applications on sites where there are significant individual trees or groups/ lines of trees, in order to inform decisions either to protect and integrate trees into the scheme, or to permit their removal: •• Habitat/ecological value of the trees and their condition; •• Uniqueness/rarity of species; •• Contribution to landscape, setting or streetscape; •• Significance of the trees in the context of the landscaping setting, views/vistas; •• The design of vehicular entrances shall avoid conflict with adjacent trees. Where a conflict is unavoidable and where a tree requires removal to facilitate a new or widened vehicular entrance, a financial contribution maybe required in lieu; •• Financial securities for trees: where a significant number of trees and hedgerows are to be retained, the Council will require a developer to lodge a financial security to cover any damage caused to them, either accidentally or otherwise as a result of non-compliance with agreed/specified on-site tree-protection measures. Types of securities include a cash deposit, an insurance bond or such other liquid asset as may be agreed between a developer and the Planning Authority. The security will be returned on completion of the development once it is established that the trees/hedgerows are in a satisfactory condition and have not been unnecessarily damaged by development works. Where damage occurs, the sum deducted from the tree security (or bond/other financial security) will be calculated in accordance with a recognised tree valuation system (e.g. CAVAT).
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.