Limerick Development Plan 2022–2028 (as varied)

1. Page 331

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   Chapter 11: Development Management Standards329 11.3.10 Boundary Treatment Appropriate boundary treatment is an essential component of any development for private amenity and security, but also impacts on the visual amenity of a residential area and public realm. The following will be required of residential development boundary treatments: a) Rear boundaries for residential units shall have a minimum height of 1.8m – 2m and consist of capped, rendered concrete block/brick walls. Any wall visible from public road or open space shall be finished appropriately with suitable plaster or dash finish; b) Extensive lengths of boundary walls should not face onto the public thoroughfare. Design solutions should consider use of dual aspect dwellings and alternative site orientation including provision of side access/ egress arrangements; c) Provision at a minimum of concrete post and concrete panel fencing as the side boundary between the flank side walls of houses; d) Where feasible, mature tree and hedge boundaries will be incorporated into the landscaping of a scheme. These boundaries are established biodiversity corridors and, in some cases, local historical value, defining local townlands. 11.3.11 SuDS (Sustainable Drainage Systems) Urban development generally results in a high proportion of impervious surfaces, pavements, roadways, roofs etc. Adopting traditional methods of storm water runoff disposal can result in quantities of contaminated surface water run-off into the drainage network of sewers, culverts, stream and rivers which can cause both flooding and pollution locally in downstream catchments. With this in mind, all new developments will be required to manage and minimise surface water runoff by the use of Sustainable Drainage Systems (SuDS), unless otherwise agreed with the Planning Authority. Previously developed sites which are being redeveloped should aim to achieve greenfield run off rates. A comprehensive Storm Water Management Plan will provide an understanding of the mechanisms of surface water flooding and propose mitigation measures both at a local and strategic level. In this regard, cognisance shall be taken of guidance provided in the following documents: Department of the Environment, Heritage and Local Government The Planning System and Flood Risk Management (Nov 2009 – Guidelines for Planning Authorities); CIRIA Manual C753 – The SuDS Manual (2015); Greater Dublin Strategic Drainage Study - GDSDS (2005) and current best practise. The SuDS philosophy is to replicate, as closely as possible, the natural drainage from a site prior to its development and adopts the following four pillars of water quantity, water quality (including ground water protection), amenity and biodiversity. Typical SuDS features to be considered on a site include, but are not limited to: •• Rainwater harvesting; •• Green roofs; •• Infiltration systems; •• Proprietary treatment systems; •• Filter strips and drains; •• Swales; •• Bioretention systems; •• Tree root systems; •• Pervious pavements; •• Ponds and wetlands; •• Detention basins. •• SuDS proposals shall be submitted as part of a planning application. In designing SuDS, developers should also consider the Taking in Charge policy of the Council. The UK SuDS website is a useful site for information and provides some design tools for SuDs (uksuds.com).

2. Page 332

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   LIMERICK DEVELOPMENT PLAN 2022-2028330 In assessing proposals for surface water and SuDS schemes as part of any planning application, the Local Authority shall: •• Require consideration of appropriate long-term storage (separate to attenuation storage and preferably with infiltration) for development runoff volume which is in excess of the greenfield runoff volume. Where longterm storage has been provided: a) Rainfall events up to the 1-year return period (RP) should discharge at the 1-year greenfield runoff rate; b) Events greater than the 1-year RP and up to the 30-year RP may discharge at the 30-year greenfield runoff rate; c) Events greater than the 30-year RP may discharge at the 100-year greenfield runoff rate. •• Where long-term storage cannot be provided, discharges from new developments must be controlled to a maximum of Qbar or 2 l/s/ha, whichever is the greater. •• Require demonstration that interception and/or treatment of surface water run-off is achieved in accordance with GDSDS policy and specifically requirements in respect of the first 5-10mm of run-off. Compliance with the above shall be demonstrated via the Simple Index Approach in the SuDS Manual (CIRIA C753). •• Require consideration of operation and maintenance of SuDS features. A schedule shall be submitted as part of any planning application defining future responsibilities. •• Ensure flow-restricting devices with an orifice of less than 50mm in diameter are avoided. •• Ensure surface water networks are designed for a 5-year rainfall return period with a minimum pipe diameter of DN225 (for Taking in Charge). •• Require percolation and infiltration tests prepared by an Engineer, with a minimum of €2m Professional Indemnity Insurance, are submitted as part of the assessment for SuDS proposals in any planning application. This test report should include details of infiltration tests and a plan showing test locations and datum of existing ground level. The report should also address groundwater depth encountered during the test period and include available information on local groundwater depths and direction of groundwater flow. •• Ensure groundwater protection measures are demonstrated where applicable. •• Ensure attenuation/storage of flow is designed for the 1 in 100-year return period with an allowance of 30% for climate change. There should be no flooding for the 1 in 30-year return period and no internal property flooding for the 1 in 100-year return period. •• Ensure an allowance of 10% is provided for urban creep. •• Ensure, depending on location and river flood levels, point-of-discharge systems are designed with a free outfall. •• Require redevelopment of previously developed sites to limit flows to the greenfield run off rate. •• Avoid use of concrete attenuation tanks. •• Require submission of a Stage 1 Stormwater Audit as part of any planning submission, a Stage 2 Stormwater Audit prior to construction and a Stage 3 Audit post construction. Stormwater Audits are required for both developments with a site area greater than 0.5 ha and for Strategic Housing Developments (SHD). For developments to be Taken in Charge, Stage Audits, including Limerick City and County Council approval of the audit and maintenance records will be required. •• Require surface water to be appropriately collected on site to prevent flow onto the public roadway, adjoining properties or into the public foul sewer. Exceedance flows shall also be considered. •• Ensure proposed parking and hardstanding areas shall be infiltrated locally, where underlying soil conditions are suitable for infiltration.

3. Page 333

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   Chapter 11: Development Management Standards331 Ensure where basements have been proposed within the site, that they shall be protected by the ground being suitably profiled to prevent entry of overland flows. Alternative SuDS proposals or requests for exemptions or partial exemptions will need to be agreed with Limerick City and County Council. The Council shall encourage green roofs for the following types of development: •• Apartment developments; •• Employment developments; •• Retail developments; •• Leisure facilities; •• Education facilities. 11.3.12 Noise Excessive environmental noise can be harmful to the health and quality of life of individuals and communities in residential settings. The potential impact of transportation noise on occupants should be considered at the early stages of the planning process for new residential developments. A key element in the design of new residential development should be the application of good acoustic design so that: •• Internal noise level guidelines, as outlined in BS 8233:20141 can be achieved with adequate building ventilation and thermal comfort, in all living areas (e.g. living rooms, bedrooms) with openable windows; •• Private external amenity areas can be enjoyed as intended, taking cognisance of environmental noise levels recommended not to be exceeded by the World Health Organization (WHO). 1 BS 8233: 2014 Guidance on Sound Insulation and Noise Reduction for Buildings It is required that planning applicants, developers and their acoustic engineers apply the approach taken in the guidance document Professional Practice Guidance on Planning and Noise: New Residential Development (ProPG, 2017) and any other relevant guidance or best practice. The ProPG approach may also be applied to the design of other types of noise sensitive developments as well (e.g. educational facilities, hospitals, care homes). The primary goal of ProPG is to ‘ assist the delivery of sustainable development by promoting good health and well-being through the effective management of noise’. The guidance advocates a systematic, proportionate, risk-based approach that facilitates straightforward accelerated decision making for lower risk sites and assists the proper consideration of noise issues, where the acoustic environment is more challenging. Where noise is identified as an issue on a site, planning applications should be supplemented by an Acoustic Design Statement carried out by a suitably qualified person. The Acoustic Design Statement should demonstrate that all facets of ProPG have been followed. Additional information on noise can be found in Section 6.3.12 Noise Emissions in Chapter 6: Environment, Heritage, Landscape and Green Infrastructure.

4. Page 334

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   LIMERICK DEVELOPMENT PLAN 2022-2028332 11.4 Residential Development - Quality Standards The provision and protection of residential amenities is a primary concern of Limerick City and County Council. It is the policy of the Council as outlined in the Plan to ensure that new residential development is sufficiently flexible and adaptable to allow for changing circumstances and needs such as aging, disability and a growing family. The standards for residential accommodation are divided into standards relating to apartments and houses (Section 11.4.1 and 11.4.2 respectively) and apply to new-build residential schemes. The minimum standards set within these sections will be sought in relation to refurbishment schemes however, it is acknowledged that this may not always be possible, particularly in relation to historic buildings, ‘living over the shop’ projects, tight urban infill developments and in the city under the Living City Initiative. In such cases, the standards may be relaxed subject to the provision of good quality accommodation and where the proposal secures the effective usage of underutilised accommodation. 11.4.1 Apartment Development This section should be read in conjunction with Section 11.8.4, DM Table 9a/9b for car parking standards and Section 11.3.6 Open Space Requirements. In general, the design and layout of apartments shall comply with the Sustainable Urban Housing: Design Standards for New Apartments, Guidelines (2020) and any future updates/ amendments thereto. 11.4.1.1 Minimum Apartment Floor Areas All apartment developments shall accord with or exceed the minimum floor areas indicated in the Sustainable Urban Housing: Design Standards for New Apartments, Guidelines for Planning Authorities (2020) below. In this regard, the areas listed are minimum standards and should not be taken as the norm for all developments, higher floor areas will be encouraged throughout Limerick. Table DM 4: Minimum Overall Apartment Floor Areas Minimum Overall Floor Areas Studio 37 m2 One bedroom 45 m2 Two bedroom (3 persons) 63 m2 Two bedroom (4 persons) 73 m2 Three bedrooms 90 m2 **In order to safeguard standards, the majority of apartments in any proposed scheme of 10 or more units shall exceed the minimum floor area standard for any combination of 1, 2 or 3 bed, by a minimum of 10% (excluding studios). 11.4.1.2 Dual Aspect Design A dual aspect apartment shall be designed with openable windows on two or more walls, allowing for views in more than just one direction. The windows may be opposite one another, or adjacent around a corner. The use of canted windows on single external elevations is not acceptable to be considered dual aspect and these units, will be assessed as single aspect units. Specific Planning Policy Requirement (SPPR) 4 of the Sustainable Urban Housing: Design Standards for New Apartments, Guidelines for Planning Authorities (2020), provides guidance with respect to the minimum number of dual aspect apartments that may be provided in any single apartment schemes. In accordance with this guidance: •• There shall generally be a minimum of 50% dual aspect apartments in a single scheme. •• For building refurbishment schemes on sites of any size or urban infill schemes on sites of up to 0.25ha, Limerick City and County Council may exercise discretion to consider dual aspect unit provision at a level lower than the 50% minimum outlined above on a case-by case basis, but subject to the achievement of overall high design quality in other aspects.

5. Page 335

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   Chapter 11: Development Management Standards333 11.4.1.3 Separation between Blocks All residential development, particularly apartment developments and those over three storeys high, shall provide for acceptable separation distances between blocks to avoid negative effects such as excessive overlooking, overbearing and overshadowing effects and provide quality living environment for future occupiers. In general, an appropriate separation distance is required between opposing windows in the case of apartments up to three storeys in height. Discretion of this standard will be dependent onsite layout characteristics and flexibility may be employed where appropriate design can be adequately demonstrated. In taller blocks, a greater separation distance may be required having regard to the layout, size and design. In some cases, subject to design, orientation and location in built-up areas, reduced separation distances may be acceptable. In all instances where the minimum separation distances are not met, the applicant shall submit a sunlight/daylight/overshadowing analysis for the proposed development. 11.4.1.4 Internal Storage and External Storage Internal storage standards for apartments shall comply with the following: •• Minimum Storage Space Requirements: –– One Bedroom: 3m2 –– Two Bedroom (3 person): 5m2 –– Two Bedroom (4 person): 6 sq. m. –– Three Bedroom: 9m2. •• Storage should be additional to kitchen presses and bedroom furniture. •• Hot press/boiler space will not count as general storage. •• No individual storage room should exceed 3.5m2 and shall be provided within the apartment unit. In addition to the minimum apartment storage requirements, apartment schemes should provide external storage for bulky items outside individual units (i.e. at ground or basement level). These storage units should provide for accessible and secure storage, allocated to each individual apartment unit. Each storage room shall provide appropriate electric points for the purpose of charging electric bikes/scooters. 11.4.2 Residential Quality Standards – Houses 11.4.2.1 Separation Distances between Residential Units As per NPF National Policy Objective NPO13, in the interest of residential amenity the following applies: •• An appropriate separation distance between directly opposing rear windows at first floor level in the case of detached, semi-detached and terraced units; •• Any residential development proposal exceeding three or more storeys shall demonstrate adequate separation distances having regard to occupier’s amenity including privacy, sunlight and daylight. Each development proposal will be assessed on a case-by-case basis and should not be seen as a precedent for future development in the area; •• Minimum 3m separation distance to the side of dwellings for the full length of detached, semi-detached or end of terrace dwellings, equally divided between the two adjacent dwellings. Note: These separation distances may be deviated from in the case of infill and brownfield development offering opportunities for regeneration and bringing use to under-utilised lands. The developer shall submit a statement demonstrating design mitigation with respect to impact on residential amenity. 11.4.2.2 Floor Areas The minimum size of habitable rooms for houses shall conform with national guidelines/standards in operation at the date of application for planning permission, including the minimum dimensions as set out in Sustainable Urban Housing: Design Standards for New Apartments Guidelines for Planning Authorities (2020) and Quality Housing for Sustainable Communities: Best Practice Guidelines for Delivering Homes Sustaining Communities (2007).

6. Page 336

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   LIMERICK DEVELOPMENT PLAN 2022-2028334 11.4.2.3 Aspect and Natural Light As a standard, all habitable rooms within new residential units shall have access to appropriate levels of natural/daylight and be guided by the principles of Site Layout Planning for Daylight and Sunlight, A guide to good practice (Building Research Establishment Report, 2011) and/or any updated guidance. A daylight analysis will be required where considered necessary. 11.4.3 Serviced Sites Serviced sites refer to a number of individual residential plots typically, of the order of 0.1ha. with access to services such as utility connections, paths, lighting and within walkable distance of town or village centres, close to the urban core. Serviced sites offer an alternative to the single one-off rural house, to self-build according to one’s own design, but located in a town or village. The density is generally 10 housing units per hectare. There is no additional wastewater treatment capacity in a number of settlements in County Limerick. Where there are no plans to upgrade the wastewater treatment plants in the Irish Water Investment Plan, current at the time of making an application, the Council will allow developments of multiple units where each house is served by individual on-site waste water treatment systems (OSWWTS). However, a technical assessment will be required to demonstrate that such developments pose no risk of pollution or nuisance, either individually or cumulatively. The assessment of discharges to groundwater should be risk-based and receptor-focused and undertaken in accordance with Guidance on the Authorisation of Discharges to Groundwater (EPA 2011). The level of the assessment should be proportionate to the risk posed by the discharge. Under no circumstances will discharges to surface water from such developments be permitted. At the time of construction, provision must be made for the houses to connect into the public sewerage system once capacity is available. The necessary pipe work must be clearly indicated on the planning drawings. Once connected, the individual system should be decommissioned. Whilst individual house design on serviced sites is encouraged, the overall design of the scheme must be consistent in terms of boundary treatments and landscaping. Traditional forms and materials appropriate to the setting should be used. Serviced sites should integrate with the existing town or village in terms of: •• Village/town and site characteristics, including connection/links/connectivity with the town/village core, layout and design respecting the topography, retention of natural features such as hedgerows, or historical features such as stone walls; •• With infrastructure and service requirements including roads, paths, water services, surface water management and SuDS, public lighting and digital infrastructure; •• Design and materials, including scale, materials palette and simple roof finishes; and •• Suitable landscaping. A masterplan should be produced by the developer showing the overall layout, infrastructure, services and landscaping for the whole of the serviced site during the planning application stage. All future development should be constructed thereafter in accordance with the masterplan, unless otherwise agreed with the Planning Authority. Where there are no sewerage facilities or where the existing facilities are inadequate and there are no immediate plans to improve them, a limited number of one-off houses, using treatment systems, may be permitted on suitably sized sites within Levels 3, 4, 5 and 6 towns and villages. This would be subject to normal environmental site assessment requirements. The amount and location of these sites would be controlled to ensure that they would not significantly impact on the fabric and character of the village and its sense of identity and place would be retained. The development would also need to ensure the definition of a strong urban edge, resulting in a clear distinction between the urban area and open countryside.

7. Page 337

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   Chapter 11: Development Management Standards335 Where Local Area Plans and or zoning maps exist for towns and villages these sites may only be located on suitable zoned lands. Pre-planning discussion with the Council is strongly advised in relation to development of serviced sites. 11.4.4 Other Development in Built-up Areas 11.4.4.1 Extensions to Dwellings 11.4.4.1.1 Front Extensions Porch extensions, other than those deemed to be exempted development, should be of appropriate design and scale relative to the design of the original house and shall not dominate the front elevation of the dwelling. Front extensions, at both ground and first level will be considered acceptable in principle subject to scale, design and impact on visual and residential amenities. A break in the front building line will be considered subject to scale and design and impact on established residential and visual amenity. A minimum driveway length of 6 m. should be maintained where appropriate. 11.4.4.1.2 Rear/Side Extensions Ground floor rear/side extensions will be considered in terms of their length, height, proximity to mutual boundaries and quantum of usable rear private open space remaining. First floor rear/side extensions will be considered on their merits and will only be permitted where the Planning Authority is satisfied that there will be no significant negative impacts on surrounding residential or visual amenities. In determining applications for first floor extensions, the following will be considered: •• Degree of overshadowing, overbearing and overlooking - along with proximity, height and length along mutual boundaries; •• Size and usability of the remaining rear private open space; •• Degree of setback from mutual side boundaries. No part of the extension shall encroach or overhang adjoining third party properties. Any planning application submitted in relation to extensions, basements or new first/upper floor level within the envelope of the existing building, shall clearly indicate on all drawings the extent of demolition/ wall removal required to facilitate the proposed development. In addition, a structural report, prepared by a competent and suitably qualified engineer, may be required to determine the integrity of walls/structures to be retained and outline potential impacts on adjoining properties. This requirement should be ascertained at preplanning stage. 11.4.4.1.3 Alterations at Roof/Attic Level Roof alterations/expansions to main roof profiles (changing the hip-end roof of a semi-detached house to a gable/‘A’ frame end or ‘half-hip’ for example) and additional dormer windows will be assessed having regard to the following: •• The character and size of the structure, its position on the streetscape and proximity to adjacent structures; •• Established streetscape character and roof profiles; •• Dormer extensions to roofs, i.e. to the front, side and rear, will be considered with regard to impacts on existing character and form and the privacy of adjacent properties. 11.4.4.2 Sub-Division of Dwellings The sub-division of existing dwellings into two or more dwelling units will be considered in circumstances where it would contribute to maintaining a viable community in an area, will allow for the opportunity of downsizing, is in a location well served with amenities and where the existing dwelling is of an appropriate size. Conversions must not detract from adjoining/existing residential amenity, or result in a negative visual impact on the streetscape, or on neighbouring properties. Design and landscaping shall be of a high standard with adequate open space arrangements required.

8. Page 338

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   LIMERICK DEVELOPMENT PLAN 2022-2028336 11.4.4.3 Corner/Side Garden Sites The sub-division of an existing house curtilage and/or an appropriately zoned brownfield site, to provide an additional dwelling(s) in existing built-up areas will be considered in line with the following: •• Size, design, layout, relationship with existing dwelling and adjoining properties; •• Impact on the amenities of adjacent properties; •• Development Plan standards for existing and proposed dwellings; •• Building lines followed, where appropriate; •• Car parking for existing and proposed dwellings on site; •• Access arrangements including side/ gable and rear access/maintenance space; •• Adequate usable private open space for existing and proposed dwellings provided; •• Side gable walls as side boundaries facing corners in estate roads are not considered acceptable and should be avoided; •• Appropriate boundary treatments should be provided. 11.4.4.4 Mixed-Use Development To create vibrant, attractive and liveable urban areas, it is important that development accommodates a mix of uses. In considering proposals for mixeduse developments, the protection of amenity and the reduction in potential conflict between the various uses will be considered. Factors such as levels of noise, air pollution and security will be considered. Where these factors would affect amenities, all proposals must include measures to reduce noise levels between the different uses to ambient noise levels and enhance security. In all development, measures should be incorporated to control the extraction of fumes and odours. In new development, internal ducting or flues shall be incorporated so that ground floor units have the potential for fumes to be extracted to and discharged at roof level. This will facilitate current and potential future ground floor uses such as restaurants or dry cleaners. In order to minimise noise disturbance, sound insulation shall be incorporated between individual units and to the adjoining building, in order to reduce the transmission of impact and airborne noise between units and/or premises and to, or from, the external environment. The scheme of sound/acoustic insulation will be submitted with the planning application for development. 11.4.4.5 ‘Living-Over-The-Shop’ The Council will promote the residential use of the upper floors of commercial properties in established retail/commercial areas. In this regard, the Council will consider possible dispensations from normal standards to facilitate ‘Living-Over- The-Shop’ developments that will enhance the critical mass of these areas and contribute positively to the renewal of our urban centres. The Planning Authority will encourage ‘Living-Over-The-Shop’, subject to suitability of location and standard of accommodation proposed. Exemptions for older commercial buildings in appropriate cases may be given in respect of private open space, parking and unit size standards subject to location. 11.4.4.6 Mews Lane Development The principle of mews development will generally be acceptable where there is adherence to the qualitative and quantitative standards set out in this chapter. 11.4.4.7 Student Accommodation All proposals for student accommodation should comply with the Department of Education and Science’s Guidelines on Residential Development for Third Level Students (1999), the subsequent supplementary document (2005), the provision of the National Student Accommodation Strategy (2017) and Circular PL8/2016. The Council will support the provision of on-campus accommodation and purpose built-professionally managed student accommodation off-campus at suitable locations. When assessing applications for student accommodation the Council will have regard to:

9. Page 339

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   Chapter 11: Development Management Standards337 •• The location of student accommodation: The Council will prioritise student accommodation on campus or within 1km distance from the boundary of a Third Level Institute, followed by locations within close proximity to high quality public transport corridors, cycle and pedestrian routes and green routes; •• The potential impact on residential amenities: The provision and location of student accommodation will not be permitted where it would have a detrimental effect on established residential amenities; •• The provision of on-site facilities, including storage facilities, waste management, quality and quantum of cycle parking and associated showers and lockers, leisure facilities, car parking and amenity areas; •• The architectural quality of the design and integration with the wider streetscape with respect to scale, mass, external finishes and landscaping; •• The number of existing similar facilities in the area (applicable only to offcampus accommodation). In assessing a proposal for student accommodation, the Planning Authority will consider the cumulative impact of student accommodation, which exists in the locality and will resist the overconcentration of such schemes in any one area, in the interests of sustainable development and residential amenity. 11.4.4.8 Short-term Letting Section 38 of the Residential Tenancies (Amendment) Act 2019 inserts a new Section 3A into the Planning and Development Act 2000 (as amended), to provide that the short-term letting of a house (the definition of which under the Planning Act also includes apartments) in a rent pressure zone, is a material change of use of the property concerned, thereby requiring planning permission, unless otherwise specifically exempted from this requirement. The current Rent Pressure Zone designation by DHPLG applies to Limerick City East, Limerick City West and Limerick City North. The Council will be guided by the Guidance Notes for Planning Authorities on the Regulation of Short-Term Letting, 2019 and in particular Section 7 when determining its decision to permit or otherwise. 11.4.4.9 Build-to-Rent Accommodation Build-to-Rent (BTR) accommodation consists of purpose-built, long-term rental apartment accommodation that incorporates dedicated residential amenities and facilities. All proposed BTR accommodation must comply with SPPR 7 and SPPR 8 as set out within the Design Standards for New Apartments, 2020 (and any amending SPPR as appropriate). In this regard, applications for proposed BTR must clearly demonstrate compliance with the guidelines and include details in relation to: •• The proposed ownership and operation by an institutional entity for a minimum period of not less than 15 years and no individual residential unit can be sold or rented separately for that period. A covenant or legal agreement shall be submitted and entered into in this regard; •• Proposed residential support facilities such as laundry facilities, concierge and management facilities, maintenance/ repair services, waste management facilities, etc.; •• Proposed resident services and amenities for communal recreational and other activities by residents. The quantum and scale of the proposed residential support facilities, services and amenities must have regard to and adequately support the number of future residents within the BTR scheme. BTR accommodation must comply with all apartment standards set out above.

10. Page 340

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    LIMERICK DEVELOPMENT PLAN 2022-2028338 A reduction in unit storage may be considered where alternative, secure storage area can be provided on-site. All units must provide for private open space in the form of a balcony or terrace. A reduction in the area of private open space serving each unit will only be considered where at least an additional 10% high quality, useable, communal and/or additional compensatory communal support facilities are provided. On-site car parking must comply with the requirements set out in Section 11.8.3 Car and Bicycle Parking Standards, DM Table 9a/9b. In all instances, the applicant shall clearly demonstrate that the BTR development is located within a 10-minute walking time from high frequency public transport routes. Where any derogations in standards, including standards relating to open space, car parking and storage are considered, the Council will attach a condition to state that planning permission must be sought for a change of tenure to another tenure model, following the period specified in the covenant. 11.4.4.10 Amendments to Approved Residential Developments Where an application is made for changes to the design or elements of a residential development, the duration of the permission for the revised design if granted will be linked by a condition to the parent grant of permission, to ensure compliance with the Core Strategy. 11.4.4.11 Pigeon Lofts in Residential Areas Pigeon lofts should be located as far as possible from neighbouring dwellings and at a minimum, if possible, 10m from neighbouring houses. The lofts should be of solid construction with concrete floor/sub-floor for ease of cleaning, have sufficient ventilation and have security from vermin. They should be maintained in good condition. They should not exceed 25m2 with a maximum of 3m roofline for pitched roof or 2.5m for a flat roof structure. Open lofts are not permitted. 11.4.5 Housing for All – Nursing Homes/ Assisted Living Accommodation When assessing planning applications for Nursing Homes/Assisted Living Units, the Council will have regard to the following: •• Location - Such facilities will be resisted in remote locations removed from urban areas. They should be located in established neighbourhoods/residential areas well served by community infrastructure and amenities where future residents can access local services such as shops and community facilities; •• Accessibility - Proximity of high-quality public transport links and provision of good footpath links; •• The potential impact on residential amenities of adjoining properties; •• Nursing Homes/Assisted Living Accommodation shall provide at least 20% open space of the overall site area; •• Adequate provision of parking facilities (Refer also to Section 11.8.3 Car and Bicycle Parking Standards, DM Table 9a/9b); •• The design, layout, size and scale of the proposal must be appropriate to the area; •• Quality of proposed landscaping. 11.4.6 One-Off Housing in the Countryside The Council’s policy position in respect of the management of ‘one-off’ housing in the rural areas of Limerick is set out in Chapter 4: Housing. The suitability of a rural site for any development will be evaluated according to the following criteria:

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.