Design guide · Limerick City and County Council
Rural Design Advice for Individual Houses
The council's guidance on siting and designing a house in the countryside.
Limerick City and County Council · July 2012 · 76 pages
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- C o u n t y L i m e r i c k : R u r a l D e s i g n A d v i c e f o r I n d i v i d u a l H o u s e s i n t h e C o u n t r y s i d e 17. S E L E C T I N G T H E S I T E 3. Single-storey cottage in the Central Uplands Shannon Estuary This character area comprises a large area of northern County Limerick adjoining the Shannon Estuary. To the south lies the flat central plain and the undulating hills of the Western Uplands. The landscape is flat and mostly farmed, similar in character to the Agricultural Lowlands but with a more irregular hedgerow pattern and clumps of trees. The Shannon dominates the general landscape character. Land between the river and the N69 Foynes road is particularly sensitive to development due to the quality of long distance uninterrupted views and only in exceptional circumstances (e.g. domestic extensions) will new development be allowed between the N69 and the estuary. Urban influences are also less pronounced with distance from Limerick and settlements irregular and more widely dispersed. There are several large estate houses which have influenced the design of single rural housing, and two-storey farmhouses with outbuildings. Sensitive siting and design of individual buildings, and a high standard of site treatment, will be of particular importance in this landscape. New development would be limited to single storey buildings where close to the estuary. Central Uplands The agricultural lowlands are interrupted by three prominent upland areas comprising Knockfierna, Lough Gur and Tory Hill. These local landforms form dominant scenic components of the County, and also possess a variety of important archaeological sites. The vegetation cover of the higher ground is mostly upland grassland with well-developed hedgerow boundaries, small woodlands and clumps of trees. Knockfierna is perhaps the most dominant of three upland areas, rising abruptly from the flat landscape of the central plain. Lough Gur is the most significant archaeological site in the County. The lake is enclosed by undulating hills, offering panoramic views across the central lowlands in all directions. The natural features of the site combine to form a unique landscape resource with a long history of human habitation. Tory Hill is another locally important feature of the countryside, supporting areas of scrub woodland and limestone grassland. The hill is also of geologic importance due to the deposits of gravel from the last ice age. Generally there are far fewer houses within these central upland areas, and the influences of recent urban development are less pronounced. Traditional buildings comprise modest single and 1.5-storey farmhouses which have often grown incrementally through the addition of extensions and outbuildings. View from Glin to River Shannon 28. Dramatic landscape of Lough Gur 29. 30.
- C o u n t y L i m e r i c k : R u r a l D e s i g n A d v i c e f o r I n d i v i d u a l H o u s e s i n t h e C o u n t r y s i d e 18. S E L E C T I N G T H E S I T E3. Due to reasons of siting, scale, simplicity in form and use of consistent materials, they for the most part respond sympathetically to their context and appear as an integral part of the landscape. Any new housing development should fully respect the sensitive landscape and archaeological context of these sensitive areas. It is essential that the scenic qualities are protected, in terms of both immediate views and long distance views from the surrounding countryside. The disruption of ridgelines or development of locally prominent sites should be avoided. Detailed siting of development should take advantage of localised topography and existing vegetation to help assimilate it in the landscape. Dwellings should be of high quality site-specific designs incorporating materials that further assist their integration with the surroundings. In the vicinity of Lough Gur there will be a presumption against development, including new houses, in the area of Special Development Control, except in exceptional circumstances. Similarly, given the prominent nature of Tory Hill, where the landscape effects would be accentuated, there is a presumption against development in this location. Western Uplands Peripheral Uplands The upland areas of the county comprise the Slieve Felim Mountains to the north-east, the Ballyhoura/Slieve Reagh and Galtee Uplands to the south-east, the Southern Uplands (Mullaghareirk hills) on the Cork and Kerry boundaries, and the Western Uplands (Barnagh hill) to the west of Newcastle West, all forming an impressive undulating backdrop to the central plain. The character of these upland areas changes as altitude increases, with a predominantly pastoral landscape giving way to commercial forestry interspersed with upland grassland, heaths and remnant peat bogs. View to the Galtee Uplands 31. 32.
- C o u n t y L i m e r i c k : R u r a l D e s i g n A d v i c e f o r I n d i v i d u a l H o u s e s i n t h e C o u n t r y s i d e 19. S E L E C T I N G T H E S I T E 3. The existing settlement pattern of the uplands is sparse and mostly restricted to the middle and lower elevations. Isolated single-storey farms with associated outbuildings, often nestled into the folds of the hills for shelter, represent the traditional form of building. The sensitive conversion of existing buildings would be most appropriate in these areas. Where new housing is permitted it should be confined to the lower and mid slopes in order to safeguard the scenic qualities of the hills. In all such sensitive locations new housing should be of high quality, site-specific design, of an appropriate scale, carefully located to respond to the local topography and Avoid exposed hilltops - lack of shelter, buildings would be conspicuous Established mid-slope zone - buildings contained within the landscape Intensively farmed low-lying areas, or boggy ground subject to frost and flooding Traditional development siting on mid slopes of upland areas with the retention of existing landscape features and their use in helping development to successfully blend into the surroundings. In many of the upland areas there is often an established building zone lying between the more exposed higher ground of the hilltops and lower-lying areas used for intensive agricultural purposes or which may be subject to poor drainage. Sheltered sites within these mid-zones will be preferable to elevated and exposed locations such as hilltops and ridgelines which should be avoided. These and similar natural constraints need to be fully carefully considered before selecting a site for potential development.
- C o u n t y L i m e r i c k : R u r a l D e s i g n A d v i c e f o r I n d i v i d u a l H o u s e s i n t h e C o u n t r y s i d e 20. S E L E C T I N G T H E S I T E3. Site Location Location is concerned with site selection within the more immediate landscape. Having assessed the general landscape characteristics of the area within which new development may be planned, it is necessary to study the more detailed attributes of the receiving landscape in order to choose the best location for the new house. In all cases the Local Planning Authority will require that houses in rural areas be sited and designed to integrate well with their physical surroundings and be generally compatible with the following, as set out in Sustainable Rural Housing, Guidelines for Planning Authorities (April 2005): 1. The protection of water quality in the arrangements made for on site wastewater disposal facilities; 2. The provision and safe access in relation to road and public safety; 3. The conservation of sensitive areas such as natural habitats, the environs of protected structures and other aspects of heritage. Siting new development in rural areas in a way that protects the integrity of these natural and man-made features is an essential part of sustainable development. The County Development Plan has a key role to play in identifying such features and providing helpful advice. Some areas of the County are so prominent or otherwise sensitive that it is accepted that any development in such locations would be detrimental to the context. The Development Plan includes specific policies to protect especially vulnerable areas from inappropriate development and to preserve important views and prospects where necessary. All new developments in the countryside should aim to fit into or nestle within the landscape. As previously outlined, the capacity of the rural landscape to absorb buildings varies greatly according to its character. Generally undulating landscapes are more capable of assimilating new development than very flat landscape with limited tree cover. New houses in the countryside need to be able to integrate well with their physical surroundings When selecting a site check the Limerick County Development Plan, and any Local Area Plans that may apply, especially in relation to: Policies for particular landscape areas; Areas designated for heritage or amenity, such as Natural Heritage Areas (NHAs), Special Protection Areas (SPAs), Special Areas of Conservation (SAC), and Areas of Archaeological Interest; Archaeology policies, Record of Protected Structures and the Record of Monuments and Places. If a site falls within or is located close to any such areas it will be necessary to take advice from the County Planning Department before proceeding.
- C o u n t y L i m e r i c k : R u r a l D e s i g n A d v i c e f o r I n d i v i d u a l H o u s e s i n t h e C o u n t r y s i d e 21. S E L E C T I N G T H E S I T E 3. Using Natural Features The use of natural features such as the localised landform, established trees and boundary hedges can all help to assimilate new development into the surroundings. Such features should be fully appraised at the site selection stage to ensure that the house is appropriate to the site and its context. Sites with existing vegetation should be selected in preference to those that are devoid of planting. Setting a building against a backdrop of trees can be one of the most successful ways for blending new development with the landscape, especially for flat or gently undulating areas. In all cases where trees exist they should be retained, either singly or in clumps, so as to minimise impact on the landscape and to provide an immediate and appropriate setting for the new building. Similarly, boundary hedgerows, especially to a road frontage, should always be retained to help enclose and screen development plots.Consider the natural qualities of the landscape when selecting a site Exposed sites with alien landscaping should be avoided New dwelling sensitively integrated with the surroundings 33.
- C o u n t y L i m e r i c k : R u r a l D e s i g n A d v i c e f o r I n d i v i d u a l H o u s e s i n t h e C o u n t r y s i d e 22. S E L E C T I N G T H E S I T E3. Developed courtyard form Existing Development Pattern The traditional approaches to building patterns and site location can be especially helpful in assessing the suitability of new development in the landscape. Traditional building forms were either isolated, such as in more remote areas of the County (or else for defensive purposes), and elsewhere grouped into small clusters in response to practical needs and local climatic conditions. Many traditional farmsteads evolved organically according to the needs of the farm and its changing circumstances. The main living accommodation would be extended as resources permitted either in a linear manner, or through the addition of out-buidings extending to the rear or side of the main house to form sheltered internal courtyards. Such building types can be particularly suitable for reinterpretation in a contemporary manner in order to reduce the overall mass of an otherwise large structure and to provide versatile accommodation to meet changing family needs. Similarly, the provision of new accommodation for family members on existing farmsteads can often be best achieved by locating the building as an integral part of the overall farm composition, as opposed to a more isolated location in poor proximity to the main buildings, or where new building would result in or contribute to ribbon development. Provision for family members on a farm holding should preferably be in the form of a cluster grouped around the existing building. Vehicle access should be via an existing internal access lane from the existing entrance, thereby avoiding ribbon development and reducing impact on road safety. Possible grouping for family members Existing farm Unacceptable ribbon development
- C o u n t y L i m e r i c k : R u r a l D e s i g n A d v i c e f o r I n d i v i d u a l H o u s e s i n t h e C o u n t r y s i d e 23. S E L E C T I N G T H E S I T E 3. In all cases new development should not contribute to ribbon development along roads extending from existing towns and villages or within undeveloped areas between existing building clusters. Such ribbon development is typified by a high density of almost continuous road frontage type development, for example where more than 4 houses exist on any one side of a given 250 metres of road frontage. Subject to the type of rural area, any prospective site that would exacerbate such ribbon development, or lead to the coalescence of existing ribbon development, should be avoided. Traditional linear form Site selection should avoid contributing to or exacerbating ribbon development 250m typical Typical one-off housing leading to ribbon development 34.
- C o u n t y L i m e r i c k : R u r a l D e s i g n A d v i c e f o r I n d i v i d u a l H o u s e s i n t h e C o u n t r y s i d e 24. S E L E C T I N G T H E S I T E3. Roads and Infrastructure The means of vehicle access to a selected site needs to be carefully considered in relation to the distance from the road and the category of the road. In several locations in the County the main roads already serve a large number of houses, creating ribbon development extending from and sometimes interconnecting the urban centres. The Sustainable Rural Housing, Guidelines for Planning Authorities (April 2005) restricts access to individual properties on both national and non-national road categories due to safety reasons, preferring shared access to new development away from such roads where suitable. When considering vehicle access, safety concerns are paramount and proposals need to satisfy the requirements of the Council’s Engineering Department. Where possible, access is preferred from existing entrance points on suitable existing roads, modified where necessary to meet sightline requirements. The removal of traditional roadside boundaries should be avoided, even if this requires discounting a site where such features would need to be removed for traffic safety reasons. The available service infrastructure in the area should be checked, such as water and sewerage, telephone and electricity, etc., and a full site assessment undertaken to determine whether the ground conditions are suitable, particularly that there is adequate percolation for a sewage treatment system. Early consideration should also be given to the proximity of a potential site to existing facilities, such as schools, shops, church and pub, so as to avoid unnecessary travel and over-dependence on the family car. Development will not be permitted where there is poor visibility along the road from the proposed site entrance, or where there is inadequate site depth for set-back of the building Roadside boundary features such as hedgerows, ditches and stone walls should be capable of retention as part of the site selection process 35. 36.
- C o u n t y L i m e r i c k : R u r a l D e s i g n A d v i c e f o r I n d i v i d u a l H o u s e s i n t h e C o u n t r y s i d e 25. S E L E C T I N G T H E S I T E 3. Prominent sites exposed to the elements are to be avoided Site Orientation Traditionally buildings in the countryside were positioned to take advantage of natural shelter, such as making use of natural folds in the topography, orientating the building in relation to prevailing winds and the path of the sun, and using sheltered areas next to woodlands. Such factors are equally relevant to the present day siting of houses. Energy-efficient design: recognises local climate and orientation; considers the opportunities a particular site offers for shelter; meets the site constraints positively; and answers the challenge to provide heat, light and comfortable indoor spaces with minimal use of fossil fuels. Panoramic view but exposed to winds Panoramic view but exposed to neighbours and windsExposed to prevailing winds Shielded from winds Aim to select views while retaining privacy Selected views avoiding exposure to neighbours Shielded from winds and neighbours EW N S EW N S Building orientation needs to take full account of the elements as well as impact on views and neighbours The application of sustainable design principles, which recognise energy efficiency, lifetime cost of materials, non-toxicity, wastewater treatment, and water and waste reduction will produce buildings that are more environmentally friendly. Further guidelines are given in Section 4 - Sustainable Site Planning.
- C o u n t y L i m e r i c k : R u r a l D e s i g n A d v i c e f o r I n d i v i d u a l H o u s e s i n t h e C o u n t r y s i d e 26. S E L E C T I N G T H E S I T E3. Main Factors to be considered: Assess the suitability of a site in terms of its landscape character and the sensitivity and capacity of the area to absorb development. Consult with the Local Planning Authority if a site falls within or is located close to sensitive landscape areas or other environmental designation. Appraise the form of traditional buildings before selecting a site to ensure that new development will be compatible with the existing character of the area. Select a site where natural features such as trees and hedgerows can help assimilate new development with the surroundings. Avoid a hilly site where development may break the skyline when viewed from a distance, or would result in excessive cutting or filling of the local topography. Avoid elevated and exposed locations such as hilltops and ridgelines, which would increase energy consumption and fuel costs. Avoid sites that are subject to flooding, boggy, or in a frost pocket. Ensure that a site will not contribute to ribbon development or other inappropriate development form. Consider the proximity of a site to existing facilities, such as schools, shops, church, pub). Further Details/Information The County Development Plan identifies 10 different landscape character areas with different capacities to absorb development. The County also has many designated areas for environmental protection, e.g. Special Areas of Conservation (SAC), Special Protection Areas (SPA) and Natural Heritage Areas (NHA), as well as designations for heritage protection such Architectural Conservation Areas (ACAs) and Protected Structures. There are also numerous archaeological sites listed as Recorded Monuments for protection. Undertake a detailed assessment of the context to determine views into and out of the site; landscape characteristics (vegetation pattern, landform, natural features); development pattern and building types; orientation (sun path and prevailing winds); and access to existing facilities. Site Selection Checklist The following checklist summarises the main Site Selection factors that need to be taken into account when considering an application for a one-off house in the countryside. A Schedule of Documents Checklist for information to be submitted with an application is given in ‘Your Guide to the Planning Process’ - refer Section 6 Designing with the Planning System.
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