Monaghan County Development Plan 2025–2031

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   The type of accommodation required to meet the demand has changed in more recent years. Previously, the demand was predominantly for 3 bed family accommodation. However, the current profile of demand on the housing list indicates that 1 and 2 bed accommodation would meet the overall need. 79 Environment, Energy and Climate ActionEnvironment, Energy and Climate Actionintroductionchapter 01Monaghan County Development Plan 2035 – 2031housing strategychapter 03 SOCIAL HOUSING WAITING LIST – APRIL 2024 HOUSEHOLDS HAP RAS MONAGHAN MD 532 263 35 CARRICKMACROSS/CASTLEBLAYNEY MD 367 133 10 CLONES/BALLYBAY 146 70 7 TOTAL 1045 466 52 TABLE 3.6 SOCIAL HOUSING WAITING LIST, APRIL 2024 FIGURE 3.1 HOUSE TYPE OF CHOICE – COUNTY MONAGHAN SOCIAL HOUSING LIST Source: Housing Section, Monaghan County Council. 44% 20% 12% 5% 6% 14% MONAGHAN CARRICKMACROSS CASTLEBLAYNEY CLONES BALLYBAY VILLAGES Source: Housing Section, Monaghan County Council, 2024. Source: Housing Section, Monaghan County Council, 2024. The greatest demand for social housing within the County at present is in Monaghan Town as illustrated in figure 3.2 below: FIGURE 3.2 LOCATIONAL CHOICE OF COUNTY MONAGHAN SOCIAL HOUSING LIST

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   80 Monaghan County Development Plan 2025 – 2031 In recent years housing demand has been met via the private rental sector with the assistance of initiatives such as RAS and HAP. It is anticipated that this approach will continue over the plan period. The Council will continue to construct new units and acquire land and derelict structures for the provision of social housing, where deemed appropriate, having regard to demand in particular towns and villages. Taking into account recent market trends and the level of private multi-unit house building within the main towns of County Monaghan, it is not anticipated that Part V of the Act will be significant in meeting the social housing need of the County. Notwithstanding this, Part V will continue to be implemented in terms of the 20% reservation for social housing. 3.12.2 SOCIAL HOUSING STOCK As of June 2023, County Monaghan’s social housing stock consisted of 2,927 units. The units are either owned by Monaghan County Council, directly leased by Monaghan County Council, provided by an AHB, or leased through Rental Accommodation Scheme (RAS) or HAP. Monaghan County Council has no long term vacant social houses and has been proactive over recent years in reducing or minimising the re-letting time of void properties. In 2022, Monaghan County Council was ranked third in the County with 16.22 weeks Average reletting time. The age of housing stock can be used as a rough indicator of housing condition. 781 social housing dwellings in the County (26.7% of the social housing stock) were constructed pre-2001 and are over 23 years old comparted to the County’s wider housing stock, where 64.8% of dwellings were constructed pre-2001. 3.12.3 SOCIAL HOUSING OUTPUT Data on new social housing delivered by Local Authorities since 2015 is available through the Department of Housing, Local Government and Heritage (DHLGH). Between 2015 and 2022, 1,534 units were delivered in County Monaghan via new build, acquisition, leasing, RAS and HAP. Housing units made available through the HAP scheme constitute the largest proportion of social housing provision provided in the County since 2015, accounting for 59.8% or 918 units. New build housing constitutes the next largest proportion of all units, at 20.9%, or 321 units. Social housing delivery increased significantly across all modes of delivery from 2016 onwards, with an average delivery of 300 units per annum between 2017 and 2022. Delivery has decreased slightly since 2020, most likely due to slowdowns in construction and a tightening of the rental market associated with the COVID-19 pandemic, though the number of units delivered as new builds increased sharply in 2022, making up 52.4% of all deliveries and surpassing the number of deliveries via HAP for the first time. These stock levels can be compared to the number of households which qualified for social housing support. In 2023, 395 households were subject to assessment and deemed qualified for social housing support by Monaghan County Council. STOCK TYPE NO. OF UNITS DIRECTLY OWNED BY LOCAL AUTHORITY 1,761 RAS 65 HAP 513 AHB (INDEPENDENT UNITS) 483 AHB (GROUP HOME BEDS) 100 DIRECTLY LEASED BY LOCAL AUTHORITY 5 TOTAL 2,927 TABLE 3.7 SOCIAL HOUSING STOCK BY TYPE 2023 Source: Housing Section, Monaghan County Council.

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   81 Monaghan County Development Plan 2035 – 2031housing strategychapter 03 3.12.4 SOCIAL AND AFFORDABLE HOUSING NEED The HNDA noted that a consistent cohort of households requiring social housing is projected to arise each year. An affordability constraint cohort (i.e., of households unable to afford rent but outside social housing thresholds) is projected to arise in 2023 and grow sharply. It will exceed 5% of all annual newly formed households in 2027 (at 6.5%), and ultimately constitute 201 households over the assessment period. These households will require affordable housing solutions. 3.13 URBAN HOUSING The Core Strategy sets out the total housing requirement for the County in order to satisfy the population growth of 6,228 persons that is provided for during the lifetime of this plan. The Core Strategy allocates the future supply of urban housing units in respect of Tier 1, 2, 3 and 4 settlements. These locations have suitable capacity in physical and social infrastructure to accommodate anticipated urban population growth circa 83 hectares of land is zoned for residential purposes within the designated settlements, which will be plan led and delivered through the provision of settlement plans for each of the towns and the villages collectively. Urban housing in smaller settlements has the potential to be a significant contributor to the renewal and regeneration of those settlements, which is a targeted priority of this plan. However, it is imperative that any housing proposal is of a suitable scale having regard to the Core Strategy and the character of the settlement. In particular, the development of low-density housing in the towns represents an opportunity to provide an attractive alternative to a one-off rural dwelling. In addition, there are proactive approaches to regenerate and revitalise town centres through policy initiatives such as Town Centre First. Initiatives such as this will reduce vacancy and dereliction, and potentially transform some of these units into habitable homes. The promotion of quality design will result in more attractive places to live, provide for greater connectivity and integration of new housing with the existing urban fabric, provide positive spaces and assist in developing community spirit. 3.14 RESIDENTIAL DENSITY National policy seeks to encourage more sustainable development through the avoidance of excessive suburbanisation and the promotion of higher densities. The Sustainable Residential Development and Compact Settlements Guidelines for Planning Authorities (DHLGH, 2024) references this. For the purposes of ascertaining a suitable housing land requirement for County Monaghan and having regard to the above, Chapter 2 Core Strategy in this Development Plan has considered it appropriate to apply a gross density of 30 units per hectare within the larger settlements (Key and Large towns), 25 units per hectare (gross) in the medium settlements (Medium and Small towns), and 20 units per hectare (gross) in the smaller settlements (Rural town and Villages). It is considered that this is both practical and realistic for the urban settlements of County Monaghan where most of the sites suitable for new residential development have, in the main, extensive topographical challenges. In County Monaghan topography can be a significant issue in the suitable yield of sites. The development of settlements can be impacted upon by the drumlin landscape/topography of the County, in terms of flood risk in low lying areas and the feasibility of developing steeply sloping and elevated lands, and thus this can affect the density of development that can be reasonably achieved. The Core Strategy provides for the development of lower density houses within the urban settlements in the form of serviced sites. This will be permitted through schemes that provide suitable housing to meet the needs of people who might otherwise seek to build a one-off dwelling in the rural area. Such schemes will be permitted on suitable lands located within the designated settlement boundaries where it is demonstrated that there is a demand for the development within the settlement and where it contributes to the sequential development of land from the centre of the settlement outwards or represents a consolidation of the settlement footprint.

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   3.15 RURAL HOUSING The NPF requires Local Authorities to project the need for single housing in the countryside through the Local Authority’s overall HNDA toolkit and County Development Plan Core Strategy process. Although in its current form, the HNDA Toolkit does not permit this function to be carried out, it is anticipated that this will be a future feature of it. Rural housing plays an important role in sustaining rural communities and the Core Strategy acknowledges the rural nature of County Monaghan as well as the long tradition of people living in rural areas. It is important therefore that the rural housing policy focuses on ensuring that appropriate and sustainable options are available to the rural population to continue to live in their own area and to contribute to community life. However, delivering this whilst also promoting sustainable living within designated urban centres and protecting the countryside from being dominated by rural housing remains a challenge. The analysis of planning permission data from 2012 to 2022 has been carried out to determine the need for single rural housing in County Monaghan. The data helps to understand typical quantum per annum of one-off houses being permitted in the County and the proportion of overall residential permissions they comprise. One-off houses have historically made up the greatest cohort of granted planning permissions in County Monaghan, constituting 67.3% of all units granted between 2012 and 2022, a slightly higher proportion of overall planning permissions for the Border region (63.3%) but a considerably higher proportion than the State average of around 40% and is reflective of the County’s rural character. Though the average annual total number of units granted planning permission in the County increased between 2018 and 2022, the proportion of one-off houses has declined, with the 5-year average decreasing from 83.4% to 60.2%. It should be noted however that these figures include both urban and rural one-off housing and can be assumed to represent the upper limit of rural one-off housing figures per annum, even in a predominantly rural county such as Monaghan. 82 Monaghan County Development Plan 2025 – 2031 YEAR ONE-OFF HOUSES TOTAL UNITS GRANTED ONE-OFF HOUSES PERMISSION AS % 2012 94 112 83.9 2013 87 93 93.5 2014 109 118 92.4 2015 114 223 51.1 2016 115 120 95.8 2017 148 168 88.1 2018 207 351 59.0 2019 165 371 44.5 2020 148 206 71.8 2021 219 311 70.4 2022 150 237 63.3 TABLE 3.8 PLANNING PERMISSIONS GRANTED 2012 – 2022 COUNTY MONAGHAN Source: Central Statistics Office, Ireland.

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   3.16 HOUSING NEED AND DEMAND ASSESSMENT (HNDA) 3.16.1 INTRODUCTION National Policy Objective 37 of the NPF sets out the requirement for a Housing Need and Demand Assessment (HNDA). The purpose of the HNDA is to: k Assist local authorities to develop long-term strategic views of housing need across all tenures, k Provide a robust evidence base to support decisions about new housing supply, wider investment and housing related services that inform an overall national housing profile, k Inform policies about the proportion of social and affordable housing required, and k Provide evidence to inform policies related to the provision of specialist housing and housing related guidance. The HNDA supports the preparation of the Housing Strategy which in turn, will influence the amount of land to be zoned for housing purposes within the Development Plan and the relevant objectives and policies. The HNDA was prepared in line with the HNDA Guidance issued by the Department of Housing, Local Government and Heritage (DHLGH) and also the HNDA Tool. A copy of the HNDA for the County is contained within Appendix 18. 3.16.2 ASSESSED SCENARIOS Four scenarios were assessed using the HNDA Toolkit as part of the assessment. They are as follows: k The first scenario ‘Core Tool Default’ includes the default variables prepared as part of the Toolkit for County Monaghan and is best understood as a comparator for the other scenarios. k The second scenario ‘Monaghan’ incorporated updated existing need figures provided by Monaghan County Council as well as forecasts for growth in purchase price and rents derived from the Property Price Register (PPR) and Residential Tenancies Board (RTB) data between 2016 and 2021. k The third scenario ‘Monaghan modest real income growth’ was a variation on the second scenario that used different forecasts for income growth in the County. k The fourth scenario ‘Monaghan below real income growth’ was also a variation on the second scenario that used different forecasts for income growth in the County. 3.16.3 SELECTED SCENARIO The second scenario ‘Monaghan’ was chosen as the preferred scenario as it takes account of local conditions (existing need, forecast sales and rental prices based on the average of historic change rates) and projects income growth in line with Central Bank of Ireland forecasts. For this scenario, it was assumed that: k Incomes would grow by circa 2% per annum, in line with forecasts by the Central Bank of Ireland. k House purchase prices would grow by 8.9% between 2022-2023, reflecting the six year average of historic sales price change in the county, with this rate of growth gradually tapering down over time. k Rental prices would grow by 6.5% between 2022- 2023, reflecting the six year average of historic rental price change in the county, with this rate of growth gradually tapering down over time. 3.16.4 HOUSING NEED AND TENURE In conclusion, the following has been derived from applying the selected second scenario; k Over the assessment period of 2023-2031, 2,754 new households will require housing. k Accounting for existing need (overcrowding and homelessness) a further 39 households require housing. k A total of 2,793 new households in the County are therefore required between 2023 and 2031. k The tenure forecasts for the period 2023-2031 are as follows: u 928 newly arising households are projected to be buyers, u 745 newly arising households are projected to be unable to purchase a home but able to rent in the private rental sector, u 916 newly arising households are projected to require social housing, and u 201 newly arising households are projected to form an affordability constraint cohort, being unable to afford market rents while simultaneously being unable to access social housing. As such this cohort is anticipated to require affordable housing solutions. 83 Monaghan County Development Plan 2035 – 2031housing strategychapter 03

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   84 Tenure 2023 2024 2025 2026 2027 2028 2029 2030 2031 Total Social rent 98 102 107 101 96 109 106 103 94 916 Affordability 2 1 1 10 18 27 37 50 55 201 Constraint Private 83 81 80 74 73 89 90 89 86 745 Residential Sector Buyers 130 120 113 100 92 101 95 93 84 928 Total 313 304 301 285 279 326 328 335 319 27901 TABLE 3.9 HOUSING NEED EXPRESSED IN NUMBER OF NEW HOUSEHOLDS IN EACH TENURE COHORT PER YEAR (2023-2031) Monaghan County Development Plan 2025 – 2031 1 Due to the HNDA Toolkit handles rounding, there is a slight variation in total figures. Source: Monaghan County Council HNDA, 2023. 3.16.5 HOUSING LAND SUPPLY The HNDA determined that that circa 2,790 new dwellings are required in the County by 2031. The Core Strategy Table 2.5 in Chapter 2 Core Strategy indicates that this Development Plan allocates approximately 83 hectares for residential use, which represents sufficient provision to accommodate the calculated housing demand while allowing for a degree of locational choice. Where land is zoned for development, it is on the basis of a detailed Infrastructural Assessment (IA) and Settlement Capacity Audit (SCA) in Appendix 16 to support its suitability for development during the Plan lifetime in terms of servicing and potential housing yield. 3.17 SPECIALIST HOUSING PROVISION The need to accommodate the housing requirements of those with specialist housing needs is recognised by Monaghan County Council. The type and location of accommodation for persons with specialist housing needs will be assessed in line with current best practice and guidance. Specialist provisions refer to three broad categories, which in turn cover six types of housing related provision aimed at supporting independent living and allowing people to live well and with dignity. The number of households with a housing requirement should be identified for the following categories of specialist need: k Older People k Persons with Disabilities k Travellers k Homeless k International Protection Applicants and Persons Benefitting from Temporary Protection k Third level Students k Lifetime housing 3.17.1 HOUSING FOR OLDER PEOPLE The Council recognise that housing is a function that must adapt in order to meet the needs of a growing number of older people. The Council will continue to work with relevant agencies and the private sector to facilitate suitable proposals for the accommodation of older people. As of 2022, there were 10,397 people over the age of 65 living in County Monaghan, constituting 15.9% of the population and increasing by 21% since Census 2016. This proportion is higher than the state average of 15.1%. In the context of accommodation, 9849 (95.2%) of this cohort reside in private householding whilst 1,043 live in non-private households/communal establishments including nursing homes. In the County, 2,692 people over the age of 65 live alone of which 1,403 are over the age of 75. The Private and Voluntary Nursing Home Survey Results for 2020-2021 carried out by Binder Dijker Otte (BDO) and Nursing Homes Ireland (NHI) notes that there were 306 private beds available in nursing homes across the County, a decrease of 42 beds or 12.1% from 2020. The demand for nursing homes and comparable services is anticipated to grow and it is considered that such services should generally be located within the Tier 1, 2 and 3 settlements where public utilities are available and where opportunities for greater social inclusion and integration into the community are available.

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   Proposals for nursing homes, retirement homes and care facilities in or adjacent to Tier 4, 5 and 6 settlements, may be considered where there is a clearly identified need for the accommodation and a strong justification for the proposed location and site having regard to available services. There will be a presumption against such services being permitted in the open countryside. 3.17.2 ACCOMMODATION FOR PERSONS WITH DISABILITIES The National Housing Strategy for Disabled People 2022-2027 sets out the Government’s vision for delivering housing and related supports for disabled people and places a particular emphasis on disabled people having choice and control over their living arrangements. The Strategy uses the term ‘disability’ in reference to four categories of disability namely, sensory, mental health, physical and intellectual. In 2022, 12,282 people were recorded in the census as having a disability, representing 18.8% of the overall population. Though lower than the national figure of 21.5%, this is an increase on the figure of 12% reported in 2016. In the County, 7.0% of the population (4,576 people) self-reported as having a “disability to a great extent”, while 11.8% (7,706 people) self-reported as having “a disability to some extent”. The Housing Agency’s Summary of Social Housing Assessment 2023 identified 24 households on the housing list which have specific accommodation requirements (physical, sensory, mental or intellectual impairment). These needs can be met through direct provision of accommodation by the Council or in conjunction with the Health Service Executive (HSE), or the voluntary sector. In accordance with national policy the Council administers grant schemes that provide financial assistance in carrying out works to render dwellings more suitable for occupants with special needs. The Council will continue to administer these schemes subject to the provision of funding. 3.17.3 ACCOMMODATION FOR TRAVELLERS The Housing (Traveller Accommodation) Act 1998 requires all Local Authorities to prepare, in consultation with Travellers and the general public, a five year Traveller accommodation programme to meet the existing and projected needs of Travellers in their area. Monaghan County Council’s Traveller Accommodation Programme 2019-2024 sets out the Councils’ targets for meeting the housing needs of the Traveller Community in the County through the provision of accommodation. Monaghan County Council carried out an assessment of need for the current programme and identified that there are 47 families in need of long-term housing whilst a further 13 families are projected to require accommodation in the long term which will be met through Housing Assistance Payments (HAP). Overall, the total current need and projected housing needs for the Traveller Community is 60 households. The 2019-2024 Programme seeks to meet these housing needs through direct provision of Local Authority housing, RAS leasing private rented accommodation, HAP, and voluntary housing. In addition, Travellers who seek Traveller specific accommodation will be accommodated, subject to availability, at the existing Halting Site at Gortakeegan. Monaghan County Council is currently preparing the 2025-2029 Traveller Accommodation Programme. 85 Monaghan County Development Plan 2035 – 2031housing strategychapter 03

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   86 Monaghan County Development Plan 2025 – 2031 3.17.4 ACCOMMODATION FOR THE HOMELESS Figure 3.3 sets out the trends in homeless presentations within the County from 2007 to 2023, with 2023 seeing the highest number of presentations on record. The North East Homelessness Action Plan 2021-2023 was prepared for the housing authorities of Monaghan, Cavan and Louth in conjunction with the HSE. The key actions of the plan are based on 4 main areas of priority: k Prevention of homelessness, k Protection of service users through emergency accommodation and support services, k Progression to longer term/permanent accommodation, and k Oversight and Governance. The Council will continue to support the implementation of the North East Homelessness Action Plan 2021-2023 and any subsequent version and work with various agencies responsible for the provision of accommodation suitable to their needs. 3.17.5 ACCOMMODATION FOR INTERNATIONAL PROTECTION APPLICANTS AND PERSONS BENEFITTING FROM TEMPORARY PROTECTION Persons who have been granted refugee status, international protection and temporary protection have the right to apply for local authority housing. Consideration should be given in this regard to household size, structure and the need for access to social supports in terms of language, education and employment. 3.17.6 ACCOMMODATION FOR STUDENTS According to the 2022 Census, 5,274 residents in County Monaghan reported their principle economic status as being students (10.3% of all those aged 15 and over), representing a slight increase on figures in 2016 (10.3%). 3.17.7 LIFETIME HOUSING It is considered that there is a demand for accessible private housing for older people and/or people with disabilities and a measure is required to encourage the provision of accessible housing within the private market. Housing should be designed to be flexible to accommodate the changing needs of the groups, families and individuals who occupy them over the lifetime of a house. The needs of occupants will vary a individual circumstances change and lifetime housing should be fully accessible and easily adaptable at minimum cost and minimum disruption. The principles of universal, inclusive, barrier free design should be demonstratively applied where possible. Monaghan County Council will support the development of flexible housing design. FIGURE 3.3 COUNTY MONAGHAN HOMELESS PRESENTATIONS 2007 - 2023 Source: Housing Section, Monaghan County Council.

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   Monaghan County Development Plan 2035 – 2031housing strategychapter 03 3.18 DELIVERING THE HOUSING STRATEGY The Housing Strategy and HNDA has reviewed existing and future housing needs in the County and has set out the evidence base which underpins the future estimated needs for the County. The core principles behind the Strategy include the goals of delivering sustainable development and compact growth, providing high-quality new homes in appropriate places to meet the diverse needs of the people of County Monaghan and promoting strong, vibrant and inclusive communities. The following objectives and policies have been drafted in accordance with these principles to guide and support sustainable housing delivery through effective spatial planning: 87 HSO 1 To encourage a balanced supply of housing in the County in a manner that is consistent with the Housing Strategy, the Core Strategy and the Settlement Hierarchy, and which will support the creation of sustainable communities through the provision of an appropriate range of housing types and high-quality residential environments. HSO 2 To guide urban residential development in a sequential manner outward from the centre of the settlements to maximise the use of existing and future infrastructure provision, to promote sustainability, to make more efficient use of underutilised lands, and to avoid the extension of services and utilities to more remote areas. HSO 3 To encourage and promote the re-use of vacant units for residential use subject to compatibility with existing and proposed surrounding uses, whilst also having due regard to the need to not adversely affect: surrounding residential amenity, protected bat species, European sites, and areas of biodiversity value; and the need to appropriately conserve built heritage. HSO 4 To promote social inclusion by ensuring an appropriate balance between social, specialist and private (both rented, and owner occupied) housing is provided within communities. HSO 5 To provide accommodation for all sectors of society, including the needs of the Travelling Community in accordance with the current, and any future, Traveller Accommodation Plan, and ethnic minorities, as far as is reasonable and practicable utilising the full range of housing options available. HSO 6 To support the Council in the acquisition of land for the delivery of independent living for older people and those with specialist needs through the provision of purpose-built accommodation. HSO 7 To facilitate the provision of suitable accommodation, where a need is identified, for those with special needs, for the homeless and for those in need of emergency accommodation. HSO 8 To provide social housing in partnership with voluntary and co-operative housing bodies as well as through agreements with private developers and the local authority’s own house building programme. HOUSING STRATEGY OBJECTIVES

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    88 Monaghan County Development Plan 2025 – 2031 3.19 MONITORING AND IMPLEMENTATION The Act provides for the monitoring of the implementation of the County Housing Strategy within two years of the making of the Plan as required under Section 15(2). The Housing Strategy may be amended, and the Development Plan varied accordingly if new or revised housing needs within the functional area of the Local Authority is identified. HSO 9 To encourage and support proposals for new residential developments that offer a range of types, sizes, design and tenures of housing units, such as retirement housing or assisted housing schemes. HSO 10 To support a range of mixed tenure housing types and forms which provide affordable and accessible housing for people of various ages, abilities, and family sizes, while meeting all planning and environmental considerations, particularly in respect of housing in the rural areas. HSO 11 To encourage the acquisition of land and the activation of council owned land for sustainable housing and to promote and facilitate the provision of serviced sites within towns and villages. HSO 12 To support the development of nursing homes, residential care facilities, and sheltered housing whilst ensuring these facilities are integrated within the communities they serve. HSO 13 To encourage and support the provision of service sites within smaller towns and villages.

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