Offaly County Development Plan 2021–2027 (as varied) — Chapter 2: Core Strategy

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   Offaly County Development Plan 2021-2027 Chapter 2 Core Strategy, Settlement Strategy and Housing Strategy Page 50 Self-Sustaining Growth Town A sub-county market town that has significant employment and service functions relative to its regional and local catchment, has good regional transport links and has the capacity for continued commensurate growth to become more selfsustaining. It supports the regional driver role of Tullamore, and acts as an important local driver providing a range of functions for its resident population and its surrounding catchment including housing, employment, services, retail and leisure opportunities. The town should grow at a sustainable level appropriate to its position in the settlement hierarchy. Birr including Crinkill Self-Sustaining Towns These towns support the regional driver role of Tullamore, and act as important local drivers providing a range of functions for their resident population and their surrounding catchments including housing, employment, services, retail and leisure opportunities. These towns have experienced rapid population growth with high levels of commuter focused residential expansion without equivalent increase in jobs and services. They require consolidation and targeted ‘catch up’ investment in services, infrastructure, suitable transport options, amenities and local employment whilst balancing housing delivery and focusing on consolidation to become more self-sustaining. Portarlington Edenderry Towns The towns have a local service and employment function. There is a need to promote regeneration and revitalisation of towns and support local enterprise and employment opportunities to ensure their viability as service centres for the surrounding rural areas. Those in proximity to the larger urban centres have experienced significant growth and urban generated pressures and require the levels of growth to be managed and to ensure that there is a requisite service level for the existing population. Clara Banagher Rural ‘Rural’ encompasses smaller towns (population less than 1,500 persons), villages, Sráids and the wider open countryside. There may not be good public transport or regional connections and may be highly car dependent. Promote and identify regeneration and revitalisation projects for villages and support local employment and services and targeted rural housing policies. Smaller Towns: Daingean Ferbane Kilcormac Villages: Ballinagar Ballycumber Belmont

2. Page 32

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   Offaly County Development Plan 2021-2027 Chapter 2 Core Strategy, Settlement Strategy and Housing Strategy Page 51 Improve connectivity, support job creation particularly in a more diverse range of sectors. Protect rural resources. The open countryside provides for rural economies and rural communities, based on agriculture, forestry, tourism and rural enterprise. This should be facilitated while avoiding over-spill development from urban areas and urban generated housing. The sustainable development of the open countryside will be supported. Bracknagh Cloghan Clonbullogue Cloneygowan Coolderry Geashill Killeigh Kinnitty Moneygall Mountbolus Mucklagh Pollagh/Lemanaghan Rahan Rhode Riverstown Shannon Harbour Shannonbridge Shinrone Walsh Island Sráids: Ballinamere Ballyboy Ballycommon Ballyfore Blueball Boher Boora (Leabeg) Brosna Cadamstown Clareen Clonfinlough Croghan Doon Dunkerrin Durrow Fivealley Garryhinch High Street Horseleap Kilclonfert Killina Killurin Killyon Lusmagh Rath Roscomroe Tober Open countryside:

3. Page 33

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   Offaly County Development Plan 2021-2027 Chapter 2 Core Strategy, Settlement Strategy and Housing Strategy Page 52 This is land outside the boundaries of the above settlements.

4. Page 34

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   Offaly County Development Plan 2021-2027 Chapter 2 Core Strategy, Settlement Strategy and Housing Strategy Page 53 2.5 Settlement Strategy Policies Note • Policies set out in the Core Strategy and Housing Strategy are relevant to the Settlement Strategy and should be read in conjunction with the policies hereunder. • Residential Development standards are located within Chapter 13 Development Management Standards. Countywide SSP-01 It is Council policy to develop the county in accordance with the Settlement Hierarchy and to require future residential development to locate at and be of a scale appropriate to the settlement tiers and levels identified in the Core Strategy Table. SSP-02 It is Council policy to require at least 30% of all new homes that are targeted in settlements to be located within the existing built-up footprint of the settlements7 in an effort to make settlements more compact and reduce unsustainable urban sprawl and ribbon development. SSP-03 It is Council policy to strengthen the core of settlements and encourage the compact growth of settlements by way of the development of infill sites, brownfield lands, under-utilised land / buildings, vacant sites, and derelict sites within the existing built-up footprint of the settlements, and develop outwards from the centre in a sequential manner. SSP-04 It is Council policy to arrest the decline and stagnation in areas that have experienced low population growth or decline in recent decades and manage the growth of rural areas that are under strong urban influence and stronger rural areas to avoid over-development, whilst sustaining vibrant urban communities. SSP-05 It is Council policy that residential development proposals shall be prepared, designed and laid out in accordance with the standards as set out in Chapter 13 Development Management Standards and Section 28 Ministerial Guidelines. This includes promoting densities, high quality design, layout and public realm for new residential development appropriate to its location and surrounding context, while recognising the need to protect existing residential communities and the established character of the area. Key Town (Tullamore) SSP-06 It is Council policy to strategically prioritise the development of Tullamore to underpin its role as a designated Key Town and driver of economic development for the county. SSP-07 It is Council policy to require sustainable, compact, sequential growth and urban regeneration in Tullamore by consolidating the built-up footprint through a focus on regeneration and development of town centre infill and brownfield sites, and encouraging regeneration of underutilised, vacant and derelict lands for residential development and mixed use to facilitate population growth. 7 National Policy Objective 3c of the National Planning Framework 2018 states ‘Deliver at least 30% of all new homes that are targeted in settlements other than the five Cities and their suburbs, within their existing built-up footprints’.

5. Page 35

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   Offaly County Development Plan 2021-2027 Chapter 2 Core Strategy, Settlement Strategy and Housing Strategy Page 54 Self-Sustaining Growth Town (Birr) SSP-08 It is Council policy that Birr, a Self-Sustaining Growth Town, continues to grow at a sustainable level and at a commensurate scale in accordance with the Core Strategy Table in an effort to become more self-sustaining. SSP-09 It is Council policy to reinforce the attractive rural character of Crinkill, which exists at present, by permitting appropriate and sensitively designed new development. Self-Sustaining Towns (Edenderry and Portarlington) SSP-10 It is Council policy that Edenderry and Portarlington, Self-Sustaining Towns which have experienced high levels of commuter driven population growth and have weak employment bases, are developed to deliver population growth at a rate to achieve a sustainable balancing effect that is in line with the Core Strategy Table, and to deliver consolidation and targeted ‘catch up’ investment in services, infrastructure, amenities and local employment in order to become more self-sustaining. Towns (Banagher, Clara) SSP-11 It is Council policy to support housing and repopulation taking place within towns in a consolidated, sustainable and sequential manner, whilst also managing the levels of growth at an appropriate scale to ensure compliance with the Core Strategy Table. SSP-12 It is Council policy to promote the regeneration and revitalisation of towns and support local enterprise and employment opportunities to ensure their viability as service centres for the surrounding rural areas. Rural (Smaller Towns, Villages, Sráids and Open Countryside) (A) Smaller Towns (Daingean, Ferbane, Kilcormac) SSP-13 It is Council policy to support housing and repopulation taking place within smaller towns in a consolidated, sustainable and sequential manner, and to promote the provision of serviced sites supported by Irish Water in order to attract people to build their own homes and live in small towns, as an alternative to one-off housing whilst also managing the levels of growth at an appropriate scale to ensure compliance with the Core Strategy Table. SSP-14 It is Council policy to facilitate the expansion of and provision of new mixed-use and employment-generating development within smaller towns at an appropriate size and scale subject to normal planning requirements. SSP-15 It is Council policy to promote the regeneration and revitalisation of smaller towns and support local enterprise and employment opportunities to ensure their viability as service centres for the surrounding rural areas. SSP-16 It is Council policy to be proactive in piloting combined local authority and private investment to stimulate high quality individual housing or private site development to attract population growth and further investment in smaller towns, subject to resources.

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   Offaly County Development Plan 2021-2027 Chapter 2 Core Strategy, Settlement Strategy and Housing Strategy Page 55 (B) Villages (listed in the Settlement Hierarchy) SSP-17 It is Council policy to support housing and repopulation taking place within villages in a consolidated, sustainable and sequential manner, and to promote the provision of serviced sites supported by Irish Water in order to attract people to build their own homes and live in villages as an alternative to one-off housing, whilst also managing the levels of growth at an appropriate scale to ensure compliance with the Core Strategy Table. SSP-18 It is Council policy to facilitate the expansion of and provision of new mixed-use and employment-generating development within villages at an appropriate size and scale subject to normal planning requirements. SSP-19 It is Council policy that there will be a presumption in favour of small developments of differing scale and character rather than larger, more homogenous urban-scaled housing ‘estates’. (For example 3 separately designed 10-house developments would generally be preferable to a single homogenous suburban style 30-house development). This approach would be more likely to create a sense of individualism and differing aspirations to each development. SSP-20 It is Council policy to be proactive in piloting combined local authority and private investment to stimulate high quality individual housing or private site development to attract population growth and further investment in villages, subject to resources. (C) Sráids (listed in the Settlement Hierarchy) SSP-21 It is Council policy to support housing taking place within Sráids to act as a viable alternative to one-off housing in the open countryside but with limited scope for small-scale multi-house developments of up to 4 houses only. SSP-22 Within the designated development limits of the Sráids, development will be permitted where it involves infilling, conversion, single site housing development, or the use of derelict or underutilised land or premises, subject to siting, design, protection of residential amenities and normal development management criteria. SSP-23 It is Council policy to encourage the sustainable, balanced development of the Sráids in an incremental manner, with the emphasis on small scale development over a medium to long-term period, in keeping with the character of the settlement. SSP-24 It is Council policy that where a multi-unit residential development (2 to 4 houses) is proposed within the boundary of a Sráid, the onus will be on the developer to justify the demand for housing proposed. SSP-25 It is Council policy that any development shall be centred on the focal point of the settlement assisting in creating a ‘centre’ with a greater sense of place, and shall be subject to the satisfactory provision of infrastructure and services. SSP-26 It is Council policy to facilitate the provision of appropriately scaled commercial development within Sráids. This may include limited new mixed-use development, including employment generating development, childcare and other appropriate commercial development.

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   Offaly County Development Plan 2021-2027 Chapter 2 Core Strategy, Settlement Strategy and Housing Strategy Page 56 (D) Open Countryside Housing in Rural Areas under Strong Urban Influence and Stronger Rural Areas, and Areas of Special Control Rural Areas under Strong Urban Influence and Stronger Rural Areas include: • Electoral Divisions where at least 15% of their workforce commute to a town of population over 10,000 or a town with more than 2,500 jobs. Areas of Special Control include: • National/International Conservation Designations (Special Protection Areas, Special Areas of Conservation, Natural Heritage Areas) • Areas of High Amenity • Source Protection Zones • Restricted Regional Roads Refer to Figure 2.6 SSP-27 Having regard to the need to protect County Offaly’s natural resources, environment, landscape and infrastructure, it is Council policy to consider a single dwelling for the permanent occupation of an applicant in Rural Areas under Strong Urban Influence and Stronger Rural Areas and Areas of Special Control where all of the following (1-4) can be demonstrated: 1. The applicant has a functional economic or social requirement to reside in this particular rural area in accordance with (i) or (ii): (i) Economic requirements will normally encompass persons referred to in the revision to the Sustainable Rural Housing Guidelines 2005 and, if applicable, circulars. Pending the making of the revised Sustainable Rural Housing Guidelines by the Minister, a Functional Economic Requirement in County Offaly shall be taken as including persons who by the nature of their work have a functional economic need to reside in the local rural area close to their place of work. It includes persons involved in full-time farming, horticulture or forestry as well as similar rural-based part-time occupations where it can be demonstrated that it is the predominant occupation. The ‘local rural area’ is defined as the area generally within 8km radius (5km radius particular to Areas of Special Control) of the place of work. Or (ii) Social requirements will normally encompass persons referred to in the revision to the Sustainable Rural Housing Guidelines 2005 and, if applicable, circulars. Pending the making of the revised Sustainable Rural Housing Guidelines by the Minister, a Functional Social Requirement in County Offaly shall be taken as including (a) or (b) below: (a) The applicant was born within the local rural area, or is living or has lived in the local rural area for a minimum of 5 years (15 years particular to Areas of Special Control) at any stage prior to making the planning application. It includes returning emigrants seeking a permanent home in their local rural area. The ‘Local Rural Area’ for the purpose of this policy is defined as the area generally within an 8km radius (5km radius particular to Areas of Special Control) of where the applicant was born, living

8. Page 38

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   Offaly County Development Plan 2021-2027 Chapter 2 Core Strategy, Settlement Strategy and Housing Strategy Page 57 or has lived. For the purpose of this policy, the rural area is taken to include ‘Villages’ listed in the Settlement Hierarchy, but excludes Tullamore, Birr, Edenderry, Portarlington, Banagher, Clara, Daingean, Ferbane and Kilcormac (i.e. the Key Town, Self-Sustaining Growth Town, Self-Sustaining Towns, Towns and Smaller Towns listed in the Settlement Hierarchy. Or (b) Special consideration shall be given in cases of exceptional health circumstances - supported by relevant documentation from a registered medical practitioner and a disability organisation proving that a person requires to live in a particular environment or close to family support, or requires a close family member to live in close proximity to that person. 2. The applicant does not already own or has not owned a house in the open countryside. 3. If the site is located within an Area of Special Control, there is no alternative site outside of Areas of Special Control. 4. High quality siting and design. Housing outside of Rural Areas under Strong Urban Influence, Stronger Rural Areas and outside of Areas of Special Control SSP-28 It is Council policy that within areas of the open countryside identified as being: • Not within a Rural Area under Strong Urban Influence or not in a Stronger Rural Area • Not in an Area of Special Control (Refer to Figure 2.6) there will be a presumption in favour of applications for single houses by persons from within or outside these areas who seek a permanent dwelling and will therefore contribute to the social and economic wellbeing of the area, subject to high quality siting and design. It is the policy of the Planning Authority to prohibit speculative development in these areas. Any application for a single permanent dwelling must be made in the name of the person for whom it is intended and a condition will be attached to any permission granted requiring them to occupy the house in the first instance. Refurbishment of a Derelict Dwelling in the Open Countryside SSP–29 It is Council policy to encourage the sensitive refurbishment of existing derelict dwelling houses (policies SSP27 and SSP-28 do not apply) which have fallen derelict subject to fulfilling the following criteria: • The refurbishment provides for quality design, scale, form, material and finishes; • The refurbishment does not detract negatively from the original character of the derelict dwelling; • The existing derelict dwelling house must exhibit all the essential characteristics of a dwelling house; and

9. Page 39

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   Offaly County Development Plan 2021-2027 Chapter 2 Core Strategy, Settlement Strategy and Housing Strategy Page 58 • The existing derelict dwelling house must have last been used, as a dwelling house. Refurbishment and / or Reuse of and Existing Structure as a Dwelling in the Open Countryside SSP-30 It is Council policy to favourably consider applications (policies SSP27 and SSP-28 do not apply) for the refurbishment and/or reuse of older building stock subject to fulfilling the following criteria: • The external walls and roof are substantially intact; • The design of the proposal does not erode the siting and design qualities of the building which makes it attractive in the first instance; • The size of any extension takes account of the siting and size of the existing building; • The design, scale and materials used in the refurbishment and/or extension are in keeping and sympathetic with the existing structure; • Mature landscape features are retained and enhanced, as appropriate; and • Normal planning considerations i.e. road safety, amenities, public health, design etc. shall take precedence over the ‘principle’ of encouraging such development. Replacement of Derelict Dwelling in the Open Countryside SSP-31 It is Council policy to favourably consider applications for the replacement of derelict dwellings in the open countryside (SSP-27 and SSP-28 do not apply) subject to fulfilling the following criteria: • The derelict building was last used as a dwelling house which exhibits all the essential characteristics of a dwelling house; • The siting of a replacement dwelling should be within the same curtilage as the existing building; • The derelict dwelling or parts of the derelict dwelling is not of special, architectural, historical, archaeological, artistic, cultural, scientific, social or technical interest; and • The derelict dwelling was not inappropriately sited in the first instance; for example, located in an area at flood risk or located in an area which would result in public health or traffic hazard issues. Replacement of Habitable House in the Open Countryside SSP-32 It is Council policy to consider applications (policies SSP27 and SSP-28 do not apply) for replacement of a habitable dwelling with a new single dwelling subject to fulfilling the following criteria: • The existing dwelling house must exhibit all the essential characteristics of a dwelling house; • The existing dwelling house must be in use, or have last been used, as a dwelling house. This use must not have been abandoned or changed from another use, without previous planning permission;

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    Offaly County Development Plan 2021-2027 Chapter 2 Core Strategy, Settlement Strategy and Housing Strategy Page 59 • The existing dwelling or parts of the dwelling must not be of special, architectural, historical, archaeological, artistic, cultural, scientific, social or technical interest.; and • Acceptable environmental, siting (be within the same curtilage of the existing dwelling house), design and layout standards must be proposed. Ribbon Development SSP-33 It is Council policy to consider applications for housing that fall under the description of ‘ribbon development’ against Appendix 4 of the Sustainable Rural Housing Guidelines for Planning Authorities, 2005, or any subsequent Guidelines.

Source Offaly County Council: Offaly County Development Plan 2021–2027 (as varied) — Chapter 2: Core Strategy (2021–2027) · 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.