Tipperary County Development Plan 2022–2028

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   TIPPERARY COUNTY DEVELOPMENT PLAN 2022 – 2028 VOLUME 1 112 • Reform of the ‘Fair Deal Scheme’ to remove the disincentive to bring vacant homes to the market and to encourage rental of vacant homes; • Tackle unfinished estates with a view to minimising any vacancy levels; • Introduction of a vacant property tax; • New regulations that will require short-term and holiday-lets to register with Fáilte Ireland; • The enhancement of the ‘Repair and Leasing Scheme’ which targets owners of vacant properties who cannot afford or who do not have access to the funding required to bring the properties up the standard of a rental property. The Council will engage with measures and initiatives under ‘Housing for All’ to tackle vacancy in towns and villages throughout the county. The NPF and the RSES both emphasise the need to revitalise rural towns and villages, by investing in projects which support economic activity and liveability in our towns and villages, improving the public realm and providing services and infrastructure to support town and village regeneration. This is enshrined in ‘Town Centre First’ A policy approach for Irish Towns (DHLGH and DRCD, 2022) ‘Housing for All’ Plan (DHLGH, 2021). Through this Plan and the Town Development Plans and LAPs (any review thereof), and in tandem with national policy objectives to support a collaborative approach to town centre revitalisation and regeneration, a framework for sustainable places is set out. 7.2 Framework for Regeneration 7.2.1 ‘Town Centres First’ In accordance with Our Rural Future, Rural Development Policy 2021 – 2015 (Government of Ireland, 2021), Town Centre First’ A policy approach for Irish Towns (DHLGH and DRCD, 2022) and ‘Housing for All’, a New Housing Plan for Ireland, (Government of Ireland, 2021) a ‘Town Centre First’ policy approach encourages stakeholders, including local authorities and communities to put town centres at the heart of decision-making. The Government’s ‘Town Centre First’ National Figure 7.1: Heritage Council Collaborative Town Centre Health Check Key Partners

2. Page 122

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   TIPPERARY COUNTY DEVELOPMENT PLAN 2022 – 2028 VOLUME 1 113 Programme, will play a vital role in developing a co-ordinated, action led approach to town centre regeneration and re-vitalisation around the country, and in recovery from the effects of the Pandemic. The policy envisages a strategic approach to town centre regeneration (through the collaborative work of Town Teams and Local Authority Town Regeneration Officers), and promoting residential occupancy in rural towns and villages is at the heart of the Plan. Implementing the ‘Town Centre First’ approach will require a broader ‘area enabling strategy’ providing both advisory and financial supports for property owners and those seeking homes in towns. In this respect, the Council has already put in place a proactive regeneration strategy with funding under the RRDF and URDF (Table 7.1 sets out key projects to date), and will continue to build on this over the lifetime of the Plan (including through the preparation of LAPs as set out and the preparation of Town Centre First Plans). This approach has already been embraced in towns in the county, for example, in Tipperary Town, where the Tipperary Town Task Force has applied the Heritage Council Collaborative Town Centre Health Check (CTCHC)48 framework to gather data and lead actions. The CTCHC supports better town management by closely working with the business community, using detailed surveys and consideration of local matters such as vacancy etc. The Council supports the CTCHC approach as a part of an integrated approach to town centre management, revitalisation and regeneration. The Council leads a significant regeneration programme focusing on towns, with multi-disciplinary teams to support renewal and regeneration, and to actively pursue economic regeneration and revitalising opportunities in line with Project Ireland 2040. Since 2018, significant funding has been received under the URDF and RRDF programmes by the Council. This collaborative placemaking framework for each town centre supports the overall vision of the development of each town in terms of a local and a strategic regeneration scale, building on their strengths and capacities, as set out in Chapter 4 Settlement Strategy. The Council will continue to dedicate resources and support for these important programmes. As part of its regeneration programme, the Council will also seek to maximise the benefit of other, and emerging schemes, such as the Town and Village Renewal Scheme, Ceantair Laga Árd-Riachtanais (CLÁR), Revitalising Areas by Planning, Investment and Development (RAPID), the Rural Recreation Scheme and the Community Facilities Fund, Historic Towns Initiative etc. 48 The Heritage Council, RGDATA and the Retail Consortium, have developed a trans-disciplinary National Collaborative Town Centre Health Check Programme (CTCHC).

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   TIPPERARY COUNTY DEVELOPMENT PLAN 2022 – 2028 VOLUME 1 114 Table 7.1 Projects and Funding awarded under the URDF and RRDF Regeneration programme (2021) District Project Title Brief Description Total Costs of Project Grant Awarded € Clonmel Kickham Barracks Regeneration Phase 1, Clonmel Public Realm, Civic Plaza & Carpark €7,356,546.00 €5,274,803.00 Clonmel Regional Sports Hub, Clonmel Sports Facility €7,806,701.00 €5,320,158.00 Clonmel Kilsheelan Cluster Housing Serviced Sites Development of serviced sites for the purpose of high-quality energy efficient homes and development of a park in the heart of the village €670,833.00 €603,750.00 Nenagh Nenagh Historic and Cultural Quarter Nenagh Historic and Cultural Quarter - A Tourism Led Regeneration Plan €896,712.00 €672,534.00 Nenagh Nenagh Centre of Excellence A new centre of excellence for sustainable energy in the heart of Nenagh town €12,700,000.00 €9,525,000.00 Thurles Liberty Square Enhancement Scheme, Thurles Development of a car park off Liberty Square and extensive public realm works on Liberty Square €10,075,291.00 €5,390,291.00 Thurles Templemore Town Hall Cultural and Enterprise Centre Re-development of former Town Hall for cultural and enterprise uses, with public realm enhancement works €2,810,000.00 €2,107,500.00 Thurles Thurles Market Quarter A multi-functional space for local food and craft producers, artists and performers and refurbishment of an old farm building for use as a café with office space for the MIC Student’s Union. €3,825,700.00 €3,443,130.00 Cahir- Cashel- Tipperary Tipperary Town Market Yard Public Realm Enhancement Plan €730,392.00 €547,794.00 Cahir- Cashel- Tipperary Tipperary Town River Ara Walkway River Ara Riverside Park €711,626.00 €533,719.00

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   TIPPERARY COUNTY DEVELOPMENT PLAN 2022 – 2028 VOLUME 1 115 Cahir- Cashel- Tipperary A Pathway to the Regeneration of Cahir Town Centre Regeneration of Cahir Town Centre - Re-establishing the Historic Square as a Living- Working Quarter €951,354.00 €663,362.00 Carrick on Suir Carrick-on-Suir Regeneration Plan Carrick-on-Suir Regeneration Plan - A Journey from the Suir Blueway to the Ormond Castle Quarter. €487,500.00 €365,625.00 Carrick on Suir Fethard Town Park A new Town Park focusing on community facilities to improve health and wellbeing €2,600,000.00 €2,600,000.00 €51,622,655.00 €37,047,666.00 7.2.2 Streets as Places for People The streets and public realm are important for place-making and sustainable communities. The Design Manual for Urban Roads and Streets (DTTS and DECLG, 2010) puts well-designed streets at the heart of sustainable communities, and supports government policies on the environment, planning and transportation. New development will be expected to deliver the standards set out and in particular: • Highly connected streets which allow people to walk and cycle to destinations in a direct and easy-to-find manner. • A safe and comfortable street environment for pedestrians and cyclists of all ages. • Streets that contribute to attractive and lively communities. • Streets that calm traffic via a range of design measures that make drivers more aware of their environment. The Council also supports the NPF “10-Minute Town” concept in seeking to have all community facilities and services accessible within a 10-minute walk or cycle from homes, or accessible by public transport services, and in turn reducing the need to travel by car and carbon emissions. The SRA have produced a framework and methodology that will support local transport planning for our Key Towns, and this will be further developed thorough a framework for active travel and sustainable transport in our towns and villages, see Chapter 12 Sustainable Transport. Figure 7.2: SRA 10-Minute Towns methodology

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   TIPPERARY COUNTY DEVELOPMENT PLAN 2022 – 2028 VOLUME 1 116 7.2.3 Greening of our Urban Areas An ‘Urban Greening’ approach supports compact growth and quality placemaking and helps ensure the health and wellbeing of communities and builds resilience to climate change. The Council will seek to support compact growth in settlements, with a greener public realm and the greening of buildings (such as living/green roofs and living/green walls). The Council will support investment in natural and indigenous planting and landscaping in urban areas, in accordance with the approach set out in the All Ireland Pollinator Plan. New developments shall include urban greening as a fundamental element of site and building design, incorporating measures such as high-quality, bio-diverse landscaping (including tree planting), nature-based solutions to SUDS and provision of attractive routes and facilities for the pedestrian and cyclist. 7.2.4 Achieving Urban Infill/ Brownfield and Town Centre Development The NPF places a clear emphasis on urban infill/ brownfield development in towns with an objective that 30% of new homes will be located within existing built–up footprints. It is a key ambition of the Council to enable urban infill/brownfield development, and to ensure the practical implementation of the objectives for compact growth and regeneration, including through land activation measures. The Council will seek to work on a collaborative basis with stakeholders to activate strategic public land banks, as may be identified within towns across the county. With respect to sites in private ownership, the Council will seek to collaborate with landowners to support them in activating the land through pre-planning advice, and design services where appropriate, and will also consider interventions such as site assembly, demolition and clearance and the provision of facilitating infrastructure. Strategic brownfield or disused sites suitable for redevelopment in the central areas of towns are identified in Volume 2 in the Village Statements for Ballina, Newport and Fethard, in the LAPs for Roscrea and Cahir, and in the relevant Town Development Plans (and any review thereof). The Council will seek to secure appropriate uses for such strategic sites and will facilitate the amalgamation of a number of brownfield sites in order to secure their appropriate redevelopment as opportunities arise. New brownfield or infill development will be required to respect the historic character, visual quality and permeability of town centres. New design shall be appropriate for its context and shall actively seek to improve the character and quality of the area and protect residential amenities. The Council will seek to enhance the role of town centres by ensuring that new development is designed and finished in a manner that will enhance the public realm in accordance with the Retail Design Manual (DEHLG 2012).

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   TIPPERARY COUNTY DEVELOPMENT PLAN 2022 – 2028 VOLUME 1 117 7.2.5 Diversity of Uses A diversity of uses makes an important contribution to the function of town centres, and as such a mix of uses will be accommodated to facilitate the provision of a range of services, and to enhance the vibrancy of towns. The appropriate mix and level of uses will depend on the nature and size of the settlement, however there will be a presumption in favour of development that fulfils evidencebased housing or service needs. The Council, in considering proposals for development, will seek to ensure that a balance of uses and diversity is maintained, and may restrict development where a proliferation of a particular use detracts from the function of the town centre. 7.2.6 Vacant Property Strategy Many of our towns and villages have vacant properties in their central areas, these present opportunities for reuse and redevelopment as new homes and businesses. An excessive concentration of underused sites or derelict sites can detract from the visual amenity, tourism potential and residential amenity of an area, and from the property value of adjoining properties. The Council maintains a register of all derelict sites and dangerous structures throughout the county in line with the Derelict Sites Act 1990 and the Local Government Sanitary Services Act 1964 (or any amendment thereof) Act. The Council will encourage, through collaboration and support, for example, through the Commercial Vacancy Incentive Scheme, and through legal mechanisms, where appropriate, the maintenance and active use of town/village centre buildings, and the reduction in the number of properties registered as derelict or dangerous. Vacant Buildings The Town Centre First framework will deliver mechanisms for developing improved data to help to better understand our towns, and inform subsequent policy development and targeted regeneration measures. This is particularly important in setting out an action plan for the management of vacancy, and in setting out evidence-based targets for the active reuse of buildings in the town centre. Using a consistent methodology and a collaborative approach, the Council will identify vacancy in Tipperary’s towns, and set proactive targets for the reduction of vacancy as part of LAPs. In partnership with Town Teams, the Council will seek to actively achieve vacancy targets and encourage residential uses in town/village centres, such as at ground floor in certain instances, or locations and in living over the shop arrangements through the flexible application of parking, amenity space and internal space standards where these standards cannot be practicably met on- Figure 7.3: Model for reuse of vacant building

7. Page 127

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   TIPPERARY COUNTY DEVELOPMENT PLAN 2022 – 2028 VOLUME 1 118 site and will continue to seek ways, having consideration to national and regional guidance to promote the reuse of vacant floorspace in town centre areas. Vacant Sites In line with the Urban Regeneration and Housing Act 2015, the Council maintains a ‘Vacant Sites Register’ of lands in the Council area that are suitable for housing but have not been put forward for development. A vacant site is defined as either: • The site is residential land (more than 0.05 hectares), there is a need for housing in the area, the site is suitable for housing and the majority of the site has not been in use for an extended period of time. • The site is regeneration land (other than residential land), the majority of the site has not been in use for an extended period of time, or the site is having a negative impact on existing amenities or on the character of the area. In line with Housing Policy Objective 15.2 of ‘Housing for All’, new provisions to activate land for residential purposes will, in due course, replace the Vacant Site Levy as provided for in the Finance Act 2021 (DOF, Revenue Commissioners and DHLGH, December 2021). The Council will continue to support the provisions of the Urban Regeneration and Housing Act 2015, and in due course, the Finance Act 2021, as part of a vacant property strategy. 7.3 Retail Development The Council recognises the role of retail quality and choice in settlements, both in meeting local shopping needs, and in contributing to the viability of town centres and the wider economy. A shift towards increased access to retailing by public transport, cycling and walking in accordance with the Government’s ‘National Sustainable Mobility Policy (DoT, 2022), is a key policy of the Retail Planning Guidelines (DHLGH, 2012). The location of new retail development in town centres where it is easily accessible by public transport, and on foot, is a key component of this policy approach. In line with the Retail Planning Guidelines for Planning Authorities and the supporting Retail Design Manual, (DECLG 2012) the following policy objectives apply to retail development: 1) New retail development is to be plan-led, and based on the retail hierarchy, 2) New retail development in settlements is to occur on a sequential basis, 3) Quality retail development will be facilitated at suitable locations to support competitiveness, 4) Increased access to retailing to be by public transport, cycling and walking in accordance with the ‘National Sustainable Mobility Policy (DoT, 2022), and, 5) New retailing development to be of high-quality design standard.

8. Page 128

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   TIPPERARY COUNTY DEVELOPMENT PLAN 2022 – 2028 VOLUME 1 119 7.3.1 County Retail Hierarchy The retail hierarchy indicates where retail services of differing sizes, scale and retail offer should be located, having regard to existing infrastructure and proximity to significant catchment populations. New retail development must be appropriate to the scale and function of the settlement in which it is located, in line with the retail hierarchy. Table 7.1: Retail Hierarchy, Function and Management Category Locations Retail Function Retail Management Key Town Clonmel Clonmel performs an important convenience and comparison role in the county and the region. It provides high quality comparison and convenience retail choice in the town with a dedicated shopping centre and retail warehouse parks. To support and acknowledge the role of Clonmel as the primary retail centre of Tipperary and particularly in the south of the county, and to support its role in the southern region. New retail warehousing and convenience retailing will be facilitated where it is demonstrated that there is a need for additional floor space and where it will support the town centre. Key Towns Nenagh and Thurles These towns also have an important -regional role with a good range of convenience and comparison offer. They service a large rural catchment and are not expected to compete directly with each other or with Clonmel. Both towns have strong established central areas and their strengthening and environmental improvement is a priority. To acknowledge the vitality and viability of Nenagh & Thurles in the greater Limerick/Shannon region. There is a preference for new retail floor space to locate in, or adjacent to, the town centre to maintain commercial synergy. Edge of town retail floorspace is only acceptable where it is demonstrated that there is a need for additional floor space of this type and where it will support the town centre. District Towns Carrick-on-Suir, Roscrea, Tipperary, Cashel, Cahir, Templemore These towns have important sub-county roles, with good choice in convenience and comparison retail offer. Existing vacancy has been identified in dedicated retail ware house parks and some shopping centres. There are established central areas with varying levels of retail vacancy and the strengthening of and To support an appropriate range of retail choice to serve the needs of rural catchments and protect the vitality of the town centres. New convenience retailing will be only acceptable where there is a demonstrated need and it will support the town centre. New retail warehousing may be facilitated, but only where it is demonstrated that there is a need for additional floor space and where it will support the town centre.

9. Page 129

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   TIPPERARY COUNTY DEVELOPMENT PLAN 2022 – 2028 VOLUME 1 120 environmental improvement of these will be a priority. Rural Areas and Local Shopping Service Centres These are important providers of local convenience shopping, e.g. local supermarkets or convenience shops and comparison shopping e.g. small-scale hardware, pharmacies and clothes shops. Focus will be on town/village centre vitality and meeting local convenience needs along with the retention of key rural services such as Post Offices. To support, promote and protect these centres and their roles in local shopping and provision of a range of day to day services and facilities. New convenience and comparison floor space of an appropriate scale will be supported in the central areas subject to appropriate design. Dedicated retail warehouse parks or edge of centre shopping will generally be directed to higher tier settlements. Local Service Centres and Settlement nodes. Retailing in these centres provides important day to day shopping and is especially vital for those who cannot easily make the trip to the larger centres. The focus will be on local convenience shopping. To support, promote and protect the county’s villages which play an important role in local shopping and provide a range of essential day to day services and facilities for all members of the community. Open Countryside Demand for shopping and services in the open countryside will be met in the network of towns and villages. Retailing in the open countryside will only be considered when associated with agricultural/rural production on site. 7.3.2 Retailing in Settlements Retailing plays an important function in ensuring buoyant and thriving centres, and the Council will pro-actively facilitate appropriate retail development proposals in town and village centres. In order to protect the function of town centres, retail developments at edge of town centres, will be required to demonstrate compliance with the ‘Sequential Approach’ as set out in Retail Planning Guidelines for Planning Authorities (DEHLG 2012), and to be accompanied by a Retail Impact Assessment to demonstrate that the development would not have an adverse impact on the vitality or vibrancy of town centres. The Town Development Plans, LAPs and the Village Settlement Plans set out in Appendix 2 have delineated Primary Retail Areas and/or town or village centre zoning (as the case may be), to focus new retail development on central areas. The reuse and uptake of existing vacant retail units in town centre areas is a primary objective of the Plan. The Council will seek a proactive approach to addressing existing retail floor space vacancy and in cases where new development is proposed on edge of centre or out of centre sites, the

10. Page 130

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    TIPPERARY COUNTY DEVELOPMENT PLAN 2022 – 2028 VOLUME 1 121 Council will assess the need for the development, having consideration to the location of existing vacant retail floor space. 7.3.3 Retail in the Open Countryside Retail proposals in the open countryside will be encouraged to locate in one of the many existing towns and villages in the county. In exceptional circumstances, certain types of small-scale retail use in the open countryside outside of settlements may be acceptable. Proposals will be assessed on a case-by-case basis, considering its need to locate in the rural area, and not within a settlement, and may be permitted in the following limited circumstances: 1) A retail unit which is ancillary to activities arising from on-farm diversification, 2) A retail unit associated with tourism or recreation where it is ancillary to the main use, 3) A small-scale retail unit attached to an existing or approved craft/artisan49 workshop retailing the product direct to the public. 7.3.4 Retail Warehousing Retail warehouse parks in some of our towns are currently vacant or under used, and such vacancy will be an important consideration in assessment of need for new retail warehouse floorspace in these towns. The Retail Planning Guidelines for Planning Authorities, (DECLG 2012), state that there should be a general presumption against further development of retail warehousing on out-of-town sites. In view of the above, the need for any additional retail warehousing, will be carefully assessed at planning application stage having regard to existing retail warehouse provision, and potential impacts on the vitality and viability of town centres. A sequential test and a retail Impact assessment (if considered necessary), shall be submitted in support of any such proposal at planning application stage. The range of goods sold in retail warehouse parks will be controlled to protect the comparisonshopping function of town centres, with retail warehousing to be primarily devoted to bulky goods. 7.4 Planning Policy It is the Policy of the Council to: 7 - 1 (a) Have regard to the Settlement Plans as set out in Volume 2, the relevant LAPs and the relevant Development Plan for each town (until replaced with a LAP) in accordance with Table 4.2: Framework of Town Plans and Local Area Plans). (b) Require the incorporation of innovative design solutions for density, maximum permeability and interconnectivity, the ‘10-Minute town’ concept and enhancement of residential amenity. 49 Such a workshop shall be operated by the craftsperson/artist who is a full-time resident at the site.

Source Tipperary County Council: Tipperary County Development Plan 2022–2028 (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.