Development plan · Tipperary County Council
Tipperary County Development Plan 2022–2028
The council's development plan written statement: its strategy, policies, objectives and development standards. Variations adopted since are not in this text.
Tipperary County Council · 2022–2028 · 226 pages
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- TIPPERARY COUNTY DEVELOPMENT PLAN 2022 – 2028 VOLUME 1 72 4.4.6 Templemore The Town Profile Plan (Figure 4.17) for Templemore illustrates the town boundary, compact growth area, walking and cycling distances and other relevant planning opportunities and constraints. The compact nature of the town and its suitability to support a ‘10-minute town concept’ and active travel is evident. Templemore has a growing population of 2071 and an excellent location on the Dublin to Cork rail line. The Garda Training College at Templemore is the national centre for police training, development and education within the Irish State and a significant employer for the town. Templemore Town Park is considered one of Ireland’s finest parks, boasting extensive park woodland with an abundance of wildlife, flora and fauna. Templemore has received funding under the RRDF for strategic regeneration centred on the re-development of the former Town Hall for cultural and enterprise uses, with public realm enhancement works and linkages. Templemore will continue to grow as a District Town and to support a high quality of life for its residents. Figure 4.16 Templemore Town Centre
- TIPPERARY COUNTY DEVELOPMENT PLAN 2022 – 2028 VOLUME 1 73 Figure 4.17 Templemore Town Profile Plan
- TIPPERARY COUNTY DEVELOPMENT PLAN 2022 – 2028 VOLUME 1 74 District Towns: Strategy for Growth District Towns will continue to grow as part of a balanced urban structure, with an expected population increase of between 15% and 20% for each town in line with Section 2.5.3 Population Growth and Distribution. The residential function of these centres will be strengthened and improved, and they will be promoted as desirable places in which to live and work, noting the economic specialties of each town as outlined above. The District Towns will continue to perform an important role in the county by providing employment opportunities, high quality retail choice, regional transport services and community services for their hinterlands in line with their capacities for growth and expansion. The Council will work with the community to support more sustainable transport patterns, active travel and modal shift. The Core Strategy has outlined a population and housing projection and a maximum residential land zoning allocation for the towns. A detailed assessment and review of land zoning will be carried out in line with the NPF Methodology for a Tiered Approach to Land-zoning to inform the preparation of new LAPs or review of existing for each of these towns in line with Table 4.2: Framework of Town Plans and LAPs. 4.5 Local Towns The towns of Ballina, Newport and Fethard are each defined as ‘Local Towns’ having consideration to their size, capacity and unique characteristics. 4.5.1 Ballina Ballina is located on an important bridging point on the River Shannon and is a twin town with Killaloe in County Clare. Ballina’s population is 2,632, and it has grown significantly having consideration to its linkages with the Limerick Metropolitan area, it’s ready commuting distance to the city and excellent quality of life. Ballina is characterised by its location in the Lough Derg Lakelands, and its excellent amenities including marina, boating, walking and fishing. Ballina-Killaloe are ‘Hub Towns’ in the Shannon Tourism Master Plan 2020 – 2030. A new bridge is being constructed south of the historical Killaloe-Ballina Bridge, and is key to the easing of current traffic congestion. Growth and expansion of the tourism sector will be supported in line with the Shannon Tourism Master Plan 2020 – 2030, and the Lough Derg Visitor Experience Development Plan 2021 – 2024, with a focus on town centre and opportunity sites and the provision of year-round tourism facilities. 4.5.2 Newport Newport is a rural town with a population of nearly 2000 persons and the strongest growing town over the last census period. Newport is the closest Tipperary town to Limerick City, and has prospered having consideration to its linkages with the Limerick metropolitan area and its ready commuting distance. The town is characterised by its quality amenities including the Mulkear river, and location in the Silvermines mountain range. The highest of these mountains is Keeper Hill a well-used local hiking and walking area with views of Lough Derg. The Newport Town Park has been
- TIPPERARY COUNTY DEVELOPMENT PLAN 2022 – 2028 VOLUME 1 75 identified for investment, supported by the Limerick Hinterland Fund, with new facilities to include; children’s playground, zip wire, outdoor gym equipment; pump track, multi-use games area and walks and seating. Newport offers an excellent quality of life to those working either in the city or remotely, and as a Service Centre, the focus will be on consolidation of growth, regeneration and public realm enhancement. 4.5.3 Fethard The medieval town of Fethard is located north of Slievenamon in the rich Golden Vale. Its relative inaccessibility, being detached from the main transport corridors, has contributed to the preservation over the years of its outstanding medieval heritage as a Norman Walled Town, and reputation as a ‘horsey’ place. It has a standing as a national centre of excellence for the equine industry and equine tourism economy, and will build on this in the future. Medieval heritage permeates the town, and along with its relative proximity to Cashel and Cahir will support its tourism draw. There are ample opportunities in the town for careful reuse and redevelopment of existing building stock and this should be a priority in the town. Fethard received funding under the RRDF for development of a town park focusing on community facilities to improve health and wellbeing. New development will be expected to be of a scale and quality sensitive to its unique medieval heritage, and environmental amenity, and should support the town as a niche visitor destination and rural place associated with horses and its rural hinterland. Local Towns Strategy for Growth These three towns have important and individual characteristics and will continue to prosper in their roles as Local Towns for their local hinterlands and in line with their roles in the wider county. Each town has a unique character and strength to be both promoted and protected. It is expected that these towns will grow by approximately 15% over their current populations; however, the focus of growth will be on consolidation, regeneration and revitalisation. The Council will work with the community to support more sustainable transport patterns, active travel and modal shift. A detailed Settlement Plan has been prepared for each of these settlements with land zoning and written objectives as set out in Volume 2, and should be consulted along with the policies and objectives for development as set out in Volume 1. 4.6 Living in Rural Places The rural towns and villages of Tipperary are important to the character and community of our county. ‘Our Rural Future’, Ireland’s Rural Development Policy 2021-2025’, (DRCD, 2021) for a thriving rural Ireland, recognises the centrality of people, the importance of vibrant and lived-in rural places, and the potential to create quality jobs and sustain our shared environment. The Council will support investment and growth in small rural towns and villages, to make them more attractive for people.
- TIPPERARY COUNTY DEVELOPMENT PLAN 2022 – 2028 VOLUME 1 76 The rural settlements of the county have been identified in the settlement strategy as ‘Service Centres’, ‘Local Service Centres’ and ‘Settlement Nodes’ according to their scale and capacity for growth. These small towns and villages will be supported through this Plan as important centres of community life, with the local services, jobs and amenities we need to enjoy rural living. Existing rural villages will be supported in their settlement form, function and character in line with the provisions of ‘Our Rural Future: A Rural Development Policy 2021 – 2025 (DRCD, 2021) and this Settlement Strategy. In tandem with the roll-out of broadband and better local transport links, rural villages will become sustainable places to live and work, and to act as an attractive rural alternative to one-off housing in the open countrywide for local persons. In line with the RSES economic principles of ‘Smart Specialisation’ and ‘Clustering’ opportunities for towns and rural villages to act co-operatively and collectively will emerge having consideration to opportunities that will arise as a result of tourism, quality food production, sustainable energy communities etc for example, settlements on the Limerick – Waterford Transport and Economic Network and the settlements of the Munster Vales and the Lough Derg area etc. In this respect, noting the opportunities in areas such as community energy, activity-based tourism, nature-based solutions, local food production etc, the Council will support co-operative clustering of economic and social specialties, thereby supporting sustainable rural economy in Tipperary, and as addressed in Chapter 8 Enterprise and Rural Development. In line with the NPF, this Plan has set out individual Settlement Statements in Volume 2, to support rural villages as attractive locations for housing and communities. 4.6.1 Service Centres The 30 Service Centres are robust rural settlements that have a capacity to accommodate new residential growth, employment and enterprise and other appropriate uses. The Service Centres are being targeted for growth at an appropriate scale to service their local hinterlands, and to consolidate housing, local employment, public transport and a range of services. Many of these towns and villages have vacant and derelict buildings; suitable for repurposing for homes as part of broader revitalisation programmes, and this will be priority over the Plan period. These towns and villages perform important roles as retail and service providers in their local economy and are targeted for continued growth. A Settlement Statement for each Service Centre is set out in Volume 2, and will inform and guide new development in line with the policies and objectives set out in Volume 1 and the development management standards as set out in Volume 3. 4.6.2 Local Service Centres There are 36 Local Service Centres in Tipperary; these generally have a population of around 50 to 100 persons. Local Service Centres act as local residential and community centres and will accommodate an appropriate level of development, including housing and community services i.e.
- TIPPERARY COUNTY DEVELOPMENT PLAN 2022 – 2028 VOLUME 1 77 childcare, primary level education, recreation, convenience retailing etc. Many of these villages have vacant and derelict buildings in their centres, suitable for reuse and redevelopment as housing and this is a priority for all Local Service Centres. The Council will seek to maintain the existing range of rural services in place in these settlements in view of their role in reducing unnecessary travelling by rural communities to avail of basic services. A Settlement Statement for each Local Service Centre is set out in Volume 2, and will inform and guide new development in line with the policies and objectives of the Plan. 4.6.3 Settlement Nodes There are 48 designated Settlement Nodes in the county, in terms of population; most of these are significantly less than 50 persons. These are the smallest rural settlements, their character often defined by cross-roads and a cluster of old buildings such as school, church, creamery etc. These will provide for very small-scale growth to consolidate and sustain them as rural communities, and to provide a location for local scale retail and community services. New residential developments in settlements will be limited to cluster type residential schemes, of a character suitable to settlements of this size, with a focus on infill development and reuse of existing buildings. A Settlement Statement for each Settlement Node is set out in Volume 2, and will inform and guide new development in line with the policies and objectives set out in Volume 1 and the development management standards as set out in Volume 3. 4.6.4 Open Countryside This section introduces the Council policy for housing in the countryside outside of settlements, and should be read in conjunction with the overall strategy for rural development (as addressed in Chapter 8 Enterprise and Rural Development). Rural housing in the countryside will be supported by the Council as part of a framework for sustainable rural communities, and is addressed in greater detail in Chapter 5 Housing. In this respect , the Council has made distinction in line with NPF policy NPO19 between rural ‘Areas under Urban Influence’ and ‘Open Countryside’ areas having consideration to demand for ‘urban generated’ housing in certain areas and having consideration to the protection of the viability of smaller towns and rural settlements. 4.7 Planning Policy It is the policy of the Council to: 4 – 1 Support and facilitate the sustainable growth of the county’s towns and villages as outlined in the Settlement Strategy Chapter 4, thereby promoting balanced development and competitiveness, and a network of viable and vibrant settlements to support the
- TIPPERARY COUNTY DEVELOPMENT PLAN 2022 – 2028 VOLUME 1 78 needs of local communities. New development will be considered in line with the following: (a) The provisions of the relevant Town Development Plan and LAPs as set out in Table 4.2: Framework of current Town Plans and Local Area Plans shall apply to new development in each of the towns and support the provisions of this Plan as set out in Section 4.3 Key Towns and 4.4 District Towns, until replaced by LAPs. (b) The relevant ‘Settlement Statement’ as outlined in Volume 2 will apply to Local Towns, Service Centres, Local Service Centres and Settlement Nodes. (c) New development in towns and villages shall be proportionate to the scale and capacity of the receiving settlement in terms of size, use-type and design. (d) An appropriate density will apply for new residential development in line with the following guidance and any review thereof - Section 28 Sustainable Residential Development in Urban Areas Guidelines for Planning Authorities and Urban Design Manual, (DEHLG,2009), NRUP 02/2021 - Circular Letter: Residential Densities in Towns and Villages, Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas. (e) There shall be support for new development that will assist in the reversal of the decline of towns and villages, through the regeneration, reuse and redevelopment of existing buildings, spaces, brownfield and opportunity sites. 4 – 2 Ensure, in providing for the development of rural housing, that a distinction is made between ‘Areas under Urban Influence’, i.e. within the commuter catchment of cities and large towns and centres of employment, and other areas in the open countryside. 4.8 Planning Objectives It is the objective of the Council to: 4 - A Prepare LAPs in accordance with Table 4.2: Framework of Current Town Plans and LAPs in collaboration with local communities and stakeholders. As part of this process undertake the following: (a) Prepare infrastructure and serviced land assessments32(in accordance with ‘A Methodology for a Tiered Approach to Land Zoning’ of the NPF), (b) Identify ‘Strategic Sites’ suitable for collaborative regeneration, 32 the mechanisms provided for excess zoned residential land under Section 1.3.5 of Appendix A of the Development Plans, Guidelines for Planning Authorities - (2022) (and any review thereof) will be applied in the preparation of the forthcoming LAPs for the Key Towns and District Towns
- TIPPERARY COUNTY DEVELOPMENT PLAN 2022 – 2028 VOLUME 1 79 (c) Identify ‘Consolidation Sites’ within the existing built up footprints of the Key Towns and District Towns that will specifically contribute to the delivery of 30% compact growth, and (d) Actively seek the regeneration of sites, infrastructure and the built environment as part of an overall focus on compact growth, active travel and low-carbon development. 4 - B Support co-ordination and investment by infrastructure, utilities and services stakeholders, for example, Irish Water, Transport Infrastructure Ireland, the Department of Education etc, to ensure the delivery of infrastructure investment in water, wastewater and other services for towns and villages, in line with their role in the Settlement Hierarchy. 4 - C Monitor the growth patterns within individual settlements over the Plan period to determine compliance with the Core Strategy and settlement hierarchy and having consideration to NPO 3c and RPO 35 of the RSES relating to National Strategic Outcome: Delivery of Compact Housing Growth. 4 - D Support opportunities for co-operative clustering/networks of economic and social specialties in rural settlements for example, sustainable energy communities, activitybased and cultural tourism, nature-based solutions, local food production etc, thereby supporting a sustainable rural economy in Tipperary.
- TIPPERARY COUNTY DEVELOPMENT PLAN 2022 – 2028 VOLUME 1 80 5.0 Housing 5.1 Introduction The Housing Strategy, as set out in Volume 3, informs housing policy for both private and social needs, and incorporates a Housing Needs Demand Assessment (HNDA)33. It addresses in detail the housing needs of the county, based on factors such as demography and population growth, household size trends, household and community composition etc. Housing supply trends and demands are also assessed, along with affordability of housing and social housing needs and trends. In September 2021, the Government published its ‘Housing for All’ – A New Housing Plan for Ireland (DHLGH, 2021) with the aim of improving the housing system and delivering more homes of all types, for people with different housing needs by 2030. Four pathways are set out: • To support home ownership and increasing affordability • To eradicate homelessness, increase social housing delivery and support social inclusion • To increase new housing supply, and, • To address vacancy and efficient use of existing stock These pathways, and consideration of the new Affordable Housing Act, 2021, form part of this housing plan for Tipperary, supporting delivery of housing in the right locations with economic, social and environmental sustainability as core considerations. In line with ‘Rebuilding Ireland – Action Plan for Housing and Homelessness’ (DHPCLG, 2016) and the HNDA, it is planned that towns and villages will grow their populations and economies with corresponding provision of new homes. It is projected that in order to meet demand, at least 986 residential units a year will be required in Tipperary each year, over the lifetime of the Plan. The distribution of this housing delivery in the 33 Guidance on the Preparation of a Housing Need and Demand Assessment (DHLGH, 2021) The NPF seeks to deliver environmentally and socially sustainable housing for us all, having consideration to issues such as proximity to services and amenities, infrastructure capacity, phasing, the housing need of the community etc. This will ensure better choice in housing location, type, tenure and affordability, including for example smaller units for first-time buyers, and tailored and attractive housing choices for older people. The Council will seek to secure the provision of new homes in towns and villages, tailored to the needs of the existing, and projected population. In this way, supporting an all-community approach, with better quality of life, more efficient use of land, and greater integration of infrastructure and services.
- TIPPERARY COUNTY DEVELOPMENT PLAN 2022 – 2028 VOLUME 1 81 county is addressed though the Core Strategy, and the Council is satisfied that the housing allocation as proposed will support and enable strong population growth and quality homes in Tipperary. 5.2 Housing in Tipperary 5.2.1 County Housing Strategy As set out in the Core Strategy, it is projected that at least 986 new housing units a year will be required in Tipperary, this equates to 5,017 new households over the lifetime of the Plan. A key challenge for the county, and a key factor in ensuring affordability by households on different income levels will be supporting new home construction in the county. The rate of housing delivery in Tipperary has been low since the economic recession of 2008, compared to the high numbers of new homes delivered over the economic boom years of 2004, 2005, 2006. However, it was found that housing construction strengthened over 2019, with 341 new dwellings completed, compared with 133 completions in 2014, an increase of 39% over this period and with very positive signs for continued housing delivery increase. Figure 5.1: House completion trends (CSO) In 2020 and 2021, the impacts of the Covid-19 lockdown affected delivery nationally, and it is unclear how housing delivery will perform in the months and years ahead. There are signs nationally, and reflected locally in Tipperary, of increased costs of construction which could result in impacts on housing delivery and house price increases. Coupled with reduced affordability in certain cohorts of the population, and increasing demand for new homes, this may result in pressure on the housing market, and in a demand for more affordable homes. In terms of housing delivery, over the recession years, new homes were mostly single units, with low development of housing schemes and apartments. In 2019, single units, rather than scheme 0 50 100 150 200 250 300 350 400 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 Single house Scheme house Apartment Total
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