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
Ask this document
Answers come only from the text of Tipperary County Development Plan 2022–2028, each claim linked to its page. They are not advice; check the page itself.
Free, with a daily limit.
- TIPPERARY COUNTY DEVELOPMENT PLAN 2022 – 2028 VOLUME 1 82 housing, still accounted for the highest level of unit type construction; however, there were signs of a change to a greater focus on scheme home delivery in towns and villages. Housing Mix The Housing Strategy found that the average household size in Tipperary is 2.7 persons per unit, and the combination of smaller households and population increase will give rise to a demand for more units in general, and a greater proportion of units of a smaller type. This could result in 30% of all households comprising of just a single person over the lifetime of the Plan, and translate into a higher demand for suitable unit sizes, namely 1 and 2-bedroom dwellings. Forthcoming unit sizes and types will need to adjust to reflect both a mix of design and space for both 1 and 2-person households, which will increase to almost 60% of the entire number of households in the county by 2028. A balanced mix of different unit types that can support changing tenure arrangements, and also lifecycle of occupants, will be required in both public and private sector housing developments. The Housing Strategy has also influenced how the Council can positively address the changing nature of housing need and demand. In this respect, a much greater focus will be applied to housing mix, type and affordability to meet the population needs of Tipperary. New housing development will be required to deliver a housing mix, including affordable homes, and to cater for smaller households, single persons and quality choices for specialist accommodation i.e. for the elderly. The Council will manage the type of units delivered through the development management standards set out in Volume 3. The ability of existing building stock and brown-field sites, within existing-built up footprints of towns to accommodate new homes, is a focus of the Council, noting the NPF objective that at least 30% of new population growth should occur within urban areas. In line with Project Ireland 2040, the Council will actively undertake collaborative regeneration and land activation measures, to realise the housing potential of existing vacant and underused building stock. Land activation measures are addressed in detail in Chapter 7 Town Centres and Placemaking. The reuse of existing vacant and derelict buildings as potential homes is supported. The Council also has an enhanced role in the provision of social and affordable housing, through building on local authority owned lands, and through new regeneration programmes and actions. The Housing Strategy emphasises the Council’s role in building partnerships with public, voluntary and private providers of housing via funding mechanisms for social housing with flexible models of delivery.
- TIPPERARY COUNTY DEVELOPMENT PLAN 2022 – 2028 VOLUME 1 83 5.2.2 Social and Affordable Housing Social and affordable housing is provided by the Council as the Housing Authority, by Approved Housing Bodies and by a wide range of other mechanisms, including by private development under Part V of the Planning Act. Housing affordability is an important aspect of housing delivery, and influences demand for social housing supports. In order to understand, examine and project housing affordability and in particular, to estimate the number of households in the county who may not be able to afford accommodation, either through purchase or rental over the lifetime of the Plan, the Housing Strategy incorporates a ‘Supplementary Analysis34 of Household Affordability’. It was a key finding of this analysis that, of the 5,917 anticipated households to form over the Plan period, 1,225 or approximately 209 per annum will not be eligible to qualify for a mortgage for the cheapest house under the Central Bank Loan-to-Income rule. These same 209 households will encounter affordability issues renting sustainably in the private rental market (spending no higher than 35% of their disposable income on accommodation). This means that 21.2% of new household formations will therefore experience affordability challenges (as defined in Section 93(1) of the Planning Act) in attempting to provide for their own housing needs. Of these 21.2% new households, approximately 10.5% will have a social need and 10.7% will have an affordable need, equating to approximately 104 and 105 households respectively. The Council has a role in responding to demand for social housing and also in addressing a specific demand for specialised housing for the elderly, the travelling community, persons with disability and the homeless. The Council will monitor, manage and provide for social housing demand in the county through, for example, the provisions of Part V in private sector housing, social housing construction and other social housing schemes in line with ‘Housing for All’ etc and particularly in areas where economic pressures such as house prices and demand are highest, for example in the Key Towns. The Council will also seek to proactively work with the Government in regular monitoring of housing affordability in terms of households, and will provide an appropriate response to those households found to have an ‘affordability constraint’35 that would prevent them from purchasing a dwelling. Careful monitoring of emergent needs over the lifetime of the Plan will allow for a timely response, particularly in facilitating the accessing of support schemes under ‘Housing for All’. 34 Prepared in October 2021 by KPMG Future Analytics on behalf of the Council 35 Households that have an affordability issue requiring a higher deposit or to spend greater than 35% net disposable income to service the mortgage (“unaffordable” under the legislation).
- TIPPERARY COUNTY DEVELOPMENT PLAN 2022 – 2028 VOLUME 1 84 5.3 Residential Development in Towns and Villages Towns and villages should offer a high quality of life, and support housing choice and quality. The design of new housing must consider factors including; the scale and nature of the town/village, the delivery of a range of housing types, appropriate density and the need to ensure that residential schemes are supported by amenities and facilities. All proposals for residential development will be assessed having regard to relevant and current Section 28 Planning Guidance documents (and any review thereof), including the Sustainable Development in Urban Areas: Guidelines for Planning Authorities, (DEHLG, 2009). New residential or mixed-use developments of 10 or more units must be accompanied by a ‘Sustainability Statement’36 that will assess overall quality in terms of housing type, climate action measures, Part V, 10-minute towns etc. The Council will also seek to deliver accommodation of a unit type and size that is more affordable in line with the policies set out in the Housing and Sustainable Communities Strategic Plan (Housing Agency, 2019). New residential development will be required to take cognisance of the prevailing scale and pattern of development in the area, and be of a design, layout and scale presenting a high-quality living environment. In line with the Core Ambition of this Plan, and the Development Management Standards set out in Volume 3, new development will be expected to support accessibility, connectivity, active travel and the ‘10-Minute Town’ concept and be of an appropriate density to achieve this. Innovative approaches to development of infill sites, and of living accommodation on upper floors of town centre commercial units is supported. 5.3.1 Urban Residential Development Tipperary’s towns are the key focus of new residential growth of a sustainable density and quality, including for a mix of unit types, connectivity and individual character. The settlement strategy has established a framework37 for the growth of urban towns, and will underpin this focus, supported by objectives for residential development, including regeneration sites and land zoning. New residential development in the towns will be supported by the policies and objectives of Volume 1, the relevant Town Plans (and any review thereof), the relevant LAPs (and any review thereof) and the Village Statements for Ballina, Fethard and Newport as set out in Volume 2. 36 Volume 3, Appendix 6 Development Management standards 37 Noting that LAPs will be prepared in due course for towns with existing Town Plans.
- TIPPERARY COUNTY DEVELOPMENT PLAN 2022 – 2028 VOLUME 1 85 5.3.2 Residential Development in Rural Settlements New residential development will be facilitated and encouraged in rural towns and villages in line with their role in the settlement hierarchy, and at a scale and density appropriate to the character of the settlement. Guiding principles for village development are set out in Table 5.1 and the individual Settlement Plans contained in Volume 2. New development should consider and reflect the unique character and nature of each settlement in its design and layout. The Council will also encourage and promote the development of serviced sites, low-density housing options and reuse of vacant properties and brownfield sites. In this respect the Tipperary ‘Design and Best Practice Guidelines for Cluster Housing Schemes in Rural Villages’ will apply. Table 5.1 Residential Development in Rural Settlements Settlement Category Settlements Approach to Residential Development Service Centres Borrisokane, Ardfinnan, Ballyclerihan, Kilsheelan, Holycross, Borrisoleigh, Killenaule, Cloughjordan, Mullinahone, Clogheen, Portroe, Two-Mile-Borris These are villages of 400 or more persons. Lands are zoned for ‘New Residential’ and ‘Village Centre’ development. ‘Housing Clusters’ in line with the ‘Cluster Guidelines’ will be considered on lands zoned for residential and agricultural use on lands outside of, and directly adjoining rural settlement boundaries. Other Service Centres as listed in the Settlement Hierarchy Applications for village housing schemes, cluster housing and infill development of an appropriate scale and quality will be supported. ‘Housing Clusters’ in line with the ‘Cluster Guidelines’ will be considered on lands outside of, and directly adjoining rural settlement boundaries. Local Service Centres Local Service Centres as listed in the Settlement Hierarchy Applications for infill development, village housing schemes, and cluster housing schemes of an appropriate character and scale. ‘Housing Clusters’ in line with the ‘Cluster Guidelines’ will be considered within, or adjacent to, the village boundary. Settlement Nodes Settlement Nodes as listed in the Settlement Hierarchy Applications for appropriately scaled village housing, infill sites and ‘Housing Clusters’ in line with the Cluster Guidelines, will be considered within, or adjacent to, the village boundary.
- TIPPERARY COUNTY DEVELOPMENT PLAN 2022 – 2028 VOLUME 1 86 5.4 Specialised Housing Requirements and Housing Mix 5.4.1 Housing Mix and Universal Design The Housing Strategy has identified a specific need to deliver housing choice in the form of smaller units for single and 2-person households, and a range of unit types, including single level units, to support the needs of those with impairments or disabilities. Therefore, the Council will seek the provision of a range of unit sizes and designs in new developments, as appropriate and will seek the submission of an evidence based ‘Statement of Housing Mix’ in developments of 10 or more units. Where possible, homes in new residential developments are to be universally designed to the ‘Lifetime Homes’ standard set out in Quality Housing for Sustainable Communities (DEHLG, 2007). The Council will also seek to ensure that residential development provides mobility and access for people with disabilities in order to remove barriers to involvement in community, having regard for the National Disability Authority’s document ‘Building for Everyone: A Universal Design Approach – Planning and Policy’ (2012). 5.4.2 Age Friendly Housing Up to 27% of older persons in Tipperary live alone in houses unsuited to their needs. ‘Housing Options for our Ageing Population” (DoH, 2019) provides a policy framework to support our ageing population, by describing accommodation options, for how and where we might like to live as we age. It also supports the development of good-quality housing on centrally located sites in towns and villages, with a range, and choice of housing tenures and types, enabling us to enjoy more active, healthy and socially connected lives as we get older. Proposals for new housing development should specifically support persons to remain in their own homes as they age, as integral to the consideration of ‘Housing Mix’, and new housing developments shall provide a range of house types, and designs to cater for all stages of life. New residential development shall consider ‘Age Friendly Principles Guidelines for the Planning Authority’, Age Friendly Ireland 2021. Where possible, homes in new residential developments are to be universally designed to the ‘Lifetime Homes’ standard set out in Quality Housing for Sustainable Communities (DEHLG, 2007). Public realm works should have regard to and implement the principles of Age Friendly Ireland’s ‘Age Friendly Towns’ and ‘Being Age Friendly in the Public Realm’, where feasible. The Council will also support new and innovative approaches to the delivery of a range of housing options between traditional housing and nursing home care, including ‘Independent Living’, ‘Assisted Living’ and ‘Specialised Living’ in Tipperary. There is also a need to cater for more specialised accommodation, for those unable to care for themselves, for example, residential care
- TIPPERARY COUNTY DEVELOPMENT PLAN 2022 – 2028 VOLUME 1 87 accommodation. New nursing homes and age-friendly accommodation will be facilitated on lands within settlements, where quality of life is supported through easy access to services such as shops, places of worship, medical care, gardens/walking routes etc, and the other services, amenities and facilities to guarantee a high quality of life and community. 5.4.3 Part V In line with the Housing Strategy, social housing and affordable housing (as the case may be) will be delivered as part of new private housing, Part V of the Planning Act (as amended by the Affordable Housing Act 2021) will apply, and new planning permissions for housing development on land (irrespective of land zoning) will have a 20% Part V requirement. Part V proposals shall be prepared in discussion with the Housing Authority and submitted with the planning application ‘Sustainability Statement’ and agreed prior to commencement of development. The Council will require at least half of the Part V provision to be used for social housing, with the remainder to be used for affordable housing38 as considered on a case-by-case basis, subject to agreement with the Housing Authority. 5.4.4 Traveller Accommodation The Housing (Traveller Accommodation) Act 1998 requires that each Housing Authority adopts a Traveller Accommodation Programme for its functional area. The Traveller Accommodation Programme 2014-2019 identified a need for 71 accommodation units, and delivered 88 units over the lifetime of that programme. The Traveller Accommodation Programme 2019-2024 outlines the accommodation requirements of the Travelling Community over the five-year period as follows; • Standard Housing/Including RAS – 58 • Group Housing – 15 • Group Housing Halting Site – 8 • Single Rural Dwelling – 9 The Council is aiming to provide 15 units of accommodation per year to achieve the target of 90 units during the course of the programme at the locations identified in the programme. 38 which can be affordable purchase, cost rental or both.
- TIPPERARY COUNTY DEVELOPMENT PLAN 2022 – 2028 VOLUME 1 88 Figure 5.2: Location of Traveller Accommodation in Tipperary 5.5 Residential Development in the Open Countryside The NPF and ‘Our Rural Future’, Ireland’s Rural Development Policy 2021-2025’, (DRCD, 2021) support the need to plan for sustainable communities and strengthen our rural communities. This will be achieved through attracting new residents to live in rural settlements, to encourage and promote the reuse of vacant homes and to make provision for housing in the countryside for those who demonstrate a need to live in our rural areas.
- TIPPERARY COUNTY DEVELOPMENT PLAN 2022 – 2028 VOLUME 1 89 5.5.1 Rural Area Designations The Core Strategy makes distinction between rural ‘Areas under Urban Influence’ and the areas outside of these or ‘Open Countryside’ as part of its overall approach to strengthening rural fabric and communities and protection of the environment. The approach outlined below will apply: • In ‘Areas under Urban Influence’, facilitate the provision of single housing in the countryside based on the core consideration of demonstrable ‘economic or social’ need to live in a rural area, and siting, environmental and design criteria for rural housing in statutory guidelines and plans, having regard to the viability of smaller towns and rural settlements; • In ‘Open Countryside’, facilitate the provision of single housing in the countryside based on siting, environmental and design criteria for rural housing in statutory guidelines and plans, having regard to the viability of smaller towns and rural settlements. It is also recognised that certain parts of the county are of significant scenic and tourism value, and need to be protected because of their landscape quality. These areas are designated as ‘Primary Amenity Areas’ and include visually sensitive uplands and important tourism areas such as the Glen of Aherlow, the Galtee Mountains, the Lough Derg Lakelands etc. ‘Strategic Transport Corridors’ include national routes and strategic regional roads39 and have also been defined which, in order to protect public investment, carrying capacity and the safety of road users, are considered generally unsuitable for new housing development. ‘Areas under Urban Influence’ ‘Open countryside’ and ‘Primary Amenity Areas’ along with the ‘Strategic Transport Corridors’ are illustrated in Figure 5.3. 39 Selected due to the high traffic volumes they carry on an annual basis.
- TIPPERARY COUNTY DEVELOPMENT PLAN 2022 – 2028 VOLUME 1 90 Figure 5.3 Rural Areas with Strategic Transport Corridors and Primary Amenity Areas
- TIPPERARY COUNTY DEVELOPMENT PLAN 2022 – 2028 VOLUME 1 91 5.5.2 Rural Housing Policy This planning policy for one-off houses in the countryside has been developed in compliance with NPO 19 of the NPF, the Circular Letter PL 2/217 relating to the Flemish Decree 40 and the ‘Sustainable Rural Housing: Guidelines for Planning Authorities’ (DEHLG, 2005). The Council has developed a set of principles, as set out below, for applicants to consider and to inform the policy for rural housing. Table 5.2: Rural Housing Technical Principles for Applicants 1. Site and Design The Development Management Standards and the ‘Tipperary Rural Housing Design Guidelines’ as set out in Volume 3 will apply to planning applications. 2. Housing Need and Occupancy An applicant seeking a new rural dwelling must be building their first home for their permanent occupation, demonstrate a housing need, and must not already own a dwelling in a rural area. An application for a dwelling in the rural area must be made in the name of the person for whom it is intended, and an ‘Occupancy Condition’ 41 will be attached to any grant of permission requiring that the applicant must live in the dwelling for the first 7 years after its construction. 3. Sustainable Low- Carbon Design and Function New dwellings should incorporate low-carbon and renewable energy technologies in services, functions, finishes and amenities. For example, use of SUDS for outdoor ground works and drives, planting for biodiversity and adequate waste segregation and storage space, as set out in the Development Management Standards, Volume 3. 4. Road Traffic Safety The Council will seek to protect the carrying capacity of and traffic safety of roads. Therefore, a new dwelling will only be permitted where the applicant has demonstrated, to the satisfaction of the Council, that the site selected offers a safe option in terms of safe entry and exit, and meets the road traffic safety requirements as set out in the Development Management Standards, Volume 3. 5. Environment, Flooding and Cultural Heritage The application shall demonstrate that it meets the standards and policies as they relate to environmental, water quality and source protection, flood risk protection and cultural heritage protection standards as set out in the Development Management Standards, Volume 3. The Council will apply the provisions of the ‘Sustainable Rural Housing: Guidelines for Planning Authorities’ (DEHLG, 2005) and the EPA Code of Practice: Wastewater Treatment Systems for Single Houses (2021), and any review of either document. 40 This restricts the use of policy requiring that persons wishing to apply for planning permission for a house in the rural area should fulfil a prior minimum residency requirement in the rural area in question or have familial ties to that specific rural area However, In accordance with the ruling of the European Court of Justice in the ‘Flemish Decree’, any requirement that planning applicants have occupational/employment related ties to the rural area in question are not considered problematical as such criteria are non-discriminatory between locals and non-locals. 41 See Appendix 3, Development Management Standards
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.