Design guide · Tipperary County Council
Rural Housing Design Guide (County Development Plan, volume 3)
The council's guidance on siting and designing a house in the countryside.
Tipperary County Council · 46 pages
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- TIPPERARY COUNTY DEVELOPMENT PLAN 2022 – 2028 VOLUME 3 9 2.2 Landform and Landscape The landscape types of Tipperary range from the rolling valleys, uplands and lakelands in the north, the prominent Galtee Mountains and Slievenamon to the south, and the low-lying open landscapes and river valleys on much of the central area of the county. Details of landscape and listed scenic routes and views in the area, are set out in the County Landscape Character Assessment, Volume 3, Appendix 3 of the County Development Plan. Aim to Avoid: • Sites on exposed hilltops with lack of shelter and no screening. • Sites within intensively farmed low lying areas with little natural screening, unless substantial new planting can be achieved to help absorb the proposed dwelling. • Scenic lakeside sites that are obvious when viewed from the open water. • Impacting excessively on the scenic value of listed views and routes. Instead look for: • Variations in landform that can help nestle the building into the local landscape; • Established trees and boundary hedges to help absorb the new building. Figure 3: Appropriate Site Selection
- TIPPERARY COUNTY DEVELOPMENT PLAN 2022 – 2028 VOLUME 3 10 2.3 Settlement Pattern In cases where the site is in an area with nearby houses, aim to respect and reflect in scale and approach to sitting, the existing pattern of development i.e. in an area where single-story houses are the predominant form, a large two-story house may not be appropriate. Figure 4: Take note of existing patterns of development in an area 2.4 Ribbon Development New sites should avoid contributing to existing patterns of linear roadside ribbon development1 along roads or within undeveloped areas between existing building clusters. Please refer to Chapter 5 of the Plan: Planning Policy 5 – 12 for further detail. Ribbon development is undesirable because: • It extends urban influences into the countryside • Results in numerous accesses onto rural roads 1 5 or more existing or permitted dwellings along any one side of a 250m stretch of road
- TIPPERARY COUNTY DEVELOPMENT PLAN 2022 – 2028 VOLUME 3 11 • Leads to the loss of roadside features (hedgerows, earthen banks etc) • Sterilises backlands and landlocks farmland • Could impact negatively on ground or surface water quality • Creates servicing problems (e.g. water supply, drainage, footpaths, street lighting, etc.) and • Intrudes on public views of the rural setting. Figure 5: Aim to avoid extending an existing pattern of ribbon development 2.5 Sustainable Energy and Energy Conservation Site selection should be strongly influenced by energy saving and generating objectives, including maximum passive solar heating gains through site orientation and the selection of a location sheltered from the wind. In many rural locations it should also be possible to consider renewable energy installations, such as solar panels, wind turbines, ground (or air) heat pump systems, rainwater harvesting and ‘grey-water’ recycling facilities. The Sustainable Energy Authority of Ireland (SEAI) – (www.seai.ie) promotes and assists the development of sustainable energy and can provide wide ranging advice on current technologies.
- TIPPERARY COUNTY DEVELOPMENT PLAN 2022 – 2028 VOLUME 3 12 Specific measures for increasing the energy efficiency of new buildings are also included in Step 3 (Planning the Site). 2.6 Part L of the Building Regulations We all have a role to play in a move towards a low-carbon society. Consideration of the energy requirements of a new house at design stage, and the incorporation of renewable energy technologies, is an important way of reducing our long-term energy demands. Dwellings must be planned and designed to be Nearly Zero Energy Buildings (NZEB). A NZEB house has a very high energy performance, covered mostly by energy from renewable sources produced either on-site or nearby. In terms of Building Energy Rating (BER), new dwellings should be generally rated as A2 or higher which means they will be more energy efficient and will have a lower energy cost. The requirements regarding conservation of fuel and energy for dwellings are laid out in Part L of the Building Regulations 1997 - 2019. The energy efficiency of your new home should be a paramount concern at design stage and should be discussed in detail with your designer. For both new and existing dwellings all aspects of design, such as airtightness, continuous insulation, thermal bridging, controlled ventilation, renewable energy technologies and system thinking etc must be considered early in the design process, and ideally before applying for planning permission. Reference should be made to the Technical Guidance Document. 2.7 Accessibility and Roads Vehicle access needs to be carefully considered in relation to category of the road, distance from the road, and existing roadside boundary features. Access to potential sites may be at or adjacent to existing entrance points on suitable existing roads, modified as appropriate to meet sightline requirements but avoiding excessive loss of existing roadside hedgerow. Noting that additional agricultural entrances may be required to be opened to replace the entrance being used for a new site (this in itself may require planning permission).
- TIPPERARY COUNTY DEVELOPMENT PLAN 2022 – 2028 VOLUME 3 13 Please refer to Appendix 6: Development Management Standards, of the Plan for detailed design standards for new access to public roads. It should be noted that new entrances are not permitted onto motorways and there is planning restrictions for new entrances onto regional roads. In all cases, safety concerns are paramount and any proposals need to satisfy the requirements of the County Council’s Road Section. For further guidance on appropriate site boundary treatments refer to Step 3 (Planning the Site). 2.8 Service Infrastructure The available services in the area should be assessed at an early stage. In particular, a public water supply and a site that can accommodate the safe disposal of wastewater and sewage effluent are essential requirements. When selecting a site ensure that: • The ground conditions are suitable for percolation for a sewage treatment system, in accordance with the ‘Code of Practice for Domestic Waste Water Treatment Systems (EPA, 2021). In this respect, an on-site suitability test will be required to support your planning application. • It is large enough to accommodate a sewage treatment system. • That water supply from a public source is available. If you intend joining a group water scheme, confirmation from the group secretary will be required at planning stage. • It is large enough to locate a well (if this is the only option) at least 10m from the septic tank or treatment system and 30–60m from the percolation area (depending on the percolation rate). Note that where a public water supply is available, you will be required to connect to this. • It is connected or in reasonable proximity to existing telephone and electricity services. 2.9 Site History and Planned Infrastructure When selecting your new site check if there is any new development proposed or permitted on adjoining sites or in the adjoining area. It is prudent to carry out a planning history check on your own proposed site, neighboring sites and in the wider area. Ensure that no significant proposed infrastructure is planned i.e. wind energy developments, intensive agriculture, power lines, route corridors etc. See www.tipperarycoco.ie/planning for the map-based planning enquiry system to learn about planning permissions and histories in your area.
- TIPPERARY COUNTY DEVELOPMENT PLAN 2022 – 2028 VOLUME 3 14 A history of planning refusals on your site may have serious implications for the success for your own application as could a plan for significant infrastructure in the area in the event that your site would interfere with such a proposal. 2.10 Flood Risk When selecting your new site, take great care in considering the potential for flooding to occur on the site. Flooding can occur from a nearby water course, however, can also occur as a result of surface water run-off from surrounding land. Review flood risk mapping produced by the OPW – www.floodmaps.ie and old OSI maps for history of flooding in the area. It is also important to ask local people if they are aware of flooding on the site. If the site has ever been subject for full or partial flooding or is an area of flood risk it should be avoided. Note that climate change may bring about increased risk of flooding in the future. Step 3: Plan the Site 3.1 Analysis of Site features Before you plan your house, identify all existing features on you site including: • The contours of the land; • Vegetation cover including hedgerows and individual trees; • Rock outcrops; • Water courses, ditches and wetland areas; • Location and type of boundaries; • Existing buildings, including outbuildings; • Other structures, such as wells, gate piers, historical or archaeological features; • All pipes, culverts, septic tanks, storage tanks, percolation areas, and land drainage. Figure 7: Avoid building close to farmyards Figure 6: Take great care to avoid a site that may flood in the future
- TIPPERARY COUNTY DEVELOPMENT PLAN 2022 – 2028 VOLUME 3 15 • Roads, rights of way, footpaths and access tracks. • Neighboring houses and their septic tanks and percolation areas, • Adjoining agricultural premises and operations. These are important factors in setting out your site and will influence your planning application, site layout and house design. Carefully consider the effects of; • Topography/slope • Sustainable site planning/Energy efficiency capacity • Building proportion and set-back • Means of vehicle access • Plot boundaries/Garden • Neighboring amenity 3.2 Topography • Use the natural folds of the landform to help absorb the new house. • Select naturally-occurring shelves or the gentlest part of a slope so as to minimise earth moving and to avoid excessive scarring of the landscape. • Avoid the need for excessive cut and fill. • Carefully shape the land around the building so that it blends more successfully with the surroundings while creating further shelter. • On elevated sites avoid houses of excessive height, consider single story design. 3.3 Sustainable Site Planning Energy Performance The EU Directive on the Energy Performance of Buildings requires every home for sale or rent in Ireland to be rated Figure 8: Complement the landscape where possible
- TIPPERARY COUNTY DEVELOPMENT PLAN 2022 – 2028 VOLUME 3 16 as to its energy performance, this must be a consideration in the initial design and planning of any house. Building Form, Orientation and Solar gain Solar radiation is transmitted indoors through windows and other glazing and is then converted into heat when it is absorbed by surfaces such as concrete, stone or brick walls and masonry. The surfaces then store and release this passive solar heat within the building. Figure 9: Make the best use of orientation and passive solar gain in designing your house A building can then be designed to make maximum use of these gains, by optimising the room shape, room size, glazing size and type room position and orientation (south facing rooms take most solar heat energy). By maximising the use of this free solar energy for heating by simply designing the building correctly, the building requires less input from a primary heating source (e.g. a boiler). Combined with high levels of insulation and airtightness, passive solar gains can provide more than 50% of a building's heat needs. For more information on designing for passive solar gain please refer to www.seai.ie and consider Figure 9.
- TIPPERARY COUNTY DEVELOPMENT PLAN 2022 – 2028 VOLUME 3 17 3.4 Renewable Energy Resources Renewable energy resources are abundantly available throughout Ireland. They offer sustainable alternatives to the dependency on imported fossil fuels as well as reducing harmful greenhouse emissions. Many decisions affecting the energy performance of a house need to be taken early in the site planning and design process - refer to the appendices for further details and to current SEAI publications (e.g. ‘ Your Guide to Building an Energy-efficient Home’). Certain renewable energy equipment can be installed without planning permission as exempted development (SI 83 of 2007 and SI 235 of 2008) subject to certain conditions; these include solar panels, heat pumps, wind turbines and wood pellet burners. For further details, contact the Planning Section of the Council, the SEAI or refer to the Planning and Development Regulations 2001 as amended at www.environ.ie. Solar Energy Solar is a clean, renewable energy generated from the sun. The main domestic applications are: Solar Hot Water Heating Systems - for domestic applications comprise of a solar collector (solar panel, flat plate or evacuated tube), hot water storage cylinder and a pump. Panels should ideally face south and mounted on the main property roof, or in some cases on a shed roof or floor/wall mounted. Flat plate collectors can be installed as an integral part of the roof construction, or retrofitted to existing buildings. Solar Photovoltaic (PV) - involves generating electricity from the sun's energy that exists in daylight. Panels can be installed on or as an integral part of the roof. Check if your proposal for solar panels constitutes exempted development, if they are not planning permission will be required and you will need to make a planning application to the Council, or to submit details of the panels as part of your planning application for your new house.
- TIPPERARY COUNTY DEVELOPMENT PLAN 2022 – 2028 VOLUME 3 18 Domestic Wind Energy Wind turbines - harness the wind to produce electrical power. The efficiency of a domestic system will depend on factors such as location and surrounding environment. Careful siting of a domestic wind turbine is required to reduce visual impacts and impacts on neighbors.If considering the installation of a wind turbine, check if your proposal constitutes exempted development, if it does not planning permission will be required and you will need to make a planning application to the Council, or to submit details of the turbine as part of your planning application for your new house. The following detail will be required. • Dimensions of the turbine (including rotor blades). • Height above ground or building. • Material type and finish. • Plan showing position on the ground. • Brief technical specifications such as power and noise output (as usually supplied by the manufacturer). Geothermal Energy Geothermal heat pumps - transfer heat from the ground into a building to provide space heating and, in some cases, to pre-heat domestic hot water. A typical system can provide 95%-100% of a household’s heating requirements. Check if your proposal for a domestic heat pump constitutes exempted development, if it does not planning permission will be required and you will need to make a planning application to the Council, or to submit details of the heat pump system as part of your planning application for your new house. If considering the installation of a ground heat pump system, you will need to provide (as a minimum) the following information to the Council: • Existing and proposed ground levels in the vicinity of the system. • The total area of the heat pump. • Plans showing position on the ground. • Brief technical specifications such as power and noise output (as usually supplied by the manufacturer).
Source Tipperary County Council: Rural Housing Design Guide (County Development Plan, volume 3) · 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.