Development plan · Waterford City and County Council
Waterford City and County Development Plan 2022–2028 — Chapter 7
One part of the council's development plan written statement, which the council publishes in parts. Variations adopted since are not in this text.
Waterford City and County Council · 2022–2028 · 36 pages
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- WATERFORD CITY & COUNTY DEVELOPMENT PLAN 2022 – 2028200 In relation to the mix and type of apartments within large developments, the Sustainable Urban Housing: Design Standards for New Apartments (2018) set out the need for development to provide a mix of types/sizes and we will apply these design standards to support the building of resilient residential developments. In this regard we will seek to move away from the traditional single housing tenure type in housing developments and developers will be required to have regard to the HNDA when designing housing mix and tenure. Housing Mix Policy Objectives H 17 We will encourage the establishment of attractive, inclusive and sustainable residential communities in existing built up areas and new emerging areas by: • Ensuring a suitable variety and mix of housing and apartment types, and sizes/tenures is provided in individual developments to meet the lifecycle adaptation of dwellings and the differing needs and requirements of people and families1. • Having regard to current demographic, social and market needs and changes throughout the City and County, in accordance with the provisions of the Housing Strategy and Housing Need Demand Assessment (HNDA) and any future Regional HNDA. • Require the submission of a report which shall have regard to the HNDA and Housing Strategy with particular reference to: • How the proposed development contributes to meeting the future housing requirements as set out in Table 7.1. • How the proposed development has had regard to both the existing and permitted house types and tenures within the surrounding and adjoining neighbourhoods and/or district. • How the proposed development will contribute positively to the housing mix and adaptability of the area. • The number/percentage of housing units to be made available for purchase by owner occupiers. • Require that the housing mix in any new development has regard to the provisions of ‘Housing Options for Our Ageing Population, Policy Statement’, (2019) or any update thereof, and makes provision for appropriate residential accommodation for older people and persons with disabilities in line with the Centre for Excellence in Universal Design – Universal Design Guidelines (2015) or any update thereof for Homes in Ireland and for wheelchair users in line with the Irish Wheelchair Association Best Practice Access Guidelines (2020) or any update thereof. • The Council will require where different tenures are provided that these will be integrated and designed to create tenure neutral homes and spaces, where no tenure type is disadvantaged. • Facilitating the provision of ‘self-build’/ serviced sites opportunities where feasible. • Require the submission of a ‘Social Infrastructure Audit’2 for developments of 15+ residential units (or less depending on the site context) identifying the social and community facilities in the area (or any deficiency thereof) in order to ensure that they are sufficient to provide for the needs of the future residents. Where deficiencies are identified, proposals will be required to either rectify the deficiency, or suitably restrict or phase the development in accordance with the capacity of existing or planned services. 1 It is the preference of Waterford City and County Council that the housing needs of ‘one person households’ as identified in Table 7.1 are met through the provision of two bed houses/apartments where possible in order to support the development of lifetime homes and to facilitate changing household circumstances. 2 A “Social Infrastructure Audit” assesses the overall impact a new development will have on the infrastructure which is key to the functioning of the community. This is generally assessed based on the percentage increase of population that a development once completed will bring to the community where the development is planned to occur. The audit shall detail that the potential increase in population that would arise from the proposed development and take in account other new (permitted and proposed) developments in the area that are intended to be serviced by existing facilities. While not an exhaustive list these generally include the following infrastructure: • Community facilities (open spaces, playgrounds, community halls, sports facilities). • Education (childcare facilities, primary schools, secondary schools). • Health (primary health care, care homes, doctor surgery, G.P, dentist facilities, pharmacy etc). • Transport (bus routes, cycle routes, green infrastructure, road networks, pedestrian pathways, permeability links).
- WATERFORD CITY & COUNTY DEVELOPMENT PLAN 2022 – 2028201 7.7 Climate Resilient Housing Climate Change represents the most serious threat to human life and our environment. However, small actions taken locally could have a significant impact on reducing risk and enhancing the resilience of our housing stock to climate change. Such actions include retrofitting existing building stock through measures such as water retention, micro-generation, increased energy efficiency heating and cooling, NZEB (nearly zero energy building). Climate Resilient Housing Policy Objectives H 18 We will require all new residential development to incorporate the following measures to enhance climate resilience: • An ecosystems services approach utilising Sustainable Urban Drainage Systems (SuDS) to reduce runoff at source and apply site and regional SuDS measures to enhance water quality by the use of inter alia green roofs, rain gardens, bioretention measures/swales, tree trenches and water butts and other such measures; • Incorporate the use of solar energy infrastructure such as photo voltaic (PV), solar thermal, district heating and other appropriate measures as a renewable energy generation resource which can contribute to the just transition to a low carbon climate resilient Waterford. • Provides lifetime adaptable homes to accommodate the changing needs of a household over time and thereby build sustainable communities. • Housing units by way of their internal floor area and volume should seek to minimise the need for unnecessary use of building materials, the associated generation of waste, and the need for space heating and cooling. House sizes should be within a margin of 25% the national average house unit size. • Incorporates element of green building design through choice of efficient renewable materials, waste reduction, siting and design. • Maxmize orientation & passive solar gain. We will also encourage the application of new NZEB (nearly zero energy building) standards to all new residential dwellings (Houses and apartments) as per the Climate Action Plan 2021 and Building regulations applicable at the time H 19 We support the continuous upgrading/ retrofitting of all existing housing stock (private and public), and other Council owned building in assisting in energy reduction and a just transition to a low carbon climate resilient society in a manner consistent with our Climate Adaptation Strategy.
- WATERFORD CITY & COUNTY DEVELOPMENT PLAN 2022 – 2028202 7.8 Protection of Existing Residential Amenity Protection of Existing Residential Amenity Policy Objectives H 20 Where new development is proposed, particularly on smaller suburban infill sites (< 1 ha in area) we will ensure that the residential amenity of adjacent residential properties in terms of privacy and the availability of daylight and sunlight is not adversely affected. We will support lower density type development at these locations. We will require that new development in more established residential areas respect and retain, where possible, existing unique features which add to the residential amenity and character of the area, such features include front walls, gates, piers, railings, and stone/brick/render work. 7.9 Development on Institutional Lands The Council will seek to retain the open/ landscaped character of institutional properties. Where a wellestablished institution plans to close, rationalise or relocate, the Council will endeavour to reserve the use of the lands for other institutional uses, especially if the site has an open and landscaped setting and public recreational amenities are provided. Where no future requirement for institutional use is foreseen, the Council may facilitate alternative uses subject to compliance with the Core Strategy and the retention of the open character and public recreational value of the lands. Development on Institutional Lands Policy Objective H 21 Where institutional lands are proposed to be developed the following should be provided for: • Minimum of 25% retained as open space; and, • The extent of retained open space should be sufficient to maintain the character of the site and principle buildings thereon with development proposals structured around existing features and layout, particularly with regard to retention of trees, boundary walls and other important features.
- WATERFORD CITY & COUNTY DEVELOPMENT PLAN 2022 – 2028203 7.10 Student Accommodation In considering planning applications for student accommodation, the Council will have regard to: • The existing surrounding residential character and amenity. • The ‘Guidelines on Residential Developments for Third Level Students’ (2005), and any amendment thereof. • The provisions of The National Student Accommodation Strategy (2017). • Circular PL 8/2016 APH2/2016. No social/affordable housing will be required with regard to bona fide purpose- built and professionally managed student accommodation. Student Accommodation Policy Objective H 22 We will facilitate provision of high-quality, purpose built and professionally managed student accommodation in line with the provisions of the National Student Accommodation Strategy (2017). Purpose built student accommodation should be provided on campus or in suitable locations that are easily accessible to relevant educational institutions/ campuses by way of walking, cycling and high quality, convenient public transport. H 23 The Council will support the sustainable distribution and provision of student accommodation in the city centre including through the development of ‘over shop living’ and the development of underutilised sites. Any development must have regard to the following: • The effect of the proposed development on the amenities of the area, including residential amenity. • The effect of the proposed development on the existing mix of land uses and activities including the existing student accommodation, in the particular locality. 7.11 Housing in Rural Villages and the Open Countryside Almost 36% of the population of the County live outside of the city and the larger towns and a significant part of the identity of County Waterford is closely linked to the economic, social, cultural and environmental qualities of our open countryside and smaller rural settlements. Rural Ireland has faced challenges in recent decades, such as the loss of traditional industries and employment, emigration, and poor connectivity. However, the emergence of new technologies and improved infrastructural connectivity provide opportunities to sustain resilient rural communities into the future. National and regional planning policy support an approach that ensures that our rural areas continue to be a living and lived-in landscape, focusing on the requirements of rural economies and rural communities, while at the same time avoiding ribbon and overspill development from urban areas and protecting existing environmental qualities. It must be noted that the Council will facilitate the protection all National routes and associated junctions in accordance with TII’s Policy and the Department of Environment, Community and Local Government’s ‘Spatial Planning and National Roads Guidelines for Planning Authorities’ (2012) as well as Section 3.3.4 of the Sustainable Rural Housing Guidelines (2005) in the interests of road safety.
- WATERFORD CITY & COUNTY DEVELOPMENT PLAN 2022 – 2028204 Accordingly, building on Government policy and the 2017 Action Plan for Rural Development, the National Planning Framework and the Regional Spatial and Economic Strategy for the Southern Region, the Council will focus on supporting rural communities by planning for the future growth and development of rural areas, including addressing decline, with a special emphasis on activating the potential for the renewal and development of smaller towns and villages. Due regard will be made to the Spatial Planning and National Roads Guidelines for Planning Authorities 2012, relating to development affecting National Primary and Secondary roads, including motorways and associated junctions. To strengthen the structure and resilience of rural communities, the Council will: • Maintain a stable, secure and growing population base through a strong network of rural settlement nodes, villages and small towns; • Support the achievement of critical mass in our rural towns, villages and settlement nodes, by ensuring that these are a focus for local housing, community support/ services, and employment growth. • Sustain and renew established rural communities by facilitating those with a rural housing need to live within their community. • Discourage urban generated housing the open countryside which should normally take place in our rural settlement nodes, towns and villages. Rural Housing Policy Objectives – General H 24 We will support the sustainable development of rural areas by encouraging growth and arresting decline in areas that have experienced low population growth or decline in recent decades and by managing the growth of areas that are under strong urban influence to avoid over-development, while sustaining vibrant rural communities.
- WATERFORD CITY & COUNTY DEVELOPMENT PLAN 2022 – 2028205 7.11.1 Rural Villages It is the policy of the planning authority to sustain existing rural facilities and services (i.e. schools, shops, pubs, community centres etc.) and the vibrancy of established rural communities by encouraging the reuse of vacant properties and appropriately designed clustered housing in Rural Settlement Nodes, which are the lowest tier of the Settlement Hierarchy (Table 2.2). Rural clusters typically comprise low-density, self-build, detached housing on individual sites in an existing village or rural settlement node as defined in the settlement hierarchy. The key development principles for rural clusters are: • Cluster developments may be planned and designed to be developed on a phased basis, where one or a number of units may be built at a time. • The density of each individual site will be influenced by servicing requirements, the character of the village or rural node and the natural features of the site. This will be established through the design process. • Plot areas, site subdivision and location of the treatment plant will be informed by whether the site is to be serviced by public services (e.g. connection to waste or water network) or individual on-site services (e.g. private well or wastewater treatment system). • Where a serviced site scheme is proposed a design statement shall be prepared to assist future homeowners in designing their own bespoke home. Consideration of planning applications for development within the settlement nodes will have regard to the service function and role of the node within the wider rural area, and will be determined having regard to the settlement typologies, Core Strategy and Settlement Strategy as set out in Section 2 of this Development Plan. New Homes in Small Towns and Villages and Rural Cluster Policy Objectives H 25 We will target the reversal of rural decline in the core of small towns and villages through sustainable targeted measures that address vacant premises and deliver sustainable reuse and regeneration outcomes. H 26 We will support the proportionate growth of appropriately designed development in rural towns and villages that will contribute to their regeneration and renewal. H 27 We will develop a programme for ‘new homes in small towns and villages’ with property owners, public infrastructure agencies such as Irish Water and local communities to provide serviced sites with appropriate infrastructure to attract people to build their own homes and live in small towns and villages.
- WATERFORD CITY & COUNTY DEVELOPMENT PLAN 2022 – 2028206 7.11.2 Housing in the Open Countryside Our open countryside is, and will continue to be, a living and lived-in landscape focusing on the requirements of rural economies and rural communities, based on agriculture, forestry, tourism and rural enterprise. It is recognised that there is a continuing need for housing provision for some people to live and work in the open countryside. However, it is important to differentiate between rural areas located within the commuter catchment of our larger settlements (areas under urban influence) and those rural areas located outside of those catchments. Also, the NPF and the RSES require that a clear distinction be made between areas under urban influence (i.e., those within the commuter catchment of cities and large towns and centres of employment) and other rural areas. Having regard to national and regional policy, a rural typology has been undertaken for Waterford (set out in Part 1 Chapter 2 Core Strategy) which is consistent with national and regional policy. This typology is premised largely on a single category. Rural Area under Strong Urban Influence The key Development Plan objectives in this area are, on the one hand, to facilitate the housing requirements of the local rural community, subject to satisfying site suitability and technical considerations, whilst on the other hand directing urban generated development to areas zoned and designated for housing in the adjoining villages and settlement nodes. The Council will manage sustainable growth in designated ‘Rural Areas Under Strong Urban Influence’ and facilitate the provision of single houses in the countryside based on the core consideration of demonstrable economic, social or local need to live in a rural area, siting and design criteria for rural housing and compliance with statutory guidelines3 and plans, having regard to the viability of smaller towns and rural settlements. New Homes in the Open Countryside Policy Objectives H 28 We will facilitate the provision of single housing in the countryside, in rural areas under urban influence, based on the core consideration of demonstrable economic, social or local need to live in a rural area, as well as general siting and design criteria4 as set out in this plan and in relevant statutory planning guidelines, having regard to the viability of smaller towns and rural settlements. Housing Need Persons with an economic need to live in the particular rural area would include those whose employment is intrinsically linked to the rural area in which they wish to build (e.g. farming, horticulture, forestry, bloodstock, fishing or other similar rural employment) and who require a dwelling to meet their own housing needs close to their place of work. Persons with a demonstrable social need to live a particular local rural area would include those that have lived a substantial period of their lives (7 years or more) in the local rural area and who require a dwelling to meet their own housing needs close to their families and to the communities of which they are part. A local area for the purpose of this policy is defined as an area generally within a 10km radius of the applicant’s former place of residence. This rural housing policy will apply equally to those living in the local area, who require a new dwelling to meet their own housing need, as well as returning emigrants wishing to establish a permanent residence for themselves and their families in their local community. 3 We will have due regard to any future revision of the Sustainable Rural Housing Guidelines for Planning Authorities including inter alia definitions relating to genuine housing need and vary the Development Plan as necessary. 4 Applicants for development should ensure proposals are consistent with design principles identified in rural housing design guidelines applicable across many local authorities such as the Cork Rural Design Guide 2003.
- WATERFORD CITY & COUNTY DEVELOPMENT PLAN 2022 – 2028207 7.11.3 Occupancy of New Rural Dwellings To ensure that development which takes place in the open countryside is of direct benefit to the local community and to those with a genuine housing need, we will generally attach occupancy conditions to planning permission for houses in these areas. Such a condition will require an applicant to enter into an agreement with the Council under Section 47 of the Planning and Development Act 2000 (as amended), restricting transfer of occupancy of the dwelling for a period of 7 years. 7.11.4 Ribbon Development The Sustainable Rural Housing Guidelines for Planning Authorities (2005) define ribbon development ‘where five or more houses exist on any one side of a given 250 metres of road frontage’ and recommend against the creation/ perpetuation of ribbon development for a variety of reasons relating to road safety, future demands for the provision of public infrastructure as well as visual impacts. When considering a proposal for development we will have due regard to the provisions of the Guidelines, the history and pattern of development in the area and the following policy: 7.11.5 Housing in High Amenity Areas and on Approach Roads High Amenity Areas (previously referred to as greenbelt areas) play an integral role as part of the fabric of our settlements, chiefly in terms of providing a clear physical demarcation to the adjoining urban area, and through their use for community recreation and amenity purposes. The value of High Amenity Areas as enabling longer term strategic expansion of our urban areas is set out in NPO 62 of the NPF. Within High Amenity Areas there will be restrictions on development to maintain a clear demarcation between rural and urban areas, to support the sustainable development of the settlement, to reduce urban sprawl and to safeguard the potential expansion of the settlements in the future. Housing development in High Amenity Areas will only be considered subject to the overall objective of maintaining the open character of the lands, securing the viability of the nearby settlement. The housing needs of existing landowners may be facilitated on High Amenity Areas and on the approach roads to settlements, where other more suitable alternatives are unavailable, and subject to general siting and design criteria for rural housing as set out in this plan and in relevant statutory guidelines. Ribbon Development Policy Objective H 29 We will avoid the creation of ribbon development (defined as five or more houses existing on any one side of a given 250 metres of road frontage) and will assess whether a given proposal will contribute to and/ or exacerbate such ribbon development, having regard to the following: (i) The type of rural area and circumstances of the applicant. (ii) The degree to which the proposal might be considered infill development. (iii) The degree to which existing ribbon development would coalesce as a result of the proposed development. (iv) Local circumstances, including the planning history of the area and development pressures.
- WATERFORD CITY & COUNTY DEVELOPMENT PLAN 2022 – 2028208 7.12 Refurbishment, Extensions and Replacement of Existing Structures in Rural Areas The Council encourages the reuse, refurbishment and upgrade of older vernacular rural dwellings and structures which form an important part of our built heritage. Applicants for planning permission will not be required to demonstrate a local housing need in this instance. Permission for demolition will only be considered where it is demonstrated that a vernacular dwelling is not reasonably capable of being made structurally sound or otherwise improved. If a dwelling is not considered to be vernacular and does not make an important contribution to the heritage, appearance or character of the locality, or has been damaged beyond reasonable repair, planning permission will be considered for a new, replacement dwelling, subject to appropriate design, scale of building and normal planning considerations. When assessing proposals to convert, re-use and/or adapt traditional buildings in rural areas, it is a requirement that: • The original walls must be substantially intact. • The size of any house extension takes account of the siting and size of the existing dwelling and that the character of the original structures is respected. • The design of the proposal does not erode the siting and design qualities of the building and its setting which makes it attractive in the first instance. • Mature landscape features are retained and enhanced with landscape proposals. Housing in High Amenity Areas and Approach Roads Policy Objective H 30 On lands zoned High Amenity and along the approach roads to settlements we will: • Discourage inappropriate development which would threaten the maintenance of a clear demarcation between the rural and built up areas, encourage and exacerbate urban sprawl and detract from the landscape/ rural character of the area; and, • Provide for uses such as agriculture and forestry, sport and recreation and essential public services instillations. We will facilitate development proposals by existing landowners with a genuine demonstrable economic, social or local need for a first home for their own permanent occupation, subject to consideration of available alternatives and sequential testing, as well as general siting and design criteria as set out in this plan and in relevant statutory planning guidelines. Refurbishment and Extensions of Existing Structures Policy Objective H 31 We encourage the retention and sympathetic refurbishment, with adaptation as necessary, of vernacular dwellings and structures in the countryside. In addition: • There will be a presumption against demolition where restoration or adaptation is feasible. • Proposals for the conversion to full-time residential use of a premises which has not been previously occupied as a dwelling must demonstrate that they can be independently accessed and serviced independent of any third party.
- WATERFORD CITY & COUNTY DEVELOPMENT PLAN 2022 – 2028209 Refurbishment and Extensions of Existing Structures Policy Objective H 32 If a dwelling is not considered to be vernacular, does not make an important contribution to the heritage, appearance or character of the locality or is not reasonably capable of being made structurally sound or otherwise improved, planning permission may be granted for a replacement dwelling where it can be demonstrated that the layout, siting and design will not adversely impact on the rural character of the area and that the development is consistent with best practice design principles for housing in rural countryside locations. H 33 All proposals for refurbishment, extension or replacement of residential property in un-serviced areas will be required to demonstrate compliance with the EPA Code of Practice: Domestic Wastewater Treatment Systems (Population Equivalent ≤ 10) 2021 and any revisions thereof in addition to other policies and development management standards as set out in this plan. 7.13 Housing in Gaeltacht na nDéise We are committed to ensure that the unique needs of Gaeltacht na nDéise are considered when determining proposals for housing development in the Gaeltacht area as defined in the Development Plan in order to ensure that the viability of the Gaeltacht as a linguistic community is protected. Analysis carried out as part of the ‘Comprehensive Linguistic Study of the Use of Irish in the Gaeltacht’5 suggests that the proportion of active, integrated Irish speakers in a Gaeltacht Area needs to be maintained above 67% for the use of Irish in a community to be sustainable. The statistic evidences indicated that Irish speaking communities yield to the pressures of a language shift when the proportions of active speakers in a community fall below this threshold. The Linguistic Study classifies An Rinn having 44-67% of its total population (aged over three years) as daily Irish speakers6. In this regard the Development Plan will seek to ensure that development proposals will avoid any significantly negative impact, directly or otherwise, on the use of the Irish language as the primary spoken language of the community. The policy below will ensure the linguistic viability of the area is enhanced over the period of the Development Plan through the application of occupancy conditions under Section 47 of the Planning and Development Act 2000, as amended. 5 A Comprehensive Linguistic Study of the Use of Irish in the Gaeltacht; Principal findings and Recommendations, A research report prepared for the Department of Community, Rural and Gaeltacht affairs by NUI Galway, 2007. 6 Based on 2002 Census and surveys.
Source Waterford City and County Council: Waterford City and County Development Plan 2022–2028 — Chapter 7 (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.