Wicklow County Development Plan 2022–2028 – Volume 1 Written Statement

1. Page 221

   Cite this pagePDF p. 221 (opens the publisher’s copy in a new tab)
   Wicklow County Development Plan 2022-2028 Chapter 9 | Economic Development already established itself as a location for off-shore wind. There are further opportunities for employment and skills development through the development of Operations and Maintenance bases. This is a significant opportunity for the redevelopment of brownfield harbour lands. There is potential to develop synergy between the off-shore wind and industry and third level institutes.  In the future, Wicklow could face significant changes with the potential development of marine renewable energy, more specifically wind, following the identification of the Assessment Zone 2 – Wind and Tidal in the Strategic Environmental Assessment (SEA) of the Offshore Renewable Energy Development Plan (OREDP). The Government is committed to generating at least 80% of energy from renewable sources by 2030. There are 3 major offshore wind projects at various stages of planning off the County Wicklow Coast. The Arklow Bank Project is proceeding under an extant permission. The Codling Bank and the Dublin Array have been designated as Relevant Projects which allows them to proceed to develop planning applications in advance of the adoption of the Marine Planning and Development legislation.  The aims of the County Wicklow Maritime Business Development Group are to develop a Maritime Strategy for County Wicklow and to progress proposals for the major development of port facilities in the County. The Wicklow coastline has four harbours and Wicklow Harbour is designated as a Port of Regional Significance. All four offer many opportunities to enhance and expand the local economy in a sustainable manner as well contribute to the county, regional and national economy. The coastal area of Wicklow supports and sustains important social, economic and environmental functions.  The blue economy is an important pillar of the County’s economic development strategy and realising the potential of the County’s maritime assets is of prime importance. Rapid urbanisation, coastal erosion and the need to accommodate varied needs and interests have put significant pressure on the coastal area. It is now recognised that there should be a coordinated approach and integration of sectoral interests to achieve the sustainable development of the coastal and maritime area while fostering blue growth.  The Local Economic Community Plan (LECP) recognises the need to prepare a maritime strategy for County Wicklow as a means to promote the County’s marine assets in a sustainable manner. Several actions contained in the plan particularly aim at harnessing the potential of the County’s marine assets, either built or natural. It specifically seeks to build on the potential of the County’s ports and harbours to deliver improved marine commercial, tourism and leisure activities. As a result of this, Wicklow County Council has appointed consultants to assist the Council in delivering a Maritime Strategic Review for County Wicklow. There are 4 main strategic recommendations for developing County Wicklow’s Marine Assets; i. Establishing a strong offshore wind offering to ensure that County Wicklow takes maximum advantage of this emerging sector; ii. Exploring the feasibility of constructing a new outer harbour near Wicklow Port to attract international business and to larger scale industrial users such as offshore wind iii. Develop a plan for supporting aquaculture development; iv. Develop a dedicated marketing strategy for marine tourism. Forestry  The national forest estate is still expanding and has now reached 11% of the total land area, with a wide variety of forest types present. The total forest area has increased from 697,842ha in 2006 ha to 770,020ha in 2017. Wicklow has the largest proportionate forest cover by county with over 44,500ha, equivalent to almost 22% of the land area in forestry.  Over half (50.8%) of forests in Ireland are in public ownership and 378,663ha (49.2%) are in private ownership. The total growing stock volume of Irish forests is estimated to be over 116 million m3. The national forest estate is important for carbon sequestration. Based on the National Forestry Inventory data, Ireland’s forests have removed an average of 3.8 Mt of213

2. Page 222

   Cite this pagePDF p. 222 (opens the publisher’s copy in a new tab)
   Wicklow County Development Plan 2022-2028 Chapter 9 | Economic Development carbon dioxide equivalents per year from the atmosphere over the period 2007 to 2016. There is also an important biodiversity resource within Irish forests, with many non-tree plant species and lichens found across the forest estate. Wholesale, retail trade, transportation and storage  This sector forms the largest industrial group within the County. In regard to wholesale and retail sector significant opportunities to develop this area arise from the identified expenditure outflows from the County in particular to Dublin. Measures specifically addressing this sector are set out in the County Retail Strategy contained in this plan.  From a transportation and storage sector perspective the locational strengths of Wicklow offer significant opportunities for the expansion of this sector. The County’s positioning along the east coast ‘strategic transportation corridor’, made up of the N11 / M11 and the Dublin to Rosslare rail line creates excellent connectivity between ports within the County and between the County and the ports in Dublin and Rosslare. These connections ensure Wicklow’s role as a key entry point to the Greater Dublin Region with the potential to facilitate the expansion of existing or create new spin off industries within this sector.  The promotion of the Leinster Outer Orbital Route connecting the N11 and the east of the County (Arklow town/port) to the west of the County and the major national primary routes within Kildare namely the M9 and M7 create further potential for the expansion of this sector with ease of accessibility to the north and south of the Greater Dublin Region. Information & communications technology  The information and communications sector forms the second largest industrial group in Wicklow. With Ireland being a technology hub of choice for many when it comes to attracting the strategic business activities of ICT companies, significant opportunities exist to develop this sector with the County.  The presence of Clermont Campus and its envisaged expansion as a third level centre of excellence alongside Wicklow’s highly educated workforce further enhance the attractiveness of the County to prospective new companies within the ICT sector maximising the potential of the County. In addition, a number of large scale data centres are either under construction or have permission in the County. 9.4 Economic Development Hierarchy In accordance with the Settlement Hierarchy and the Economic Development hierarchy, the towns of Bray, Wicklow- Rathnew, Arklow, Greystones-Delgany and Blessington are the key focus for economic growth within the County. The key trends within these settlements highlight the significant leakage of Wicklow’s educated workforce predominantly into Dublin City and the south/south west Dublin areas. In this regard this plan must place an emphasis on creating the right environment within each of these settlements to ensure that they are capable of attracting potential employers to appropriately zoned lands and thus increase employment within the County. The local plans crafted for these settlements shall address these challenges in a targeted manner. While a significant focus should be placed on the further development of Wicklow’s towns, Wicklow’s vast open countryside, mountainous areas and coastline offer further significant opportunities to enhance and expand Wicklow’s rural economy in a sustainable manner. The key areas within Wicklow’s rural economy that present these opportunities fall within the agriculture, food and forestry sectors and to a lesser extent within the maritime / fishing and extractive industry.214

3. Page 223

   Cite this pagePDF p. 223 (opens the publisher’s copy in a new tab)
   Wicklow County Development Plan 2022-2028 Chapter 9 | Economic Development Table 9.2 County Wicklow Economic Development Hierarchy Settlement Level Settlement Type Town Economic Function Investment Target 1 Metropolitan Key Town Bray Main attractor for major investment Foreign direct investment ‘People’ intensive, knowledge based industries 2 Core Region Key Town Wicklow - Rathnew Main attractor for major investment Foreign direct and local investment ‘People’ and ‘product’ intensive industries. 3 Self Sustaining Growth Town Arklow Greystones - Delgany Blessington Subsidiary attractor for inward investment Foreign direct and local investment ‘People’ and ‘product’ intensive industries. 4 Self Sustaining Town Baltinglass Newtownmountkennedy Enniskerry Kilcoole Rathdrum Attractor for substantial investment Local investment ‘Product intensive’ industries, with some ‘people’ emphasis 5 Small Towns (Type 1) Ashford Aughrim Carnew Dunlavin Tinahely Attractor for investment Local investment ‘Product intensive’ industries, with some ‘people’ emphasis 6 Small Towns (Type 2) Avoca Donard Kilmacanogue Newcastle Roundwood Shillelagh Attractor for investment Local investment ‘Product intensive’ industries, with some ‘people’ emphasis 7 & 8 Villages Small rural-based enterprises Local investment Generally small scale non-intensive industry 9 & 10 Rural Nodes & Rural Areas i.e. any location outside the development boundary of any settlement in Level 1-8 Objectives set out in this chapter for rural employment and economic development215

4. Page 224

   Cite this pagePDF p. 224 (opens the publisher’s copy in a new tab)
   Wicklow County Development Plan 2022-2028 Chapter 9 | Economic Development 9.5 Objectives for Economic Development General CPO 9.1 To support all forms of employment creation, especially where this can mitigate long distance commuting, subject to the proper planning and sustainable development of the area and compliance with all other objectives of this plan. Strategic employment development will be directed into the towns of Bray, Wicklow-Rathnew, Arklow, Greystones and Blessington. CPO 9.2 To support and encourage proposals that maximise economic opportunities and strengthen the economic structure of the south and west of the County by facilitating economic diversification and new enterprise development including remote working opportunities. CPO 9.3 To normally require new employment generating developments to locate on suitably zoned or identified land in settlements. Proposals in settlements with no zoning plan should be assessed on the basis of their individual merits, taking into consideration the objectives set out in this chapter of the plan and all other matters pertaining to the proper planning and sustainable development of the area, including ensuring that the proposal is appropriately sited in a location so that it enhances, complements, is ancillary to or neutral to the existing land uses in the area. All other proposals for employment generating developments outside of settlements will be assessed on the ‘Objectives for Wicklow’s Rural Economy’. CPO 9.4 To protect employment zoned land from inappropriate development that would undermine future economic activity or the sustainable development of such areas. CPO 9.5 To permit proposals for employment generating development where it can be demonstrated that the development complies with the relevant development standards and is not detrimental to residential amenity or to environmental quality, and is acceptable with regard to its impact on the character and visual amenity of the area. Regard will be paid to ensuring that existing or planned infrastructure can acceptably accommodate a proposed development. Developments that result in a high level of traffic generation that cannot be accommodated by the local road network in the vicinity, that are detrimental to residential amenity, the character or visual amenity of an area or to existing service infrastructure will not be permitted. CPO 9.6 To promote the development of employment generating uses at locations which comply with sustainable transportation objectives i.e.  promoting the development of ‘product’ intensive industries (typically manufacturing and logistics based uses) at locations that are accessible to strategic roads infrastructure;  promoting the development of ‘people’ intensive industries (typically office, services and startup entrepreneur based uses) at locations that are accessible by public transport networks and substantial residential areas, served by cycle networks and walking routes;  promoting the intensification of existing employment land uses that are in proximity to good public transport facilities; and  where appropriate, promoting the integration of employment uses with other land uses, including residential, tourism and retail uses, in an effort to provide mixed use developments, which can reduce the need to travel. CPO 9.7 To support and facilitate the development of digital / remote working hubs and enterprise / innovation hubs in town centres. Such hubs should also be considered in village centres where it is demonstrated that there is a need for such a facility and where the development will have a positive impact on commuting patterns.216

5. Page 225

   Cite this pagePDF p. 225 (opens the publisher’s copy in a new tab)
   Wicklow County Development Plan 2022-2028 Chapter 9 | Economic Development CPO 9.8 To promote and facilitate the development of employment generating uses that maximise Wicklow’s locational strengths along the east coast ‘strategic transport corridor’ and the potential of the ‘Leinster Outer Orbital Route’. CPO 9.9 To promote locations for new State agencies, Departments and enterprises in County Wicklow to support the Government’s regional development objectives. CPO 9.10 To encourage the redevelopment of brownfield sites for enterprise and employment creation throughout the County and to consider allowing ‘relaxation’ in normal development standards on such sites to promote their redevelopment, where it can be clearly demonstrated that a development of the highest quality, that does not create an adverse or unacceptable working environment or create unacceptable impacts on the built, natural or social environment, will be provided. CPO 9.11 To facilitate the development of childcare facilities at places of employment, and in particular at ‘people’ intensive places of employment (see Chapter 7). CPO 9.12 To promote and support the enhancement of the built, natural and social environment to attract and sustain employment creation initiatives. CPO 9.13 To facilitate the provision of a mix of ancillary services such as a shop or food outlet, crèche etc on large sites zoned for employment at peripheral locations where a detailed justification/need for such facilities has been demonstrated and where it has been demonstrated that the provision of such facilities does not impact on existing facilities, in particular, town centre or local neighbourhood centre activities. CPO 9.14 To require employment based developments to be of the highest standard of architectural design and layout and comply with the Development & Design Standards set out in this plan. CPO 9.15 To provide for employment development at the following locations as shown on maps 09.01, 09.02 09.03 and 09.04). Location Map No. Size (ha) Zoning Objective Mountkennedy Demesne, Kilpedder 09.01 34.7 To provide for a data centre facility9 and associated related industries set in open parkland with extensive landscaping, a high architectural standard of layout and building design with low site coverage. Employment types other than those strictly related to data storage shall show a clear process related requirement to locate in proximity to a data centre. Kilpedder Interchange 09.02 27.7 To provide for employment uses including industrial, transport, distribution and warehouse developments of good architectural design, layout and landscaping including substantial screening from N11. The provision of transport and warehouse facilities will not be at the expense of facilities in existing settlements. Any redevelopment of the (former) 9 A data centre is a facility used to house computer systems and associated components, such as telecommunications and storage systems. It generally includes redundant or backup power supplies, redundant data communications connections, environmental controls (e.g., air conditioning, fire suppression) and security devices.217

6. Page 226

   Cite this pagePDF p. 226 (opens the publisher’s copy in a new tab)
   Wicklow County Development Plan 2022-2028 Chapter 9 | Economic Development Dan Morrissey / SM Morris sites shall include significant proposals to address the unsightly appearance of these sites. In addition, any development on these lands shall:  Maintain and improve the surface of the Drummin mass path along its historic established route as shown on Map 09.02  Provide that access to the lands to the north of the Farrankelly Road be from the roundabout only;  Provide a continuous footpath from the Farrankelly Road to Drummin Lane along both sides of the access road serving employment lands to the north of the roundabout.  Connect the footpath from Greystones towards the pedestrian bridge at Kilpedder. Inchanappa South and Ballyhenry, Ashford 09.03 60 To provide for the development of and expansion of the existing film studios in Ashford in accordance with the following requirements: (i) the development of these lands shall be strictly limited to facilities for the production of film, TV, animation etc including any directly associated spin offs such as visitor facilities; however, residential development or other non film related commercial activities are not to be permitted; (ii) the location and design (density, height, building format etc) of any development on these lands shall take into account the prevailing landscape pattern, the rural nature and character of the area and shall ensure that impacts on visual, residential and rural amenities are minimised and ameliorated to the greatest extent possible; (iii) the agreement of a master plan for the entire area which shall include: (a) a detailed phasing plan which shall be linked to the conclusions and recommendations of a Traffic and Transport Assessment, which shall clearly set out the traffic generation model for the entire development and its constituent phases, and a detailed evaluation of the capacity of all roads serving the site, including all N11 junctions and the N11 itself and their abilities to accommodate the development without impacting on the carrying capacity of the national road for strategic inter- County traffic; (b) sequence of development, that shall be generally from south to north; (c) the infrastructure plans for the servicing of the site; (iv) this zoning shall be for the lifetime of this plan only. Coolbeg Cross, (M11 Exit 18) 09.04 3.96 To provide for a Motorway Service Area at ‘The Beehive’, Coolbeg cross (M11 Exit 18)218

7. Page 227

   Cite this pagePDF p. 227 (opens the publisher’s copy in a new tab)
   Wicklow County Development Plan 2022-2028 Chapter 9 | Economic Development Specific Objectives for Employment Types Seveso Sites CPO 9.16 The Seveso Directive 96/82/EC as amended by Directive 2003/105/EC and more recently by Directive 2012/18/EU is concerned with the prevention of major accidents that involve dangerous substances and the limitation of their consequences for humans and the environment. It applies to establishments where dangerous substances are produced, used, handled or stored. This EU directive seeks to ensure the safety of people and the environment in relation to major industrial accidents involving dangerous substances. The European Communities (Control of Major Accident Hazards Involving Dangerous Substances) (the “COMAH Regulations”, (S.I. No. 209 of 2015) implement the Seveso III Directive (2012/18/EU) and are the main regulations that give effect to this Directive in Irish law. The National Authority for Occupational Safety Health (i.e. the Health and Safety Authority – HSA) has been designated as the central competent authority for enforcement of these regulations. There are two Seveso sites in County Wicklow (as of Nov 2021), located at Sigma Aldrich Fine Chemicals, Arklow and Zoetis Belgium SA, Laragh Road, Rathdrum. In relation to the Prevention of Major Accidents (Control of Major Accident Hazards Involving Dangerous Substances) legislation, it is the objective of the Council to:  comply with the Seveso III Directive in reducing the risk and limiting the potential consequences of major industrial accidents;  where proposals are being considered for the following: (i) new establishments at risk of causing major accidents, (ii) the expansion of existing establishments designated under the Directive, and (iii) other developments proposed near to existing establishments; the Council will require that applicants must demonstrate that the following considerations are taken into account: a) prevention of major accidents involving dangerous substances, b) public health and safeguarding of public health, and c) protection of the environment;  ensure that land use objectives must take account of the need to maintain appropriate distances between future major accident hazard establishments and residential areas, areas of substantial public use and areas of particular natural sensitivity or interest; and  have regard to the advice of the Health and Safety Authority when dealing with proposals relating to Seveso sites and land use plans in the vicinity of such sites. Large-Scale Employment Generating Developments CPO 9.17 To support engagement with the IDA with a view to providing sizeable investments in County Wicklow and especially west of a line from Manor Kilbride to Arklow. CPO 9.18 To promote and facilitate the development of large-scale employment generating developments, including industrial, knowledge, high-technology, office and service based and science space developments, at appropriate locations.219

8. Page 228

   Cite this pagePDF p. 228 (opens the publisher’s copy in a new tab)
   Wicklow County Development Plan 2022-2028 Chapter 9 | Economic Development Knowledge, High-Technology and Service Based Industries CPO 9.19 To encourage and facilitate the development of knowledge, high-technology and service10 based specialist industries at appropriate locations, in accordance with the relevant development and environmental standards, and to support and strengthen the capability and quality of research and development functions in the County. The Council will promote the clustering of these type industries and other inter-related industries. Office Developments and Small-Scale Service Industries CPO 9.20 To encourage and facilitate the provision of office developments and small-scale service industries at appropriate locations. The most suitable location for local or small-scale office developments and small-scale service industries is generally in above-ground floor commercial premises at appropriate locations in town / village centres and neighbourhood centres11. The development of these types of uses in neighbourhood centres can reinforce the existing service function of these centres, as well as create new opportunities for local employment in locations that are accessible to residential areas. The Council will permit office development in appropriate employment zoned locations that are deemed suitable with regard to sustainable traffic and land use considerations. Green Industry CPO 9.21 To encourage and facilitate the ‘circular economy’ and the development of ‘green’ industries, including industries relating to renewable energy and energy-efficient technologies, material / waste recycling and conservation. CPO 9.22 To encourage and facilitate the development of off-shore wind operation and maintenance bases which will create new opportunities for employment and skills development. Such development is particularly suited to the redevelopment of brownfield harbour lands. Small and Medium Enterprises12 CPO 9.23 To encourage and facilitate the development of small to medium scale indigenous industries and services at appropriate locations within all Level 1-8 settlements. The Council will require the provision of incubator/starter units in all major planning applications on employment zoned land. The Council acknowledges that the development of small scale projects with long term employment potential are important in sustaining both urban and rural settlements in County Wicklow and as such, the Council will adopt a proactive and flexible approach in dealing with applications on a case-by-case basis. 10 Service Based Industry includes software development, data processing and electronic commerce, technical and consulting service, commercial laboratory services, administrative centres, co-ordination and headquarters services, research and development services, media, multimedia and recording services, entertainment and leisure services, training services, publishing services, international financial services, healthcare services, construction related services, environmental services, logistics management services. 11 This objective does not relate to the use as an office, as set out in Class 2 of ‘Part 4, Exempted Development-Classes of Use’ of the 2001 Planning and Development Regulations. 12 The term small enterprise refers to an individual business/enterprise, which employs less than 10 persons, and the term medium enterprise refers to those, which employ up to 50 persons.220

9. Page 229

   Cite this pagePDF p. 229 (opens the publisher’s copy in a new tab)
   Wicklow County Development Plan 2022-2028 Chapter 9 | Economic Development Home Based Economic Activity CPO 9.24 To encourage, where appropriate, home-based economic activity13 including the provision of small-scale individual enterprises. Proposals which involve the change of use and/or new development for purposes of home-based employment will generally be considered favourably where it can be clearly demonstrated that:  the nature of the proposed process or activity to be carried out shall be appropriate to and compatible with the character and amenity of the adjoining area;  the proposed development is of an appropriate scale for its location;  there is no adverse environmental, health and safety impacts; and  the development is not detrimental to residential amenity. In dealing with applications for such developments, the planning authority will have regard to the following:  the nature and extent of the work;  the effects on the amenities of adjoining properties particularly as regards hours of operation, noise and general disturbance;  the anticipated level of traffic generation; and  the generation, storage and collection of waste. Permissions for change of use shall be temporary for a period of five years, to enable the Planning Authority to monitor the impact of the development. Permission will not normally be granted for such changes of uses in apartments. The Planning Authority will determine the appropriate number of employees that will be permitted at a development. In certain cases, it may be appropriate that a development is restricted to owneroperator use only, and no other employees will be permitted. In any case, no more than three people, including the owner-operator will be permitted to be employed at such a development. Wicklow County Campus, Clermont House CPO 9.25 It is the objective of the Council to further develop Wicklow County Campus, Clermont House in conjunction with the Carlow Institute of Technology and other stakeholders as a third level education facility and as a centre of excellence for enterprise development, education, training, research and development. Film Industry CPO 9.26 To facilitate and support the film industry in the County, including the development of production facilities at appropriate locations and the use of the County for film locations, including the erection of temporary structures and services. Port Activities CPO 9.27 To support and facilitate existing and future commercial port activities within the County and to resist developments that would undermine the commercial potential of these areas. CPO 9.28 To support and facilitate regeneration and renewal of lands within and adjacent to the County’s ports that will serve to diversify and strengthen the role of the ports. 13 Home based economic activity is defined as small scale commercial activity carried out by residents of a house which is subordinate or ancillary to the use of the dwelling as a place of residence.221

10. Page 230

    Cite this pagePDF p. 230 (opens the publisher’s copy in a new tab)
    Wicklow County Development Plan 2022-2028 Chapter 9 | Economic Development Food Sector CPO 9.29 To support and facilitate the development and expansion of the food sector which has benefits for urban and rural areas. CPO 9.30 To support and facilitate the development of a food incubation hub to provide a unique environment for food companies, greatly enhancing their research and innovation capacity and ability to innovate. Postal Facilities CPO 9.31 To support the provision of new postal facilities and the enhancement of existing facilities at suitable locations in the County subject to proper planning and sustainable development. 9.6 Objectives for Wicklow’s Rural Economy The objectives in this section are focused on the forms of rural development that are employment and wealth generating (other than tourism, which is addressed separately in Chapter 11 of this plan). Improving the rural economy is only one strand that needs to be addressed in order to result in a strong rural community that is socially, economically and environmentally sustainable. The issues of social wealth and environmental protection are addressed in Chapters 7, 15 and 17 of this plan, and therefore these objectives should be considered dually with the objectives set out in this chapter. Economic Development in a Rural Area The objectives set out in this section shall be applied to all forms of economic development proposals that are located in the rural area, and where relevant, shall be considered jointly with the objectives set out below that specifically relate to agriculture, food, forestry, fishing and the extractive industry, with the following exceptions:  applications pertaining to proposals for commercial waste facilities shall be assessed on the basis of objectives set out in Chapter 15 Waste and Environmental Emissions; and  applications pertaining to proposals for commercial tourist related developments shall be assessed on the basis of objectives set out in Chapter 11 Tourism & Recreation. Strategic Objective To preserve the amenity, character and scenic value of rural areas, and to generally require employment-generating development to locate on zoned / designated land within existing settlements. Notwithstanding this, it is the objective of the Council to enhance the competitiveness of rural areas by supporting innovation in rural economic development and enterprise through the diversification of the rural economy into new sectors and services including those addressing climate change and sustainability and through the development of appropriate rural based enterprises, which are not detrimental to the character, amenity, scenic value, heritage value and environmental quality of a rural area. Rural Employment Objectives CPO 9.32 To permit the development of employment generating developments in rural areas, where it is proven that the proposed development requires to be located in a rural area (e.g. dependent on an existing local resource) and will have a positive impact on the location.222

Source Wicklow County Council: Wicklow County Development Plan 2022–2028 – Volume 1 Written Statement (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.