Chapter 3 - Development Strategy

Closed1 Oct, 2022, 8:00am - 14 Nov, 2022, 5:00pm

3.1        Strategic Vision

The purpose of the Draft Castleconnell Local Area Plan is to set out the policies and objectives that will guide the sustainable future growth of the village between 2023-2029 and beyond and to ensure alignment with the provisions of higher-level planning policy. The vision of the plan is to improve the local environment focusing on the sustainable growth of the built environment, employment generation, and the provision of community and social services together in a low carbon, compact, consolidated and connected manner.

The strategic vision for Castleconnell is to fulfil the role of a Level 3 settlement as identified in the Limerick Development Plan.  This will include the provision for growth in population and employment, through a mix of high quality residential development (choice and tenure), education and employment opportunities, sustainable mobility choices, a strengthened retail/commercial village centre, community infrastructure, active lifestyles and recreational choices, while sustaining Castleconnell’s unique heritage assets.  The future development of Castleconnell will provide for low carbon, sustainable and consolidated growth in a coherent spatial manner.

3.2        Spatial/Development Strategy

out in the Limerick Development Plan, by focusing growth within the settlement boundary and in doing so, assisting in the regeneration, repopulation and development of the village.  The future of Castleconnell is one where the quality of life and wellbeing of its inhabitants are enhanced, building a resilient and sustainable compact village, that supports improved local employment and economy, protects its local culture and heritage, while supporting the village’s transition to a low carbon society.

Overall Strategic Development Objectives

It is an objective of the Council to:

  1. Seek the sustainable intensification and consolidation of the existing built environment, in accordance with the objectives for compact growth in higher-level spatial plans, through appropriate infill, brownfield development, supported by the necessary physical and community infrastructure.    
  2. Promote sustainable economic development, enterprise and employment opportunities and prioritising the village centre, as the primary location for retail and services.
  3. Promote and facilitate sustainable modes of transport, prioritising walking, cycling and public transport, whilst protecting and improving existing road infrastructure.
  4. Protect, conserve and enhance the built environment, through promoting awareness, utilising relevant heritage legislation and ensuring quality urban design principles are applied to all new developments, respecting historic and architectural heritage.
  5. Protect, enhance and connect areas of natural heritage, blue green infrastructure and open space for the benefits of quality of life and biodiversity, capitalising on climate action and flood risk measures.
  6. Ensure the highest quality of public realm and urban design principles apply to all new developments.
  7. Have cognisance of the Limerick Climate Change Adaptation Strategy 2019 - 2024, and any forthcoming climate adaptation and mitigation strategies that emerge during the lifetime of this plan.
  8. Guide the future development of Castleconnell, in accordance with the Town Centre First policy approach seeking to bring people and appropriate business/services back into the heart of Castleconnell through place-making, good quality urban design, and sustainable mobility as promoted by the Department of Housing, Local Government and the Heritage and the Department of Rural and Community Development. 
  9. Ensure the future development of Castleconnell supports the transition to a low carbon society and economy, implementing national policy to reduce gas emissions, improve environmental quality and contribute to national targets for climate change.

3.3        Population and Housing Growth

The Core Strategy for Limerick is set out in Chapter 2 of the Limerick Development Plan 2022 – 2028. Section 19 (2) of the Planning and Development Act 2000 (as amended) requires that: “A Local Area Plan shall be consistent with the objectives of the Development Plan, its Core Strategy, and any Regional Spatial and Economic Strategy that apply to the area of the plan...”

This LAP aims to balance the provision of good quality housing that meets the needs of a diverse population, in a way that makes Castleconnell an attractive and inviting place to live. Meeting the housing needs of Castleconnell is an important element of this Draft plan. Adequate housing provision is essential for the creation of an environment to attract business and enterprise to Castleconnell and this Draft plan provides the quantum of zoned lands to meet this demand. The quantum of zoned land for residential development complies with the population targets set out in the Core Strategy of the Limerick Development Plan.  The Council is also informed by the Department of Housing, Local Government and Heritage’s Town Centre First approach, seeking to attract a vibrant community, including attracting families back into the heart of the towns through place-making, good quality urban design and sustainable mobility.

Castleconnell is identified as a Level 3 settlement in the Limerick Development Plan and is allocated population growth of 28% up until 2028.  The allocation of growth targets, seeks to ensure that the growth will be sustainable and in keeping with the scale of Castleconnell. This ensures that the capacity of the village to accommodate this additional growth can occur without damage to the settlement’s character and the carrying capacity of its environment and infrastructure.

According to the Census, Castleconnell had a population of 2,107 persons in 2016, representing a 10% increase on the 2011 population. The unique characteristics of the village, its location adjacent to the River Shannon and its proximity to the education and employment centres of Castletroy and Limerick City saw the village experience a growth rate of 44% between 2006 and 2011.  

The Core Strategy of the Limerick Development Plan makes assumptions with respect to population projections and allocation throughout Limerick.  These assumptions include the additional residential units and zoned land requirements for each settlement in accordance with the NPF, the Implementation Roadmap for the NPF and the RSES. The assumed Castleconnell population growth allocation is an additional 590 persons to 2028 (+28% on the 2016 Census figure) which equates to an additional 205 units.  For the purposes of this Local Area Plan, the projected requirement for population growth is 239 units. The provision of 239 units is realised by taking the proposed population growth per annum, as outlined in the Core Strategy of the Limerick Development Plan, and applying this figure for the seven year period (from 2022-2029) as illustrated in Figure 3.1 below. In addition, extant planning permissions need to be considered and there are 7 units permitted within the village which have not commenced.   

Residential vacancy is an issue for consideration in devising a new Local Area Plan and according to the 2016 Census, 26 dwellings or 2.9% of the housing stock were deemed ‘temporarily absent’ and 86 dwellings were deemed ‘other vacant dwelling’ accounting for 9.7% of the total housing stock.  Therefore according to the Census 12.6% of residential properties were vacant in the village in 2016.  However, data gathered from Geo directory analysis for Q2 2022 identified residential vacancy in Castleconnell at just 1% (13 units) which is in line with a vacancy survey undertaken by the Forward Planning Section in January 2022. In the interest of a compact settlement, prioritising brownfield, infill development, vacancy and dereliction, and the existing built-up area of the settlement, it is a requirement of higher-level spatial planning policy to consider vacancy.

In June 2022 The Development Plans Guidelines for Planning Authorities was published and allows for the zoning of additional lands in the order of 20-25% above the required quantum of zoned residential or a mix of residential and other use lands, in certain circumstances. “Additional Provision”, as identified in The Guidelines must be identified, quantified and explained.

Castleconnell’s location within the Limerick Shannon Metropolitan area and the host of natural amenities in the village makes it a very attractive place to live and there is a demand for housing in the area.  To this end this Local Area Plan has identified an additional 25% of zoned land for residential purposes within the plan.  These lands have been identified as suitable for residential development given they are serviced or serviceable over the lifetime of the Plan and are located within close proximity to the village centre. In total 2.5 hectares of Additional Lands, have been zoned for residential development in the village with a potential residential yield of 55 units.  They have been identified in the Settlement Capacity Audit set out in Appendix I of this Plan.

 

Settlement Tier

Census Pop. 2016

Additional households forecasted 2023-2029

Total Quantum of land required

Total land zoned Serviced Sites

 

Total Land  zoned New Residential

3

2107

274

15ha

4.4ha

10.6ha

 

 

 

 

Table 1: Residential units and land quantum required in Castleconnell in line with the Core Strategy projections of Limerick Development Plan 2022 – 2028 including Additional Provision Lands in line with The Development Plan Guidelines for Planning Authorities June 2022

 

Given the level and diversity of services and amenities available in Castleconnell as a Level 3 settlement, its location within the Limerick Shannon Metropolitan area and its accessibility to Limerick City and suburbs, its ease of connectivity, availability of serviced and serviceable lands, it is anticipated that Castleconnell will attract inward investment for future population growth, in accordance with the objectives of the NPF and RSES. On this basis, the assumed scale of growth for Castleconnell is considered reasonable and will be progressed on lands including opportunity, infill and brownfield sites.  The National Planning Framework requires that 30% of all new housing within Castleconnell occurs within the existing village footprint.  

A Settlement Capacity Audit (SCA) assessing availability of key infrastructure to the individual sites zoned for the provision of residential development and Enterprise and Employment has been set out in Appendix I. The SCA identifies the infrastructure necessary to support future development. An indicative timeframe for the delivery of critical infrastructure i.e. short, medium or long term and costing to provide this infrastructure is included.

Policy DS 1: Core Strategy: It is a policy of the Council to:

Ensure compliance with the population projections of the Core Strategy (or any revision thereof). The Planning Authority will monitor the type of developments permitted in Castleconnell, including the number of residential units constructed on an annual basis.

3.4       Housing and Residential Development Strategy

Central to the NPF, RSES and the Limerick Development Plan is a focus on sustainable development across Limerick, the compact growth of urban areas optimising the use of serviced lands by focusing development on infill, brownfield, backland and vacant/derelict sites and in doing so, maximising the viability of investment in social and physical infrastructure.  A key focus of the Department of Rural and Community Development’s Rural Development Policy 2021-2025 is the Town Centre First Approach, which supports the regeneration, repopulation and development of rural towns and villages.  The primary focus behind the Town Centre First Approach is to create the conditions for individuals and families to move back into the heart of the towns and villages through place-making, good quality urban design and sustainable mobility.

 

This LAP aims to balance the provision of good quality housing that meets the needs of a diverse population, in a way that makes Castleconnell an attractive and inviting place to live in.  Castleconnell shall accommodate growth in new housing to serve population growth and new household formation, in accordance with the population targets of the Core Strategy of the Limerick Development Plan 2022-2028 and the Development Plan Guidelines for Planning Authorities published in June 2022.  In this respect 15 ha of residential lands have been zoned to accommodate this planned growth.  Adequate housing provision is essential for the creation of an environment to attract business and enterprise to Castleconnell.

Figure 3.2 – Examples of good quality housing in Castleconnell

Policy DS2: Development Strategy: It is policy of the Council to

Deliver new residential development, in accordance with the Limerick Development Plan 2022 – 2028, supporting a choice of quality housing, mixed tenure and unit size/type universally designed for ease of adaption to the lifecycle and universally accessible.

Objective H1: Residential Development: It is an objective of the Council to

  1. Require the use of Design Briefs, Masterplans, Sustainability Statements, Social Infrastructure Assessments and any other supporting documents deemed necessary to ensure the coherent planning of residential development. A masterplan for the development of residentially zoned lands at Coolbawn shall be submitted with any planning application made on these lands. Early engagement with all utilities providers including Irish Water is strongly advised.
  2. No one proposal for residential development shall increase the existing housing stock by more than 10 – 15% within the lifetime of the Plan, unless the applicant can demonstrate that the settlement has adequate capacity, in terms of both physical and social infrastructure to support additional growth
  3. Ensure all new residential layouts prioritise walking and cycling and are fully permeable for pedestrians and cyclists to access a range of local services and enable the efficient provision of public transport services.
  4. Ensure new residential development provided high quality public open space and play lots proportional to the number of residential units, having cognisance to accessibility, safety, permeability and public realm.

Objective H2: Residential Compact Growth: It is an objective of the Council to:

a)   Ensure the sequential development of the serviced residential lands identified to cater for the envisaged population growth.

b)   Ensure that at least 30% of all new housing development is delivered within existing built-up areas and on infill, brownfield and backland sites.

c)    Consolidate existing development and increase existing residential density, through a range of measures, including re-use of existing buildings and infill development schemes.

d)   Ensure that in any proposed alterations to the streetscape of the village centre, adequate consideration is given to conservation, restoration and reconstruction, where it would affect the settings of protected structures, or the integrity of the eighteenth and nineteenth century streetscapes.

3.4.1     Density, Housing Type and Mix

Higher-level planning policy requires Local Authorities to apply a sequential approach to zoning land for residential development with a primary focus on the consolidation of settlements, through zoning of lands for residential development, within or contiguous to the centre and within the existing built-up/ zoned area of Castleconnell.

This LAP places a strong emphasis on providing high quality residential developments with mixed type and tenure provided on brownfield, infill, vacant sites and greenfield sites. Changing demographic trends such as changing household size have consequences for housing type demands and this sees an increased demand for 1 and 2 bedroomed units, and smaller units to facilitate downsizing for an increasing older population. An assessment of the housing waiting list for the Metropolitan District of Limerick, which includes Castleconnell, indicates that 73% of requests for Council accommodation are for single or two bedroomed units.  These are important considerations for future housing provision in the village. A statement demonstrating an appropriate mix of units shall be submitted as a requirement of a planning application to demonstrate that consideration has been given by the developer to meeting this requirement in all residential applications. 

The following densities shall apply to residential zoned lands in Castleconnell.

Zoning

Minimum Densities

New and Existing Residential

22 uph

Residential Serviced Sites

10 uph

Table 2: Density Standards

Objective H3: Density and New Residential Development: It is an objective of the Council to:

Ensure that all residential development complies with the residential density requirements set out in Table 2.

3.4.2     Serviced Low-density Sites

A number of serviced sites have been constructed in Castleconnell along the Commons Road and are in high demand as a low density serviced alternative to the unserviced one-off rural house in the open countryside.  These individual residential plots will have access to services such as utility connections, water and sewerage, footpaths, lighting and are within walking distance of the village centre. The density shall generally be 10 housing units per hectare.  Whilst individual house design on serviced sites is encouraged, the overall design of the scheme must be consistent in terms of boundary treatments and landscaping.

Objective H4: Serviced Sites: It is an objective of the Council to:

Permit serviced sites on adequately zoned lands within the settlement boundary of Castleconnell in line with the requirements outlined in the Limerick Development Plan.  The Council requires a minimum net density of 10 dwelling units per hectare on lands zoned Serviced Sites.

3.4.3     Specialised Housing

The need for older persons’ dwellings, sheltered housing, nursing homes, modular homes and residential care homes in Castleconnell is anticipated to grow into the future, by reason of a general aging of the population, the need to cater for those wishing to downsize and reside in proximity to services and amenities and those in need of refugee in times of war and unrest. These facilities should be integrated into the established or planned residential areas, well served by appropriate levels of infrastructure, and within walking distance of shopping and other community services, public transport and open space.  They should be designed based on the principles of universal design and accessibility for all.

Limerick City and County Council has an adopted Traveller Accommodation Programme 2019-2024, which outlines the accommodation needs, policy and implementation measures to address the accommodation needs of the Traveller Community.  The current plan does not identify a need for specialised traveller accommodation in Castleconnell. Objective HO O15 of the Limerick Development Plan, 2022-2028 outlines Limerick City and County Council’s objective to support the quantity and quality of delivery of traveller-specific accommodation with the relevant agencies, in accordance with the Traveller Accommodation Programme and any subsequent updates.

3.4.4     Social Housing

‘Housing for All - a New Housing Plan for Ireland’ is the government’s housing plan to 2030.  The plan includes ambitious actions to address homelessness, the provision of affordable housing and accelerating the delivery of social and affordable housing schemes. The Housing Delivery Plan for Limerick 2022-2026 identifies Castleconnell as an area in high demand for social housing with a requirement of 135 units to be delivered by 2026.  Part V of the Planning and Development Act 2000 (as amended) is one of the means through which Limerick City and County Council can seek to address demand for social housing in Limerick. The Council works in partnership with the Department of Housing, Local Government and Heritage and Approved Housing Bodies to deliver and manage social housing.

Objective H5: Social and Affordable Housing: It is an objective of the Council to:

Promote the provision of social and affordable housing in accordance with Part V of the Planning and Development Act 2000(as amended), Objective HO 013 of the Limerick Development Plan, the Limerick Housing Strategy, the Housing Needs Demand Assessment, and the government housing policy ‘Housing for All’ (2021), Limerick City and County Council’s Housing Delivery Action Plan 2022-2026 and any subsequent replacements thereof.