Hoping that planning can be reversed to original planning given
Chapter 3 - Development Strategy
Closed6 May, 2023, 8:00am - 19 Jun, 2023, 5:00pm
3.1 Strategic Vision and Strategic Aims
‘To fulfil the role of Newcastle West as a Key Town, acknowledging its strategic location in the Southern Region. This will be achieved by delivering ambitious and sustainable growth and promoting a vibrant, living town centre, creating green and liveable communities, a diverse and innovative economy, while also building on the town’s potential as a tourism destination. Whilst supporting the sustainable growth of Newcastle West, the cultural, natural and built environment must also be protected. The future development of Newcastle West will provide for low carbon, sustainable and consolidated growth in a coherent spatial manner.’
This Draft Local Area Plan is based on a number of general objectives designed to improve the quality of life of the citizens, which the Council will endeavour to implement during the lifetime of the plan. The development of Newcastle West focuses on 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 pattern of development.
3.2 Spatial and Development Strategy
The Spatial Development Strategy as presented in Figure 3.1 has been developed having considered the Strategic Environmental Assessment process and the need to provide a framework to support sustainable compact growth, developing the town’s socio-economic assets while protecting the environmental quality of the town and its setting.
In particular, securing compact and sustainable growth is a key objective of this plan. This means tackling the inefficient recent pattern of urban sprawl through more compact forms of development that focus on reusing ‘brownfield’ land, building up infill sites and reusing or redeveloping existing sites and buildings. Newcastle West is well placed to support new consolidated development within its footprint and provide new life and opportunities in a compact setting. The plan also aligns with higher level spatial plans seeking future development to locate within the settlement on the principle of the ’10 minute’ town concept (see chapter 4 for further detail).
Overall Strategic Development Objectives:
It is an objective of the Council to:
- Promote Newcastle West as a key service centre and to promote the sustainable growth of the town to become a self-sufficient settlement and act as a service centre for its inhabitants and rural hinterland.
- Support and promote the role of Newcastle West, as a strategically located urban centre of significant influence in a sub-regional context. In particular, it is an objective to promote the opportunity for interregional collaborations with Abbeyfeale, Listowel and Rathkeale and locations identified in the Strategic Integrated Framework Plan for the Shannon Estuary, which offer collective strengths and potential for project partnerships to drive sustainable economic growth in the West Limerick/ North Kerry area.
- Support the initiatives of the Atlantic Economic Corridor to realise the full potential of the Newcastle West enterprise assets to support job creation, improve competitiveness, attract investment and create future economic growth.
- Support the delivery of the infrastructural requirements identified in the RSES for Newcastle West subject to the outcome of the planning process and environmental assessments.
- Support and promote the tourism potential of Newcastle West’s historical heritage to facilitate the expansion of the existing tourism offer and to develop connectivity to, and synergies with, Newcastle West and the Limerick Greenway.
- Support the identification of opportunities for investment in incubation and innovation infrastructure for ICT and related companies and capitalise on Newcastle West’s ability to accommodate remote working, enterprise start-ups and up-scaling companies.
- Safeguard, showcase and support the sustainable development of the natural and built heritage of the town; enhancing amenity and providing a high-quality environment for locals, visitors and future generations while having the potential to facilitate climate change adaptation and flood risk measures.
- Facilitate the development of infrastructure and utilities that will support sustainable socio economic growth and protect the quality of the environment of the town.
- Ensure the future development of Newcastle West supports the just 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.
Source b to f: Southern Regional Assembly Regional Spatial and Economic Strategy page 81
3.3 Population and Housing Growth
The Core Strategy for Limerick is set out in the Limerick Development Plan 2022 – 2028. The Core Strategy identifies the population projections for all settlements in Limerick over the lifetime of the Development Plan. 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 Newcastle West an attractive and inviting place to live. Adequate housing provision is essential for the creation of an environment which will attract business
and enterprise to Newcastle West and the plan identifies the quantum of zoned lands to meet this demand. The Council is also informed by the Department of Housing, Local Government and Heritage’s Town Centre First approach, seeking to create a vibrant community, which seeks to attract families back into the heart of the towns through enhanced place-making, good quality urban design and sustainable mobility options.
Newcastle West is identified as a Key Town in the Limerick Development Plan, with projected population growth of 1,988 additional persons to 2028, representing a 30% increase on the 2016 Census population. This envisaged population increase seeks to ensure that the growth will be sustainable in line with service provision and development of community facilities. This ensures that the capacity of the town 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, Newcastle West had a population of 6,619 persons in 2016, representing a 4.6% increase on the 2011 population. On foot of this reasonable increase, the Planning Authority through the Core Strategy, as established by the Limerick Development Plan envisages that Newcastle West is capable of achieving further significant population growth, over the lifetime of this LAP. This is supported by the level of services in the town, its location on the N21 with connectivity to Limerick City, Abbeyfeale, Killarney/ Tralee, Listowel, Glin and the Shannon Estuary, supporting economic opportunities and the potential synergies that may develop. Newcastle West’s tourism potential as a hub on the Limerick Greenway, and its location on the N21, a major tourist route between Limerick and Kerry also affords opportunities for the town, to grow and sustain additional population.
The Core Strategy of the Limerick Development Plan sets out population projections and allocation of population throughout Limerick. Details 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 Newcastle West population growth allocation is an additional 1,988 persons to 2028 (+30% on the 2016 Census figure) which equates to an additional 706 residential units. For the purposes of this Local Area Plan, the projected requirement for population growth is 826 units to 2029. The provision of 826 units is determined by taking the proposed population growth per annum (118 units 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. The calculation of the quantum of lands required for housing units in Figure 3.1 also accounts for the most recent vacancy analysis in the town in 2023 and the estimated housing unit yield of the opportunity areas identified in Chapter 4 and lands zoned town centre and mixed use.
In the interests of securing a compact settlement, prioritising brownfield, infill development, addressing vacancy and dereliction, and the protection of the existing built-up area of the settlement, existing vacancy must be considered in delivering on the projected population growth. Details in relation to vacancy are dealt with further in Chapter 4.
In June 2022, The Development Plan Guidelines for Planning Authorities were published by the Department of Housing, Local Government and Heritage. The Guidelines identifies the potential provision for additional lands in the order of 20-25% above the required quantum of zoned residential or a mix of residential and other land uses, in certain circumstances. These lands which are considered as “Additional Provision” must be identified, quantified and explained. In this instance an additional 25% has been included in Table 3.1 above for the purposes of New Residential zoning. The rationale to support the inclusion of these lands is to build on the strategic location of the town on the Limerick – Kerry border, enhance its inter-urban synergies with settlements in North Kerry and West Limerick to support employment opportunities and also to build on the Town Centre First Initiative, to revitalise the town centre, to offer real opportunities to introduce high quality residential development in the centre of the town. The location of lands zoned New Residential are within the settlement boundary, within a 10-minute walking distance of the town centre, bus stops, on serviceable lands and these locations have been assessed sequentially from the town centre. In the interest of delivering high quality housing at appropriate densities for the settlement and to support sustainable development, the Draft Plan outlines an allocation of 90% of units to New Residential and 10% to Serviced Sites to support the development of a variety of housing, in terms of tenure and mix.
Furthermore, in line with the Development Plan Guidelines, regard must be had to the extent of extant permitted in Newcastle West town, these permissions for residential development units are outlined in Table 3.2 below. Live permissions are in place for 26 units within the town and have been considered in the formulation of zoning requirements.
A Settlement Capacity Audit (SCA) assessing the key infrastructure available to the individual sites identified as suitable for the provision of residential development has been set out in Chapter 10 of this Volume. 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 is also included.
Policy DSP1 - 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 shall monitor the type of developments permitted in Newcastle West, including the number of residential units constructed on an annual basis.
The objectives, policies and development management standards that apply to Newcastle West are set out in the Limerick Development Plan. The objectives and policies that are specific to Newcastle West or necessary to emphasis their importance are included in this LAP. This approach will facilitate the streamlining of this LAP to the issues relevant to the Newcastle West and allow an overall reduction in the duplication of content. This approach should not be viewed as a diminution of the level of importance or indeed protection afforded to this area.
3.4 Residential Development Strategy
The Housing Strategy, policy/objectives and standards set out in the Limerick Development Plan 2022-2028 will apply directly in Newcastle West. This LAP aims to balance the provision of good quality housing that meets the needs of a diverse population, in a way that makes Newcastle West an attractive and inviting place to live in.
As set out above 33.4 ha of residential zoned land is required to accommodate population growth for the plan period. Table 3.3 illustrates that there is sufficient land zoned to meet this requirement.
|
Settlement Level |
Census Pop. 2016 |
Additional households forecasted 2023-2029 |
Quantum of land required - ha |
Total land zoned Serviced Sites
|
Total Land zoned New Residential
|
|
Level 2 – Key Town |
6619 |
793 |
33.4* |
7.3 |
36.5 |
|
|
Total |
43.8 |
|||
|
*Refer to Table 3.1 Core Strategy Units Allocated |
|||||
Table 3.3: Quantum of land Zoned
Objective DSO1 - Development Strategy - Sustainable Residential Growth Objectives - It is an objective of 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 reductions in vacancy, re-use of existing buildings and infill development schemes.
(d) Ensure that in any proposed alterations to the streetscape of the town centre, that 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.
(e) Prioritise the completion of unfinished housing estates and require the extension of existing housing developments be completed in tandem with a landscaping plan for the overall scheme to ensure quality living environment and appropriate permeability.
Policy DSP2 - Development Strategy
It is a policy of Council to deliver new residential development in accordance with the Settlement and Housing Strategy of 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 mixed mobility needs.
3.4.1 Residential Development – Density, Housing Type, Mix and Open Space Provision
This LAP places a strong emphasis on providing high quality residential developments with mixed type and tenure, through intensification and consolidation of the existing built envelope of Newcastle West, which presents housing development opportunities, through redevelopment of brownfield, infill and vacant sites and green field sites.
The principles of quality and sustainability must be foremost in all future residential development.
This plan emphasises a requirement for universal design. The Council will be guided by the Government policy outlined in Sustainable Residential Development in Urban Areas: Guidelines for Planning Authorities (DECHG, 2009) and Urban Development and Building Heights: Guidelines for Planning Authorities (DHLGH, 2018) and any subsequent replacement Government policies and Chapter 3: Spatial Strategy and Chapter 4: Housing Strategy of the Limerick Development Plan 2022-2028.
|
Settlement Hierarchy |
Density Applied |
|
Level 2 Key Towns |
Minimum 35 uph for 90% of dwelling units proposed in New and Existing Residential Zoned land and 10 uph for 10% of dwelling units proposed in Serviced Sites zoned land. |
Table 3.4: Density Standards
- Ensure that all residential development complies with the residential density requirements set out in Table 3.4 and encourage a range of densities on all New and Existing Residential and other mixed-use lands, in accordance with the Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas: Cities, Towns and Villages (2009).
- 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.
- Ensure all new residential layouts prioritise walking and cycling, are fully permeable for pedestrians and cyclists to access a range of local services and enable the efficient provision of public transport services.
- Ensure new residential development provides high quality public open space and play-lots proportional to the number of residential units, having cognisance to accessibility, safety, permeability, place-making and the Open Space requirements set out in Section 11.3.6 of the Limerick Development Plan 2022 – 2028.
3.4.2 Serviced Low-density Sites
In Newcastle West, an allowance is made for the development of low-density serviced sites as alternative to the un-serviced one-off rural house in the open countryside. These individual residential plots will have access to services such as utility connections, footpaths, lighting and are within walking distance of the town centre. The density shall generally be a minimum 10 housing units per hectare.
Please refer to Section 4.3 Serviced Sites in Towns and Villages of the County Development Plan 2022-2028.
Objective DSO3: Development Strategy - Serviced Sites Objective - It is an objective of the Council to
Permit serviced sites on adequately zoned lands within the settlement boundary of Newcastle West in line with particulars outlined in the Limerick Development Plan 2022-2028. The Council requires a minimum net density of 10 dwelling units per hectare on lands zoned Serviced Sites.
Specialised housing accommodates the needs of those that require specialised design and planning needs such as older persons, disabled or mobility-impaired people and the travelling community. The Local Authority will ensure that all new housing developments or retrofitting existing units will be designed to the highest quality with respect to the principles of universal design and placemaking. The provision of specialist housing should be located in existing residential areas, well served by appropriate levels of infrastructure, within walking distance of shops, services, public transport, open space and based on the principles of age friendly public realm. Consideration of the nature of the existing housing stock and existing social mix in the area will be considered and provision will be made to a range of new housing types, tenures and adaptability for all age groups and abilities.
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. 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 document.
3.4.4 Social and Affordable 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. 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 DSO4: Development Strategy - Social and Affordable Housing Objective - It is an objective of the Council to
Promote the provision of social housing in accordance with Part V of the Act, the Limerick Housing Strategy, the Housing Needs Demand Assessment, and government housing policy ‘Housing for All’ (2021), Limerick City and County Council’s Housing Delivery Action Plan 2022-2026 and any subsequent replacements thereof.
Figure 3.3: Sycamore Crescent
3.5 Urban Design, Placemaking and the 10 minute Town Concept
Urban Design involves examining all elements that contribute to a place (buildings, uses, streets, footpaths, open spaces) and ensuring that those elements create an attractive and distinct environment.
Quality public realm has socio-economic, environmental and cultural benefits, including:
-Increased pedestrian flow, which can enhance the vitality and vibrancy of the town
-Increased dwell time by visitors - leading to increased spend in local businesses
-Increased rents and property values - leading to enhanced viability
-Increased street activity, through retail, cafés, on-street performance - making the town more attractive for visitors
-Reduction in accidents and crime, due to the increase of people on the street
-Decreased noise/pollution, due to better traffic management.
Place making refers to the collaborative approach to design public spaces, the collective assemblage of buildings, be that the road/street space, spaces between buildings, the square, public access to the riverside, walkways etc. Place-making initiatives respond to the built- heritage, natural environment, social and cultural characteristics of the town/place seeking new design solutions on principles for sustainability, longevity, universal accessibility, security and perhaps most importantly sustained use by the community instilling a sense of identity and community pride. Essentially, there is a collective effort by communities to reimagine and reinvent public spaces in their town.
Objective DS05: Development Strategy - Placemaking Objective - It is an objective of the Council to
(a) Ensure development proposals have given proper consideration to the urban design and placemaking criteria of site context, connectivity, inclusivity, variety, efficiency, distinctiveness, layout, public realm, adaptability, privacy and amenity, parking and detailed design.
(b) Public realm provisions shall reflect high quality, easily maintained street furniture, soft landscaping and drainage solution shall adhere to best practice principles, designed on the principles of SuDS.
Contents
Observations
Observations
Planning for 10 town houses, where originally planning for 4 was given