Chapter 6 - Housing

6          Housing

This LAP aims to balance the provision of good quality housing that meets the needs of a diverse population, in a way that makes Rathkeale an attractive and inviting place to live in. Meeting the housing needs of Rathkeale is an important element of this plan. Adequate housing provision is essential for the creation of an environment to attract business and enterprise to Rathkeale and this 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 Draft Limerick Development Plan, informed by National Planning Framework, and the Regional Spatial and Economic Strategy as outlined in Chapter 1.  The Council is also informed by the Department of Rural and Community’s Town Centre First approach, seeking to attract a vibrant community including families back into the heart of the towns through place-making, good quality urban design and sustainable mobility.

6.1        Residential Development – 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 though zoning of lands, within or contiguous to the town centre and within existing built-up area of Rathkeale. 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 Rathkeale, which presents housing development opportunities, through redevelopment of brownfield, infill and vacant sites.

A preliminary assessment of the housing waiting list for the town indicated that 40% of requests for Council accommodation are for single bedroom units.  Household size has decreased from 2.66 persons to 2.59 persons between the census periods of 2011 – 2016.  These are important considerations for future housing provision in the town.

Residential vacancy is a critical issue in the town and difficult to accurately determine given the annual migratory nature of a large proportion of the Traveller community.  In the 2016 Census, 35 dwellings or 6.2% of the housing stock were deemed ‘temporarily absent’ and 251 dwellings were deemed ‘other vacant dwelling’ accounting for 49% of the housing stock.  Combining both figures 55.2% of residential properties were vacant in the town.  Comparative analysis with the 2011 Census indicates 310 residences were ‘unoccupied’ on Census night.  The 2011 Census did not differentiate between ‘temporarily absent’ and ‘other vacant dwellings’.  Nevertheless, the 2011 Census residential vacancy concurs with the concerning trend of high residential vacancy, as does GeoDirectory analysis of An Post postal deliveries, and a vacancy survey of the town completed by the Council in October 2021, which found a vacancy rate of 9.48% for residential use.

To cater for the projected population growth this Plan zones 7.07 hectares as new residential development.  A mix of dwelling types, sizes, and tenure, designed on the principles of universal design, will be required to meet the housing needs of Rathkeale.  Housing must reflect changing demographic trends with consequent housing demands, including increasing demand for 1 bedroom and 2 bedrooms, and down-scaling to smaller units by an increasing older population. A statement to identify how this has been considered 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 Council will be guided by the Government policy outlined in Sustainable Residential Development in Urban Areas: Guidelines for Planning Authorities (DECHG, 2009), the Urban Development and Building Heights: Guidelines for Planning Authorities (DHPLG, 2018) and any subsequent replacement Section 28 guidelines. 

6.2        Serviced Sites

In Rathkeale, allowance is made for the development of low density serviced sites as an 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, footpaths, lighting and are within walking distance of the town 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. This Plan zones 2.21 hectares for serviced sites.

6.3        Specialised Housing, including older persons housing, Assisted Independent Living and Traveller Accommodation

The need for older persons’ dwellings, supported housing, nursing homes and residential care homes in Rathkeale is anticipated to grow into the future, by reason of a generally ageing population and the need to cater for those wishing to downsize and reside in proximity to services and amenities. Similarly, people with disabilities should be supported to live an independent life in a home of their choosing in their community. These facilities should be integrated wherever possible into the established or planned residential areas, based on the principles of universal design and an age friendly public realm with seating, lighting, landscaping etc. Such facilities should be located within walking distance of shopping and other services, public transport and open space.

Rathkeale contains a large, well-established Traveller community.  Many Traveller families have a nomadic lifestyle.  In the past, there has been a history of unauthorised parking of mobile homes and caravans on the public road and private lands in Rathkeale creating issues regarding public health and safety, traffic, parking, utility connections, waste disposal, fire hazard etc.  To address this issue, the Council has designated a Special Development Area in the Roche’s Road and Fair Hill area to facilitate a limited number of temporary private sites for mobile homes/caravans for extended family of the Traveller community.  Proposals shall not have a negative impact on existing residential amenity, within this area.  There is a presumption against any proposal demolishing existing residences or buildings on the streetscape of north Main Street, given its vernacular late 18^th/early 19^th century built heritage, and location in an Architectural Conservation Area (ACA).  Parking of motorised vehicles/trailers/caravans within the curtilage of dwellings shall be limited to the areas to the side of each house and shall be specifically prohibited from areas lawns/private amenity space. Drawings submitted with planning applications should indicate a physical demarcation of these lawns/private open space areas in the form of low wall/kerb of sufficient height to prevent such vehicles/trailers/caravans occupying the lawn/private open space in the interest of private open space amenity.  All proposals shall comply with relevant Technical Guidance documents under the Building Regulations, and Guide to Fire Safety in Traveller Accommodation, 2013, National Directorate for Fire and Emergency Management.  A statement shall be submitted with planning applications demonstrating compliance with these Technical Guidance documents.

Figure 6: Special Development Area for Temporary Private Sites for Motorised Vehicles, Mobile Homes and Caravans

Limerick City and County Council has adopted a Traveller Accommodation Programme 2019-2024 in accordance with the Housing (Traveller Accommodation) Act 1998. The Draft Limerick Development Plan supports the provision of housing to address the needs of this community and to implement the Traveller Accommodation Programme and any subsequent replacement programme.

6.4        Social Housing

Social housing refers to accommodation provided by a Local Authority or an Approved Housing Body (voluntary housing associations).  Housing for All - A New Housing Plan for Ireland’ is the Government’s housing plan to 2030. This national housing plan contains actions to deliver a range of housing options for individuals, couples and families including social housing.  All relevant lands zoned for residential development or a mix of uses, including residential will be subject to the requirements of Part V of the Planning and Development Act 2000 (Amended) in relation to social and affordable housing.  The Council advises pre-planning discussions with developers, prior to the formal planning process to negotiate details of Part V, the requirements of the Draft Limerick Housing Strategy, the Draft Limerick Development Plan and the demands, the needs and preferences for housing in Rathkeale as determined by the most-up- to-date Housing Needs Demand Assessment.

6.5        Housing Strategy and Objectives

Strategic Housing Policy 

To deliver new residential development in accordance with the Settlement and Housing Strategy of the Draft 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.

Objectives: It is an objective of the Council to:

H O1:     

(a) Ensure the sequential development of 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 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, infill development schemes, area or site-based regeneration and appropriate increased building heights.

H O2:     

(a) Require a minimum density of 22 dwelling units per hectare on residentially zoned lands;

(b) Require a minimum net density of 10 dwelling units per hectare on lands zoned Serviced Sites.

(c) Encourage increased densities that contribute to the vitality of the town by reinforcing street patterns or assisting in re-development of backlands or brownfield sites, subject to satisfying other planning criteria including access, permeability, connection to town centre and services, traffic safety, public realm, high quality sensitive design etc.

H O3:      Require the creation of sustainable communities and high quality universally designed residential area, with a mix of unit types, sizes, tenures, heights, amenities and facilities to create and maintain a sense of place and local distinctiveness.

H O4:      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.

H O5:     

(a) Promote the provision of social and affordable housing in accordance with Part V of the Act, the Draft Limerick Housing Strategy, the Housing Needs Demand Assessment, and government housing policy ‘Housing for All’ (2021) and any subsequent replacement thereof.

(b) Facilitate the provision of independent and/or assisted living for older people, by supporting the provision of purpose built accommodation including Nursing Homes in accordance with the “National Standards for Residential Care Settings for Older People in Ireland”, or the adaption of existing premises, particularly vacant units.

(c) Facilitate the provision of independent and/or assisted living for people and people with disabilities, by supporting the provision of purpose built accommodation in accordance with relevant standards or the adaption of existing premises, particularly vacant units.

 The maximum distance from nursing homes/care homes/independent assisted living units shall be no more than 300m safe walking distance to community facilities, convenience retail facilities and amenities.

H O6:      Ensure new residential developments comply with the open space standards set out in the Draft Limerick Development Plan 2022 – 2028.  Open space shall be provided proportional to the scale of the number of residential units proposed, with consideration of access to existing open space and the principles of permeability, accessibility, linkages, safety and place making.

H O7

(a) Facilitate appropriate accommodation for the Traveller community in accordance with the provisions of the Traveller Accommodation Programme 2019 – 2024 and any replacement thereof.

(b) Facilitate the development of a Special Development Area with a limited number of temporary private sites for mobile homes/caravans in accordance with the ‘Guidelines for Accommodating Transient Traveller Families’.

(c) Ensure that proposals for Temporary Private Sites for Mobile Home/Caravans  for extended families of the Traveller community in the Roches Road, Fair Hill are designed coherently in accordance with the following:

• A maximum of 5 mobile homes/caravans/motorised vehicles on any one site.
• Planning permission be permitted for a maximum of 10 years on any one site.
• Layout and construction shall comply with the most current standards and guidelines, including separation spaces between these structures, provision of services according to the relevant public providers (Irish Water, ESB Networks, Gas Networks etc.), provision of play area, off-street car parking, fire safety and public health requirements, landscaping and screening.  A statement shall be submitted with planning applications demonstrating compliance with these Technical Guidance documents.
• All site works and construction of all services to be completed and certified in accordance with the planning permission prior to any mobile home/caravan being placed on the site. 

H O8: Require residential developments in close proximity to heavily trafficked roads to be designed and constructed to minimise noise disturbance, follow a good acoustic design process and clearly demonstrate that significant adverse noise impacts will be avoided, in accordance with relevant standards.

H O9:     Ensure proposed developments have cognisance to climate change mitigation as part of the design process, including use of sustainable building materials, micro-renewables, SuDS or other design elements to reduce the carbon footprint of the proposed development.

H O10:    All layouts will be required to prioritise walking and cycling, shall be fully permeable for pedestrians and cyclists to access a range of local services and enable the efficient provision of public transport services, where relevant, helping to tackle climate change