Chapter 11: Development Management Standards

Character Area  

Area Objectives  

Tall Building Recommendations  

Criteria for consideration from the Building Heights Guidelines, 2018 and

Development Management Guidance  

Newtown Pery: This area lies within the Inner City Core Area as defined in Section 5. The distinct qualities of the area are well established and the need to preserve the Georgian fabric, as well as the complex elements which contribute to the character of the built environment of Newtown Pery, is understood.

Important vertical landmarks that are of key and local significance which should be protected by future development include:

Tait’s Clock;  

People’s Park, Rice’s Memorial; and

St. John’s Cathedral.  

1. In areas where there is a classical and reasonably consistent parapet /shoulder height, any new interventions to the front of buildings, on street elevation, should respect this height and within reason, match the parapet /shoulder height of the existing street. It is possible that after the parapet /shoulder height, investigations as to roof profiles and set-backs are possible subject to good design, high quality materials and overall townscape considerations.

There are opportunities for additional height positioned within the city block where this does not negatively impact on the overall streetscape. The above will preserve and conserve the overall fabric of more classical streets.

2. Streets where there is a mix of building heights resulting in the variation of the topography of the skyline can incorporate areas of height which accentuates and improves the existing elevation. These locations may also incorporate areas of height located within the inner block.  

Through the application of the modifiers (pg.140 BHS), a ‘taller or landmark building’ as defined in the ‘Tall Building Classifications’, may be appropriate;  

Additional height may be permitted on streets where there is a mix of building heights provided the building responds to the essential character and general scale of existing buildings and/or it accentuates and improves the existing elevation. This also applies to building within the inner block in such areas; and

The application of the modifiers to provide a ‘landmark building’ would be limited to one standout building of exceptional architectural quality.   

Makes a positive contribution to the urban neighbourhood: Building heights should reinforce the distinct character of the area and the reuse of buildings, specifically historic buildings.

Responds to its built environment & streetscape: Newtown Pery has a very regular street grid and sense of building scale which should be respected. Any minor additions to typical building scale should be appropriately designed and set back on upper floors.

Materials / building fabric well Considered: The strong continuity of building materials - stone and stucco ground floors and brick upper storeys - and the characteristic Georgian fenestration patterns should be acknowledged in new development

Sense of scale and enclosure of public spaces, thoroughfares and waterfronts: Newtown Pery’s street grid and scale set up a strong sense of scale and enclosure that should be augmented, not challenged by new development.

Contribution to legibility and cohesiveness: The very strength and orientation of the current street grid can inhibit wayfinding through the wider City. New development should relate to the adjacent contextual height, although there may be opportunities to utilise building height, if appropriately set-back and designed, to emphasis particular places or buildings within the area.

Positively contributes to the mix of uses in the neighbourhood: The commercial and residential functions of the area should be strengthened by increasing its desirability. Developments should contribute to streetscaping and deliver building renovation.

Contributes to the building/ dwelling typologies in the area: New development in this area should be designed to emphasis and consolidate the area’s existing character.  

English Town: The urban grain is very diverse in this area. The nature of the streets of English Town is predominantly no more than 2 storeys, the main features of height being the historical buildings, in particular King John’s Castle and St. Mary’s Cathedral. There are some street corners which rise slightly in height but usually no more than 3/4 storeys.

Unlike other areas of the City there are few gaps within the elevation of the streetscape, with the exception of some smaller opportunity sites dotted throughout the area and a couple of larger opportunity sites which are located at the northern point along Island Road.

Important vertical landmarks of key and local significance which should be protected by future development include:  

King John’s Castle;  

Bishops Palace;  

City Hall; and

St. Mary’s Cathedral.

1. New buildings within the English Town Character Area must respect the existing grain of the area and respond closely to the essential character and general scale of the streets, in particular where development potential lies within smaller infill sites;

2. Building development must not impinge on the overall height markers, existing key and local landmark buildings in order to prevent development which would obstruct views of them;

3. New buildings should normally be low profile and in the range of 2-4 storeys unless there is a high quality townscape/placemaking argument; and

4. New buildings must also respond with care to the width of the streets in the English Town area which are characteristically more narrow than other parts of the City.  

Through the application of the modifiers (pg. 148 BHS), which may allow for increased height in certain limited circumstances, a ‘taller building’ as defined in the ‘Tall Building Classifications’, may be appropriate.  

Makes a positive contribution to the urban neighbourhood:  

Building height should respect the areas character that is strongly established by the medieval King John’s Castle and St. Mary’s cathedral.

Responds to its built environment & streetscape: The narrow streets and irregular grid should be respected, with typical building heights of 2 - 4 storeys.

Materials / building fabric well Considered: Use of traditional materials - stone, stucco, brick - should be acknowledged.

Sense of scale and enclosure of public spaces, thoroughfares and waterfronts: The general low scale of the area, with clear prominence of the Castle, its walls, and the Cathedral and the narrow winding street pattern does not encourage larger scale development.

Contribution to legibility and cohesiveness: The areas strong legibility and character provided by historic buildings and street pattern should be respected and reinforced.

Positively contributes to the mix of uses in the neighbourhood: The low-scale mix of shopping and residential should be reinforced.

Contributes to the building/ dwelling typologies in the area: There is no significant change to the existing building or dwelling typologies required. Positive additions are to be encouraged.  

Irish Town: This area is located within the Inner City Core. This area has a medieval style system of streets which, along with a lack of permeability, makes it difficult to navigate and orientate oneself within the area.

The scale of buildings in this area varies from 2/3 storeys up to a 7 storey car park. There are a number of opportunity sites located within the area, which will require a case by case assessment due to the varying height and block structure. It is important when considering development in this area to keep in mind that connectivity is necessary for a city, in providing an easily navigable and functional space for people to live and work.

New buildings or building alterations within this area need to respond carefully to the local area landmarks, namely the Milk Market and St. John’s Cathedral.

The Irish Town area has an unfinished nature to it, as development has had so many different approaches, in terms of a mixture of typologies within the street elevation as well as variation in building height. The lack of finished block structures results in the legibility of the area becoming unclear. The block structure is not readable as many of the corner buildings are missing or not a large enough scale to impact on the overall formation of the block. Therefore, there is an opportunity in this area to try establish an overall structure of height that responds closely to the general scale of existing buildings and streets.

Important vertical landmarks of key and local significance which should be protected by future development include:

•The Milk Market;

• St. John’s Cathedral;

• St. Michael’s Church; and

• John’s Square.

1. Any buildings of height in this area should aim towards finishing off previously established block structures to make them more legible;

2. Any development of additional height, be it structure, art or building should seek to contribute to place making;

3. Due to the mixed nature of the urban fabric within Irish Town, development in this area will have to be thoroughly assessed on a case by case basis;

4. New buildings in Irish Town should respond to the essential character and general scale of existing buildings and streets;

5. Where appropriate an increase in building height to corners and a decrease in building height adjoining or adjacent to key and local landmark buildings will be required; and

6. Assessment of any proposed buildings by a verified view analysis and a landscape and visual impact assessment will be required, notwithstanding contemporary buildings of outstanding quality which could provide new landmarks in and of themselves and should be welcomed from a place making point of view.  

Through the application of the modifiers (pg. 156 BHS), a ‘taller or landmark building’ as defined in the ‘Tall Building Classifications’, may be appropriate.  

Makes a positive contribution to the urban neighbourhood:  

Irish Town is an interesting mix of building uses and types, all within a general scale of 2 - 7 storeys that should be augmented with new mixed-use development of a comparable scale.

Responds to its built environment & streetscape: The current mix of buildings sets no consistent streetscape character, a confusion that adds to its character and this should be respected.

Materials / building fabric well Considered: Existing buildings vary greatly in style and materiality, but are typically characterised by more detailed and articulated facades. This should be acknowledged.

Sense of scale and enclosure of public spaces, thoroughfares and waterfronts: Irish Town has a tight street scale and irregular street pattern that add to the sense of place and this should be respected by proposals.

Contribution to legibility and cohesiveness: Building height within properly located new development could add to the legibility and wayfinding of the area.

Positively contributes to the mix of uses in the neighbourhood: Irish Town has a rich mix of unique destination uses that could be added to by new developments.

Contributes to the building/ dwelling typologies in the area: The mix of building typologies is already rich and new uses and activities should be encouraged.   

Transition Area: The area south of English Town and west of Irish Town serves as a transitional area between Irish Town and Newtown Pery. This area borders one of the main entrance points to the City and is comprised largely of the Opera Square project which has begun construction.

A number of more complex sites exist in the Transition Area, where the context provides no clear direction for height and massing. These sites should be the subject of individual urban design studies to provide a framework for development.

1. New high buildings in this area should define a new and changing urban form while also responding closely to the general scale of existing buildings; and

2. Continuous high building frontage should be avoided with adequate distances maintained between buildings.  

Through the application of the modifiers (pg. 162), a ‘taller or landmark building’ as defined in the ‘Tall Building Classifications’, may be appropriate.  

Makes a positive contribution to the urban neighbourhood:  

Given the lack of urban structure in this area, building height, to an appropriate scale in its context, presents an opportunity to define this neighbourhood.

Responds to its built environment & streetscape: The Transition Area is an interesting mix of building types and variety of functions, with a general scale of 2 - 5 storeys that should be augmented with development, generally of a comparable scale.

Materials / building fabric well Considered: The design of new buildings should acknowledge the character of the built environment and the variety in style and materiality.

Sense of scale and enclosure of public spaces, thoroughfares and waterfronts: Building height should complement the natural features that already give this area a sense of enclosure, e.g. the Abbey River, and enhance this through the reinstatement of the street edge where required.

Contribution to legibility and cohesiveness: Building height within properly located new development could emphasis particular places and add to the legibility and wayfinding of the area.

Positively contributes to the mix of uses in the neighbourhood: New development in this area should seek to deliver a mix of uses. Developments should also contribute to delivering building renovation and reuse.

Contributes to the building/ dwelling typologies in the area: There is already a rich mix of building typologies in this area that should be supported and enhanced by new developments.  

The Quays: The existing movement strategy of the City results in a waterfront that is isolated from the rest of the City. Currently areas of height are primarily focused to key junctions and crossing points, which should be maintained. Visibility of the waterfront from the inner city commercial centre is poor. Creating a visual connection to the Quays may be required in order to activate the waterfront as a public realm.

A “ World Class Waterfront” is part of the Limerick 2030 Economic and Spatial Plan, which includes a new river walk along the quayside. A fundamental element required, where areas of height are proposed, is accessibility to amenities. The proposed activation of the Quays would act as a starting point in the development of areas of height as more amenities are provided.

1. Modulation in parapet height along the Quays, that responds to its context, its distinctive position on the River Shannon and acknowledges the importance of this area is required;

2. The development of buildings of height should consider the impact of the overall River Shannon, an assessment of building impact on key views should be conducted by verified views along the River Shannon;

3. Existing landmark buildings should be protected by controlling the height of buildings adjoining and adjacent buildings while also preventing development which would undermine the quality of views to them; and

4. Where appropriate, an increase in building scale at bridges may be required to improve the legibility of entrance points, draw people down to the Quays and to enhance the sense of place.  

‘Taller, landmark and gateway buildings’ as defined in the ‘Tall Building Classifications’, are appropriate;

Height will be encouraged where delivered through excellent design and that achieves a high quality townscape and placemaking;

Taller buildings within a cluster of varying height that relate to each other and their surrounding urban context in terms of street layout, massing and design are encouraged; and

This area should deliver a gateway building(s) given its significance as a shopfront to the City.  

Makes a positive contribution to the urban neighbourhood:  

The run of taller buildings along the quayside bank of the Shannon has become one of the signature views of the City. New development should strengthen this through appropriate building heights

Responds to its built environment & streetscape: New development of comparable scale would be appropriate to reinforce the existing viewscape.

Materials / building fabric well Considered: Attention should be paid to patterns of roofline, fenestration and street-level design to contribute to the wider street and skyscape.

Sense of scale and enclosure of public spaces, thoroughfares and waterfronts: While the existing scale of up to 18 storeys of quayside buildings is appropriate for new additions, consideration should be given to a taller, or potentially uniquely designed, structure at the northern end of the Quay, to mark this significant location.

Contribution to legibility and cohesiveness: The run of taller buildings along the Shannon provides an important legibility to the City’s overall urban structure. Attention should be paid to enhancing views of these buildings from the rest of the City to assist in wayfinding.

Positively contributes to the mix of uses in the neighbourhood: The Quays is an important destination for tourists and visitors and can accommodate hotels and other such facilities, as well as providing signature locations for important public buildings.

Contributes to the building/ dwelling typologies in the area: Additions to the existing mix of building typologies should consider the opportunity to deliver a cluster of varying height.  

Colbert Quarter: Colbert Station is an important entrance node of the City. Development of a new neighbourhood at the Colbert Quarter must refer to the Limerick 2030 Plan, whereby the main concept is integrated place making, with compact, dense, sustainable urban design. A clear urban structure is required for this area as it is of key strategic importance for the development of the City.   

1. A strong placemaking piece is required within this area, whether it be art or building in order to enhance the legibility of the area and highlight a sense of place; and

2. Any proposal for this 69 hectare site should include a marker building of height, whereas the rest of the future development should be cognisant of the essential character and general scale of existing buildings and streets.  

Subject to the Framework Plan, ‘taller, landmark and gateway buildings’ as defined in the ‘Tall Building Classifications’, are appropriate;

This site should facilitate a gateway building given its significance and scale;

The delivery of a ‘City Landmark Building’ as defined in the ‘Tall Building Classifications’, subject to the Framework Plan, should be encouraged;

Height/areas of height will be encouraged, in line with the Framework Plan, where delivered through excellent design and that achieves a high quality townscape and placemaking; and

Taller buildings within a cluster of varying height that relate to each other and their surrounding urban context in terms of street layout, massing and design are encouraged.

Makes a positive contribution to the urban neighbourhood:  

The development of the Colbert Quarter lands is a major city-making opportunity that should be used to provide a wide range of building types and heights and cityscape opportunities.

Responds to its built environment & streetscape: Other than the strategically located station building, the existing area and context provide little guidance on street layout, massing and character, providing a great new city building opportunity.

Materials / building fabric well Considered: Limited guidance is provided by the area context, other than the need to complete and enhance the station square.

Sense of scale and enclosure of public spaces, thoroughfares and waterfronts: A unique opportunity exists, potentially for a site adjacent to the station, to accommodate a taller building visible at the city-scale and that would deliver a sense of scale.

Contribution to legibility and cohesiveness: The station is an important destination in the City and will become the ‘front door’ of a large new city district on the rail lands. New development should provide that city-scale legibility.

Positively contributes to the mix of uses in the neighbourhood: The Colbert Quarter site is large enough to accommodate a wide range of uses. In addition to the residential opportunity, the potential exists to accommodate major educational, cultural or other destination institutions, as well as new shopping activity.

Contributes to the building/ dwelling typologies in the area: Contributing to the building/dwelling typologies in this area is not applicable given the nature of the Colbert Quarter Area. However, consideration should be given to providing for taller buildings within a cluster of varying height.

Cleeves site: The Cleeves site is located at a major crossing point on the River Shannon. It is a significant site for increased height due to this position at an important crossing point at the base of the Shannon Bridge.

Due to its location within the wider City context, on approach to Limerick City from Shannon airport, a building of significant height has the ability to enhance the legibility and sense of place within this area. The site is also large enough to house a coherent cluster of new buildings, given its location and the existing presence of the very prominent chimney stack.  

1. Height should be considered on the impact of the overall River Shannon and height must also be assessed by verified views along the River Shannon;

2. New buildings should have appropriate scaling to the existing houses, with a balance of height and economic use taken into account;

3. The fabric of the area as well as the complex elements that contribute to the character of the site need to be protected;

4. It is recognised that there may be an impact on neighbouring residential buildings as the height is generally lowline in the surrounding area. However, there is a high quality townscape and placemaking argument which can be deemed appropriate for an area of height due to the nature of the site; and

5. The development of this area requires the implementation of a strategic masterplan that allocates areas of height in a careful manner, while responding to existing guidance within the Limerick 2030 Plan.  

Subject to a Masterplan, ‘taller, landmark, gateway and city landmark buildings’ as defined in the ‘Tall Building Classifications’, are appropriate;

Height/areas of height will be encouraged, in line with the Masterplan, where delivered through excellent design and that achieves a high quality townscape and placemaking;

Taller buildings within a cluster of varying height that relate to each other and their surrounding urban context in terms of street layout, massing and design are encouraged;

This site should facilitate a gateway building given its significant location; and

This site could facilitate a city landmark that isn’t a building, such as a significant art piece.  

Makes a positive contribution to the urban neighbourhood:  

The Cleeves site is the only major development opportunity on the right bank of the Shannon. It should take its essential character as a gateway and vista of and from the City.

Responds to its built environment & streetscape: The existing uses and context provide limited guidance, beyond the significant scale and massing of the industrial buildings and chimney.

Materials / building fabric well Considered: The design of new buildings should acknowledge the industrial heritage of the built environment and traditional materials where appropriate.

Sense of scale and enclosure of public spaces, thoroughfares and waterfronts: The surrounding context provides little guidance as to scale and height, but the unique locational and prominence of existing site buildings suggest a unique opportunity for a taller building, providing views of and from the City.

Contribution to legibility and cohesiveness: The presence of a taller building in this area could help frame the River and the pattern of taller buildings along the Quays.

Positively contributes to the mix of uses in the neighbourhood: The site has considerable and attractive mixed-use potential.

Contributes to the building/ dwelling typologies in the area: Contributing to the building/dwelling typologies in this area is not applicable given the nature of the Cleeves site. However, consideration should be given to providing for taller buildings within a cluster of varying height.  

The Docklands: The Docklands Area is of key strategic importance for the development of the City, due to its location at one of the major entrance points to the City. A clear urban structure in the form of a docklands area masterplan is required for this area.

The legacy of the industrial and trading character of the waterfront of Limerick City has gradually declined in use and a re-activation of this area is required. Most of the Docklands Area is comprised of low-rise warehouses and storage buildings with the exception of the 10 storey Ranks Silo which is considerably lower than the neighbouring Clayton Hotel.

As highlighted in the Docklands Framework, the uses must reflect urban philosophy, including economic, social and cultural activities. Therefore, it is vitally important that if areas of height are to be situated in this location, careful consideration towards multi-functionality through considerate design must be implemented.

1. The development of this area requires the implementation of a strategic masterplan that allocates areas of height in a careful manner, which also responds to the Docklands Framework which has already been set in place;

2. New high buildings in the docklands area should define a new and changing urban form; and

3. Existing local and key landmark buildings, such as the Ranks Silo, the Dock Clock and Bannatyne Mill, should be protected by controlling the building height of new adjoining and adjacent buildings.  

Subject to a Masterplan, ‘taller, landmark and gateway buildings’ as defined in the ‘Tall Building Classifications’, are appropriate;

This site should facilitate a gateway building given its significant location;

This site can be considered appropriate for a ‘City Landmark Building’ as defined in the ‘Tall Building Classifications’, subject to a Masterplan;

Height/areas of height will be encouraged, in line with the Masterplan, where delivered through excellent design, achieves a high quality townscape and delivers placemaking; and

Taller buildings within a cluster of varying height that relate to each other and their surrounding urban context in terms of street layout, massing and design are encouraged.

Makes a positive contribution to the urban neighbourhood:  

The Docklands area is a major city building opportunity with a large site likely to be developed over a considerable time period. The development presents the opportunity to establish a new city district.

Responds to its built environment & streetscape: The Docklands has a strong physical character established by the river and the docks, and some heritage buildings, that should be maintained, even as its use character changes completely.

Materials / building fabric well Considered: Limited guidance is provided by the area’s built context, but the presence of strong water and dock features should be highlighted.

Sense of scale and enclosure of public spaces, thoroughfares and waterfronts: A unique opportunity exists for a site closest to the existing city fabric to accommodate a taller building visible at the city-scale.

Contribution to legibility and cohesiveness: The Docklands should be developed as an extension of the City, with new building at the interface providing city-scale address.

Positively contributes to the mix of uses in the neighbourhood: The Docklands site is large enough to accommodate a wide range of uses. In addition to the residential opportunity, the potential exists to accommodate a major educational, cultural or other destination institution, as well as new employment activity.

Contributes to the building/ dwelling typologies in the area: Contributing to the building/dwelling typologies in this area is not applicable given the nature of the Docklands. However, consideration should be given to providing for taller buildings within a cluster of varying height.  

Enterprise and Employment 

Large scale office business/professional 

1 space per 200sqm 

1 space per 150sqm 

1 space per 150sqm 

20-25%  10% staff no.***** 

20-25%  10% staff no.***** 

20-25%  10% staff no.***** 

High Tech science 

1 space per 200sqm 

1 space per 150sqm 

1 space per 100sqm 

20-25%  10% staff no.***** 

20-25%  10% staff no.***** 

20-25%  10% staff no.***** 

General manufacturing 

1 space per 300sqm 

1 space per 200sqm 

1 space per 100sqm 

20-25%  10% staff no.***** 

20-25%  10% staff no.***** 

20-25%  10% staff no.***** 

Data Centre 

Not Permitted 

1 space per staff  

+ 2 visitor spaces 

1 space per staff  

+ 2 visitor spaces 

20-25%  10% staff no.***** 

20-25%  10% staff no.***** 

20-25%  10% staff no.***** 

eWorking hubs 

Case by case 

1 space per 3 desks 

1 space per 3 desks 

20-25%  10% desk no. 

20-25%  10% desk no. 

20-25%  10% desk no. 

Commercial storage distribution/logistics 

Not applicable 

1 space per 500sqm 

1 space per 500sqm 

20-25%  10% staff no.***** 

20-25%  10% staff no.***** 

20-25%  10% staff no.*****