Chapter 4: Housing

 

Note: The Material Alterations include a new Chapter 4 Housing, replacing the Draft Plan Chapter No. 3 Settlement and Housing Strategy. The settlement strategy content of Draft Plan Chapter 3 Settlement and Housing Strategy has been incorporated into the new Chapter 2 Core Strategy, while the new Chapter 4 solely addresses Housing.

 

MA No.	Chapter 4: Housing - Material Alterations	Section/ Policy/ Objective etc.	Submission No.s/ Elected Member Amendment No.
7	Amend Chapter 4 Settlement and Housing Strategy, including an amended Rural Housing Settlement Strategy Map, amended policies and objectives, including traveler and student accommodation, reference to updated national policy Housing for All etc., in response to submissions received during the public consultation process.   Sections, policies, objectives, tables, figures and map numbering etc. have also been revised to correspond with this alteration. New text is included in green while text deletions are struck through in red.   Refer to new Chapter 4 Housing below.	New Chapter 4	146, 148, 153, 178, 208, 210, 225, 235, 238, 241, 244, 249, 271   1 - Cllr. Liam Galvin and Cllr. John Sheahan   22 - Cllr. Stephen Keary   55 - Cllr. Kevin Sheahan

 

 

Chapter 4 – Housing

Chapter 4.1 Introduction

The delivery of housing must comply with the Core Strategy set out in Chapter 2 and must align with the principles established in the Spatial Strategy as outlined in Chapter 3. This chapter sets out the policies and objectives for the provision of housing in Limerick.  Limerick, like the rest of the country is affected by the current housing crisis including supply shortages, increased demand for social and affordable housing, a pressurised rental sector, rising building costs and vacant homes. The Council has a key role to play in enabling the delivery of new housing, ensuring that best use is made of existing stock and delivering strong, sustainable communities. The Council as a Housing Authority has multiple roles in the facilitation of housing in Limerick, including formulating policies in the provision and management of social housing in partnership with the Department of Housing, Local Government and Heritage and Approved Housing Bodies. 

 

4.2 Housing Strategy and Housing Need Demand Assessment

4.2.1 Introduction  

The preparation of a Housing Strategy is a mandatory requirement under Part V of the Planning and Development Act 2000, (as amended). The purpose of a Housing Strategy is to evaluate the housing needs of the existing and future population in Limerick over the Draft Plan period.

 

The NPF identified the need to carry out a Housing Need Demand Assessment (HNDA), in conjunction with the Housing Strategy, the purpose of which is to assist Local Authorities to develop long-term strategic views of housing need across all tenures, including social and affordable housing and specialist housing. The purpose is also to provide a robust evidence base to support decisions about new housing supply, wider investment and housing related services that inform an overall housing profile.

 

In tandem with a need to increase housing supply, is the need to facilitate improved housing choice to cater for evolving demographics across Limerick, as identified in the HNDA. By providing good housing choice, existing residents can remain within their local communities and new residents to Limerick will have better housing options to choose from.

 

A Draft Housing Strategy and Draft HNDA for Limerick has been prepared and is set out in Volume 6. It provides a detailed analysis of Limerick’s existing housing profile, which forms a basis for housing demand generally and social housing provision. The provisions of the Draft Housing Strategy will guide new residential developments in terms of the form of housing that may be required within Limerick over the lifetime of the Draft Plan. The Draft Housing Strategy and Draft HNDA addresses the provision of housing for the existing and future population of Limerick and takes account of:

 

• The existing need and likely future need for housing for the purposes of the provision of social housing support and of housing for eligible households;

• The need to ensure that housing is available for persons who have different levels of income;
• The need to ensure that a mixture of house types and sizes is developed to reasonably match the requirements of the different categories of households, as may be determined by the Planning Authority and including the special requirements of older people and persons with disabilities;
• The need to counteract undue segregation in housing between persons of different social backgrounds;
• The provision of good housing mix in all developments will be encouraged to ensure that residents have access to a range of house types and tenures.

 

The Housing Strategy and the HNDA process compliments the Core Strategy in providing the quantitative evidence base to articulate the medium to longer term spatial development strategy of the functional area of the Local Authority. In so doing, it demonstrates that the Draft Plan and its objectives are consistent with national and regional development objectives.

 

4.2.2 National Policy

Housing for All: A New Housing Plan for Ireland was published in 2021.  It represents the Government’s housing plan to 2030, replacing Rebuilding Ireland.  It reiterates the national target of building an average of 33,000 new homes every year from 2021 to 2030, including approximately 10,000 social homes and 6,000 affordable homes for purchase or rent, it provides a comprehensive strategy and action plan across all tenures and elements of the Irish Housing system, guided by four main pathways to improving the housing system:

 

• Supporting home ownership and increasing affordability;
• Eradicating homelessness, increasing social housing delivery and supporting social inclusion;
• Increasing new housing supply;
• Addressing vacancy and efficient use of existing stock.

 

Local Authorities will play a key role (in partnership with Approved Housing Bodies) in delivering new social and affordable homes under Housing for All.  Each Local Authority will produce a Housing Delivery Action Plan by December 2021 to translate national targets into clear local targets and actions, underpinned by an evidence –based assessment of local housing need.  Limerick City and County Council have published the Housing Delivery Action Plan. The strategy also supports the role of the Land Development Agency (LDA) in delivering new social and affordable homes on major publicly – owned sites, with State land planned to be transferred to the LDA.

 

Government policy, as per Rebuilding Ireland - Action Plan for Housing and Homelessness, 2016, sets out five pillars for the delivery of housing:

• Pillar 1 – Address Homelessness;
• Pillar 2 – Accelerate Social Housing;
• Pillar 3 – Build More Homes;
• Pillar 4 – Improve the Rental Sector;
• Pillar 5 – Utilise Existing Housing.

 

In order to align with the provisions of the NPF and RSES and delivery of the four pathways above, the Council will continue to utilise all policy options available to it, to ensure the optimum delivery of residential units over the duration of the Draft Plan, from both the public and private sectors in the delivery of a mix of tenures.

 

Policy HO P1 - Implementation of the Housing Strategy, including the Housing Need Demands Assessment - It is a policy of the Council to facilitate the implementation and delivery of the Draft Housing Strategy and Draft Housing Need Demand Assessment (HNDA) 2022 – 2028, to meet the increasing projected population, changing household size and housing needs, including social and affordable housing requirements of Limerick over the lifetime of the Draft Plan.

 

4.2.3 Housing Mix

To cater for the projected population growth and the establishment of sustainable residential communities, a mix of dwelling types and sizes will be required to meet the housing needs of all members of society. The HNDA, which informed the Housing Strategy, identifies the need for a mix of house types to reflect the diverse housing needs of the existing and future population.  All new residential schemes shall ensure that a minimum of 15% of dwellings are designed to the National Disability Authority’s UD ++ standard. The principle of Universal design, adaptable housing designs and Lifetime Homes in new housing development will also be promoted.

 

Objective HO O1 - Social Inclusion – It is an objective of the Council to ensure that new developments are socially inclusive and provide for a wide variety of housing types, sizes and tenure, in suitable locations, throughout Limerick, to cater for the demands established in the Draft Housing Strategy and the Housing Need Demand Assessment.

 

4.2.4 Residential Density 

A key objective of the NPF and RSES is to increase the density of development in all built up areas, in order to achieve the indicated population targets in a compact and sustainable manner. Increased densities will facilitate optimising the use of serviced lands and maximising the viability of investment in social and physical infrastructure, in particular public transport. Integration of land use and transport planning is crucial to deliver the 10 minute city/town concept and this will be supported with higher densities at appropriate locations. Residential density requirements have been set out in Chapter 2: Core Strategy, in line with national planning policy and relevant guidelines.

 

Objective HO O2 - Density of Residential Developments - It is an objective of the Council to:

a)            Promote, where appropriate, increased residential density in the exercise of its

                development management function and in accordance with Table 2.6 in Chapter 2:

                Core Strategy and the Sustainable Residential Development in Urban Areas –

                Guidelines for Planning Authorities and the accompanying Urban Design Manual,

                DEHLG, May 2009.

b)         Encourage increased densities that contribute to the enhancement of a town or village by reinforcing street patterns or assisting in re-development of backlands and centrally located brownfield sites.

 

4.2.5 Protecting Existing Residential Amenity

Residential amenity is influenced by a range of factors, such as private outdoor amenity space, privacy and natural light. The relationship of buildings to each other and their individual design can have a significant impact on these factors and on residents’ comfort. In older residential areas, infill development will be encouraged, while still protecting the existing residential amenity of these areas.

 

Objective HO O3 - Protection of Existing Residential Amenity - It is an objective of the Council to ensure a balance between the protection of existing residential amenities, the established character of the area and the need to provide for sustainable new residential development is achieved in all new developments.

 

4.2.6 Re-use of Buildings

The existing housing stock of Limerick provides a valuable resource in terms of meeting the needs of a growing population and its retention and management is of considerable importance. Retaining and adapting, including measures to promote downsizing, as appropriate, and encouraging energy retrofitting of the existing housing stock, is important to stem population loss in these areas by promoting and encouraging additional dwelling units within existing communities, particularly those suited to the emerging demographics of an area. The Council are currently working on a programme for the retrofitting of social housing units across Limerick. In addition, the Department of Environment, Climate and Communications are in the process of developing a new Local Authority Energy Efficiency Retrofit Loan proposal for homeowners as supported in Objective HPO 21.8 of the Housing for All, a New Housing Plan for Ireland. The forthcoming initiative will enable Local Authorities to provide low cost retrofit loans to individual homeowners.  Housing design that contributes to climate resilience and climate mitigation, including innovative low-carbon construction methods and reduction of embodied energy will be promoted.

 

The Department of Housing, Local Government and Heritage are currently working with the Heritage Council to unlock the potential in the country’s villages, towns and cities to utilise heritage building stock (pre-1940) to help tackle the housing crisis and to develop guidance in the reuse and or/refurbishment of protected structures as residential accommodation.  The Council will support forthcoming guidance in line with Part IV of the Planning and Development Act 2000 (as amended). 

 

Objective HO O4 - Re-use of Existing Buildings – It is an objective of the Council to encourage redevelopment and reuse, including energy retrofitting, of existing housing stock and conversion of other suitable buildings to sustainable housing accommodation.

 

4.2. Apartments

Just under 10% of households in Limerick live in apartments, according to the 2016 Census which is lower than the national average (12%).  Apartments are a key and growing part of the way in which we live in various parts of our country and particularly in our cities and towns. A move towards a much greater level of apartment living is essential in ensuring our major urban areas develop sustainably, rather than sprawling inexorably outwards.

 

Objective HO O5 - Apartments - It is an objective of the Council to encourage an increase in the scale and extent of apartment development, particularly in proximity to core urban centres and other factors including existing public transport nodes, or locations where high frequency public transport can be provided, close to locations of employment and a range of urban amenities including parks/waterfronts, shopping and other services.

 

4.2.8 Build-to-Rent Accommodation

Build-to-Rent (BTR) describes the practice of delivering purpose-built residential rental accommodation and associated amenity space that is designed with the sole purpose of being used as long-term rental accommodation and professionally owned and managed. Specific Planning Policy Requirements (SPPR’s) for Build-To-Rent (SPPR 7 and 8) set out in the 2020 Sustainable Residential Design Standards for New Apartments details the specific criteria, which should be considered in the delivery of this type of accommodation. High quality design and amenity shall be ensured for future residents in terms of delivery of development of this nature.

 

Build-To-Rent accommodation shall be considered in appropriate locations, close to amenities and high frequency public transport services. BTR will be considered as a key part of achieving an appropriate mix of housing, however, an overconcentration of such accommodation type shall not be permitted.

 

Objective HO O6 - Build–To-Rent Accommodation - It is an objective of the Council to facilitate the provision of Build-to-Rent Accommodation* in suitable locations in Limerick, in accordance with the provisions of Sustainable Urban Housing: Design Standards for New Apartments (2020).

*Subject to SPPR9 - Sustainable Urban Housing: Design Standards for New Apartments, 2020.

 

1. 1. 9. Shared Accommodation Co-Living

The updated Sustainable Urban Housing: Design Standards for New Apartments issued in 2020, revised SPPR 9 stating that there shall be a presumption against granting planning permission for shared accommodation/co-living development, unless the proposed development is either:

1. Required to meet specific demand identified by a Local Planning Authority further to a Housing Need and Demand Assessment (HNDA) process; or
2. On the date of publication of these updated Guidelines, a valid planning application has been lodged to a Planning Authority, appeal to An Bord Pleanála, or Strategic Housing Development (SHD) planning application to An Bord Pleanála, in which case the application or appeal may be determined on its merits.

 

Objective HO O7 - Shared Accommodation/Co-Living - It is an objective of the Council to facilitate the provision of Shared Accommodation/Co-Living Accommodation subject to the requirements of (i) and (ii) above and in accordance with SPPR 9 of Sustainable Urban Housing: Design Standards for New Apartments (2020).

 

4.2.10 Student Accommodation

Students are an increasingly important part of the housing demand in Limerick, particularly in Limerick City and Environs and Annacotty. According to Census 2016, 11,703 residents of Limerick City reported their principle economic status as students (15.4% of all those aged 15 and over) as did 8,454 residents of Limerick County (5.4%), which includes some secondary-level students. The main third level institutions in Limerick include University of Limerick, Technological University of the Shannon Limerick Institute of Technology and Mary Immaculate College, all of which are seeking to increase student numbers, within the lifetime of the Draft Plan, which accordingly will result in increased demand for high quality student accommodation.

 

Objective HO O8 - Student Accommodation - It is an objective of the Council to: 

a)  Support the provision of high quality, professionally managed purpose-built student accommodation either on campus, or in appropriate and accessible locations on public transport or cycle networks. All forms of student accommodation shall respect and protect the existing residential amenities of the area in which it is proposed. Student accommodation shall be and of appropriate design, in accordance with the Department of Education and Science ‘Guidelines on Residential Development for Third Level Students’ (1999), and (2005) National Student Accommodation Strategy (2017) and any subsequent updates. Applications for change of use from student housing to any other form of housing use shall be strongly resisted, without adequate demonstration that there is no longer a need for such use in the area and an over-provision of student housing exists’.   

b)   Ensure that all applications for new off campus purpose built student accommodation, the change of use to student accommodation in existing residential areas, or extensions to existing dwellings to facilitate student accommodation, must include details outlining the presence and distribution of any permanent residential occupiers, the extent of students renting in the private housing market and the presence of any other housing catering primarily for students and short term lets in the area/estate. The application should address any potential impacts of the proposal on residential amenity and any permanent residents in the area. 

c)  Require all applications for off campus purpose built student accommodation to be accompanied by a Student Management Plan outlining how the scheme will be professionally managed. The Plan shall demonstrate how the development will be managed so as to avoid potential negative impacts from occupants on surrounding properties and neighbourhoods and ensure the maintenance of safe, secure and clean environments for the community, occupants and nearby residents. 

d)   Ensure permissions for student accommodation will be subject to a condition requiring planning permission for a change of use to any other type of use, including short term holiday letting. Future applications for this type of change of use will be resisted. Where it is demonstrated that such form of housing is no longer required a planning application will require details of a proper management plan for the non-student use of the units to prevent adverse impacts on traditional residential estates. 

 

4.2.11 Housing for Older People

Limerick, like the rest of the country has an ageing population. The Council is committed to accommodating the needs of older people, by encouraging the provision, of suitable accommodation to allow older people remain in their established communities.

 

Objective HO O9 - Support Housing Options for Older People – It is an objective of the Council to:

a)       Support the provision of specific purpose built accommodation, including assisted living units and lifetime housing and adaptation of existing properties, which will include opportunities for ‘downsizing’ or ‘right sizing’ within their community.

b)      Support the concept of independent living for older people within their community and ensure, where possible that such accommodation is integrated with mainstream housing.

 

4.2.12 Nursing Home/Care Home Accommodation

Proposals for nursing homes/care home accommodation shall be located in existing residential areas well served by appropriate levels of infrastructure and amenities such as footpath networks, local shops and public transport.  This will ensure appropriate integration with the local community and afford the residents an appropriate level of independence and access to services.

 

Objective HO O10 - Location Criteria for Nursing Homes/Care Home Accommodation - It is an objective of the Council to ensure that the maximum distance from nursing homes/care homes shall be no more than 300m. safe walking distance to community facilities, convenience retail facilities and amenities.

 

4.2.13 Housing for Dependent Relatives  

The Council will encourage the provision of suitable housing for people with a sensory disability, mental health disability, physical disability and intellectual disability, in appropriate locations served by public transport, local community services and facilities. All development shall comply with Part M of the Building Regulations or any replacement hereafter.

 

Objective HO O11 - Subdivision of Dwelling to Accommodate Dependent Relative – It is an objective of the Council to facilitate the provision of accommodation for older people and dependant relatives within the existing family home, subject to compliance with the following criteria:

- Accommodation by way of extension shall be attached to the main dwelling;

- There shall be an internal connecting door with the main residence;

- The extension shall be subservient to the main dwelling;

- In a rural location any external door shall not be located on the front elevation;

- On vacancy of the unit, the accommodation shall be integrated with the main dwelling. No such unit shall be used as rental accommodation. There will be a presumption against proposals for detached independent units within the curtilage of a dwelling, regardless of urban or rural location. Proposals must accord with planning considerations such as residential amenity, environmental and public health standards and traffic safety.

 

4.2.14 The Living Limerick City Centre Initiative

The Living Limerick City Centre initiative is promoting the concept of community housing initiatives that supports the development of community led housing proposals for specific cohorts/groups in a cost efficient manner. The use of cost rental and cost purchase models of delivery will be investigated over the course of the Draft Plan and the expansion of this initiative to rural towns and villages will be support.

 

Objective HO O12 – The Living Limerick City Centre Initiative – It is an objective of the Council to support the Living Limerick City Centre Initiative for the delivery of community housing across the City and rural towns and villages and the extension of similar initiatives to rural towns and villages.

 

4.2.15 Social Housing 

Social housing is defined as housing provided by a Local Authority or a housing association, to individuals who are unable to provide accommodation from their own resources. Property rented or leased from the private sector by Local Authorities or voluntary housing bodies is now also included in the social housing sector. Housing for All, A New Housing Plan for Ireland   Rebuilding Ireland, an Action Plan for Housing and Homelessness (2016) set ambitious targets for the delivery of social and affordable housing and put in place the mechanisms to support an increase in the supply of housing.

The Affordable Housing Act has introduced several important changes for housing. It establishes a legislative basis for new forms of affordable housing for households who cannot afford private market housing, but are above eligibility thresholds for social housing. The Act amends ‘Part V’ housing requirements to include a requirement for up to 20% social and affordable housing in developments in excess of four units (intended by Government to comprise 10% social and 10% cost rental and/or affordable purchase where justified).

 

Objective HO O13 - Provision of Social and Affordable Housing - It is an objective of the Council to:

A) Promote the provision of social and affordable housing, in accordance with the Council’s Draft Housing Strategy, Housing Need Demand Assessment and Government policy as outlined in the DHLGH Housing for All - a New Housing Plan for Ireland 2021 Social Housing Strategy 2020 and to ensure that 10% of lands zoned for residential use, or for a mixture of residential and other use,  20% of lands in residential or  mixed-use schemes greater than 4 units where permission for the development of houses is granted be reserved for social and affordable housing in accordance with the Urban Regeneration and Housing Act 2015 the Affordable Housing Act 2021 and Part V of the Planning and Development Act 2000 (as amended) and any subsequent amendments to the legal requirement to deliver this housing during the lifetime of the Draft Plan.

This requirement shall comprise 10% social housing and 10% affordable housing (including affordable purchase and/or Cost Rental), subject to local factors, including demand for and viability of affordable housing on individual sites.  The Council reserves the right to determine the appropriateness of ‘Part V’ Cost Rental and/or affordable purchase delivery on individual sites on a case-by-case basis.

B) All new social and affordable housing schemes shall promote a social and tenure mix.

C) Support the provision of affordable housing through affordable purchase, cost rental  and new build incremental 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. In addition to Part V, the delivery of social housing is achieved through Direct Build, Acquisitions, Void Management, Long Term Leasing, Enhanced Leasing, Repair to Lease, Private Rental (RAS and HAP) and the Buy and Renew Scheme. The Council will promote the provision of public (including social and affordable) housing by prioritising sites for servicing that have a potential for public (including social and affordable) housing.

 

4.2.16 Housing Delivery Action Plan

Limerick City and County Council’s Housing Development Directorate have developed a Housing Delivery Action Plan for Limerick covering the next five years.  The Plan will set out details on how and when the Council will deliver housing targets, including the delivery of affordable homes. 

 

Objective HO O14 - Limerick Housing Delivery Action Plan - It is an objective of the Council to support the implementation of the forthcoming Limerick Housing Delivery Action Plan. 

4.2.17 Homeless Accommodation

The Council will continue to work in conjunction with voluntary housing bodies and other agencies to provide emergency accommodation for the homeless and those who find themselves in need of crisis facilities. The Council will continue to support means of preventing homelessness and providing pathways out of homelessness in line with the Housing First National Implementation Plan and any subsequent updates, working in co-operation with public and voluntary bodies and central government. The Council acknowledge that supporting younger people at risk of becoming homeless can help avoid a cycle of longer-term homelessness and will support the implementation of the forthcoming Youth Homelessness Strategy.

 

Policy HO P2 – Homeless Accommodation – Limerick City and County Council will implement measures to address the homeless crisis in Limerick.

 

Objective HO O15 14 - Homeless Accommodation - It is an objective of the Council to support the provision of homeless accommodation and/or support services throughout Limerick. In this regard, proposals for such facilities should not result in an overconcentration in one area and should not unduly impact upon existing amenities.

 

Objective HO O16 – Youth Homelessness Strategy - It is an objective of the Council to support and implement the forthcoming Youth Homelessness Strategy currently under preparation by the Department of Housing, Local Government and Heritage and Department of Children, Equality, Disability, Integration and Youth.

 

4.2.18 Traveller Accommodation

Limerick City and County Council has an adopted Traveller Accommodation Programme, which outlines the accommodation needs, policy and implementation measures to address the accommodation needs of the Traveller Community. The accommodation programme for the period 2019-2024 has been prepared in accordance with the provisions set out in the Housing (Traveller Accommodation) Act 1998. The Council’s Traveller Accommodation Programme sets out the range of social housing supports for Travellers, including standard Local Authority Housing, Approved Housing Body Housing, Group Housing and Halting Site Bays.

 

Objective HO O17 15 - Traveller Accommodation - It is an objective of the Council to:

1. Support the provision of housing suited to the need of the travelling community  improvements in the quality and quantity of Traveller specific accommodation, in conjunction with the relevant agencies;
2. Implement the Traveller Accommodation Programme 2019 – 2024 and any subsequent updates.

 

4.2.19 Accommodation for Refugees and Asylum Seekers

The Council will continue to liaise and work with the relevant agencies and stakeholders in securing appropriate accommodation for refugees and asylum seekers in appropriate locations throughout Limerick.

 

Objective HO O18 16 - Accommodation for Refugees and Asylum Seekers – It is an objective of the Council to:

a)      Implement government policy in relation to the provision of accommodation for refugees and asylum seekers.

b)   Work with Central Government, relevant State Agencies, AHBs and other bodies to support the provision of appropriate housing for asylum seekers and refugees in Limerick in accordance with identified requirements, and to support the phasing out and replacement of the Direct Provision system in accordance with national policy and requirements.

 

4.3 Serviced Sites in Towns and Villages

To help strengthen and consolidate the settlement structure and reverse the decline in Limerick’s towns and villages, residential serviced sites will be promoted in the settlements. This objective is reinforced in the Government’s Rural Development Policy 2021 – 2025 – Our Rural Future, which sets out a clear ambition to support the regeneration, re-population and development of rural towns and villages, to contribute to local and national economic recovery. It aims to enable people to live and work in a high-quality environment. Residential serviced sites offer a real alternative to the single one-off rural house, enabling those who seek the opportunity to build their own homes to one’s own design, but located in a town or village.

 

The Council will adopt a flexible approach to proposals for development in all settlements lacking adequate water and sewerage facilities, where such proposals are consistent with the Settlement Hierarchy outlined in Table 2.4 3.1 of the Draft Plan and the obligations of the Council under environmental and water services legislation.

 

Serviced sites refer to a number of individual residential plots typically in the order of 0.1ha.    of not less than 0.1ha. with access to services such as utility connections, footpaths, lighting and within walking distance of the town or village core. The density shall generally be 10 housing units per hectare. Larger sites may be required for a dwelling unit in excess of 250m2 floor area, to allow sufficient space for private amenity, parking and landscaping. 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. 

  

Sites must comply with the requirements of “Code of Practice: Domestic Waste Water Treatment Systems” (EPA 2021). Where necessary, cumulative effects must be considered in accordance with “Guidance on the Authorisation of Discharges to Groundwater” (EPA 2011). Minimum site size will be determined by house size, number of bedrooms, type of treatment proposed and soil conditions, but will be typically in the order of 0.1ha for a four bedroomed house.  

It is important to note that not all lands will demonstrate suitable drainage characteristics to allow this type of development. It will be a requirement that the houses in question connect to the public sewerage system once the relevant wastewater treatment plant is upgraded and has sufficient capacity. Provision for this must be made at the time of construction. Once connected to the sewerage system, on site wastewater systems should be decommissioned. 

 

Objective HO O19 SS O16 - Serviced Sites in Towns and Villages without adequate Water Services Infrastructure - It is an objective of the Council to permit serviced sites in towns and villages across Limerick to offer an alternative to rural one off housing, where individuals can build their house on a Serviced Site, in the case where each house is served by an individual on-site wastewater treatment system, in settlements where there is insufficient wastewater treatment capacity, the existing municipal wastewater treatment plant is not scheduled for upgrade by Irish Water in its current investment plan and there is no risk of nuisance or pollution. (Refer to Chapter 11: Development Management Standards for further information).

 

The amount and location of these sites shall be controlled to ensure that they would not significantly impact on the fabric and character of the town or village and its sense of identity and place would be retained. The development would also need to ensure the definition of a strong urban edge resulting in a clear distinction between the urban area and open countryside. Where Local Area Plans/zoning maps exist for towns and villages, these sites may only be located on suitable zoned lands with connection to services if available within the settlement, if no connection is available, exploration of the Serviced Site Policy can be considered.

 

4.4 Rural Housing

The NPF and RSES acknowledge  that our countryside ‘is and will continue to be, a living and lived-in landscape, focusing on the requirements of rural economies and rural communities, based on agriculture, forestry, tourism and rural enterprise, while at the same time avoiding ribbon and overspill development from urban areas and protecting environmental qualities’.

The rural development strategy for Limerick seeks to achieve a balance in terms of promoting sustainable rural development, which celebrates the vibrancy and vitality of our rural areas and also seeks to protect the rich heritage, amenity and recreational value of the rural landscapes and countryside, in line with national and regional policy. Development proposals will be evaluated in accordance with the provisions of the Sustainable Rural Housing Guidelines for Planning Authorities, 2005 (and any amendment thereof) and Circulars SP 05/08 and PL 2/2017.

 

The NPF and RSES make a distinction between areas under urban influence, i.e. those within the commuter catchment of cities and large towns and centres of employment, which includes Electoral Divisions where at least 15% of their workforce commute to a City and rural areas outside these catchments, where a more flexible approach to rural housing will apply.

Limerick can be divided into two broad categories, in terms of defining the Rural Settlement Strategy as follows:

 

• Rural Housing Category 1 - Areas under Strong Urban Influence
• Rural Housing Category 2 – Rural Areas Elsewhere

 

Consideration of planning applications for development in Rural Housing Category 1: Areas under Strong Urban Influence and Category 2: Rural Housing Elsewhere will have regard to Objective TR O35 TR O38 – National Roads in Chapter 7 Sustainable Mobility and Transport.

 

Objective HO O20 SS O17 - Rural Areas under Strong Urban Influence – It is an objective of the Council to consider a single dwelling for the permanent occupation of an applicant in the area under Strong Urban Influence, subject to demonstrating compliance with ONE of the criteria below:

1. Persons with a demonstrable economic need to live in the particular local rural area;

            Persons who have never owned a house in the rural area and are employed in rural-

                based activity such as farming/bloodstock, horticulture or other rural-based activity,  in the area in which they wish to build or whose employment is intrinsically linked to   the rural area in which they wish to build, or other persons who by the nature of their work have a functional need to reside permanently in the rural area close to their place of work (within 10km). (Minimum farm size shall be 12 hectares for farming or bloodstock).

               The applicant must demonstrate that they have been actively engaged

in farming/bloodstock/horticulture or other rural activity, at the proposed location             for a continuous period of not less than 5 years, prior to making the application. In         the event of newly acquired land demonstrate that the proposed activity would be 

of a viable commercial scale, and a detailed 5 year business plan will be required to

            demonstrate this.

2. Persons with a demonstrable social need to live in a particular local rural area;

            Persons who have never owned a house in the rural area and who wish to build their   first home on a site that is within 10km of where they have lived for a substantial period of their lives in the local rural area (Minimum 10 years). The local rural area is defined as the area outside all settlements identified in Level’s 1 – 4 of the Settlement Hierarchy. Excluding Level 4 settlements, where there is no capacity in the treatment plant.

3. Persons with a demonstrable local exceptional need to live in a particular local rural          area, examples include:

1. Returning emigrants who have never owned a house in the rural area, in which they           lived for a substantial period of their lives (Minimum 10 years), then moved away or

                abroad and who now wish to return to reside in the local rural area (within 10km of

                where they lived for a substantial period of their lives). The local rural area is defined         as the area outside all settlements identified in Level’s 1 – 4 of the Settlement

                Hierarchy. Excluding Level 4 settlements, where there is no capacity in the treatment         plant.

2. A person who has lived a substantial period of their lives in the local rural area, (at

                least 10 years), that previously owned a home and is no longer in possession of that

                home due to the home having been disposed of following legal                        

                separation/divorce/repossession and can demonstrate a social or economic need for         a new home in the rural area.

 

Objective HO O21 SS O18 – Rural Areas Elsewhere - It is an objective of the Council that to help stem the decline and strengthen Rural Areas Elsewhere, in general demand for permanent residential development should be accommodated, subject to meeting normal planning and environmental criteria.

 

In all cases the consideration of individual sites, for rural housing will be subject to normal siting and design considerations, which will include, but not necessarily be limited to the following:

• Any proposed vehicular access would not endanger public safety by giving rise to a traffic hazard,
• That any proposed on-site waste water disposal system is designed, located and maintained in a way which protects water quality,
• That the siting and design of new dwellings takes account of and integrates appropriately with its physical surroundings and other aspects of the natural and cultural heritage, and
• That the proposed site otherwise accords with the objectives of the Draft Development Plan in general.

The Planning Authority shall have regard to the viability of smaller towns and rural settlements in the implementation of the rural housing policy.

Climate action measures shall be submitted as part of any proposed application, to support a transition to a low carbon economy.

 

Objective HO O22 SS O19 - Refurbishment/Replacement of Traditional Rural Dwellings – It is an objective of the Council to seek the retention and sympathetic refurbishment, with adaptation if necessary, of traditional dwellings in the countryside in sympathy with the character of the existing building.  This will be encouraged in preference to their replacement. Planning permission will generally only be granted for replacement of a dwelling where it is demonstrated that it is not reasonably capable of being made structurally sound, or otherwise improved and where the building is not of architectural merit. In this instance, consideration will be given to the replacement of an existing dwelling with a new dwelling at the same location, subject to appropriate design, scale of building and normal planning considerations. Local rural housing need shall not apply in this instance.

 

Objective HO O23 SS O20 - Occupancy Condition - It is an objective of the Council to require that any house which is granted planning permission in the rural areas designated ‘Areas under strong urban influence’, will be subject to a requirement of occupancy of seven years by the applicant.