CAHIR LOCAL AREA PLAN 2011 SOUTH TIPPERARY COUNTY COUNCIL

Transcription

1 CAHIR LOCAL AREA PLAN 2011 SOUTH TIPPERARY COUNTY COUNCIL January 2011

2

3 TABLE OF CONTENTS 1.0 INTRODUCTION WHAT IS A LOCAL AREA PLAN? COMPOSITION OF THE PLAN Environmental Assessment THE LAP, THE ELECTED MEMBERS & THE COMMUNITY RELATIONSHIP WITH OTHER PLANS & GUIDELINES National Spatial Strategy National Development Plan Smarter Travel - A Sustainable Transport Future South East Regional Planning Guidelines National Climate Change Strategy The Water Framework Directive Spatial Planning & National Roads Draft Guidelines The Planning System and Flood Risk Management Guidelines Sustainable Residential Development in Urban Areas Delivering Homes, Sustaining Communities South Tipperary County Development Plan Economic Strategy for Cahir Review CAHIR IN CONTEXT & VISION STATEMENT LOCATION POPULATION, DEMOGRAPHICS & GROWTH TRENDS EDUCATION EMPLOYMENT & UNEMPLOYMENT CORE STRATEGY STRATEGIC VISION FOR CAHIR Delivering the Strategic Vision FLOOD RISK ASSESSMENT TOWN CENTRE STRATEGY ENHANCING THE QUALITY OF THE TOWN CENTRE PUBLIC REALM IMPROVEMENTS AT THE SQUARE TRAFFIC MANAGEMENT PLAN & CAR PARKING THE MALL LANE ARTISAN VILLAGE OPPORTUNITY SITES PEDESTRIAN LINKAGES & ACCESSIBILITY SHOPFRONTS AND ADVERTISING TAKE AWAY OUTLETS SPECIFIC TOWN CENTRE OBJECTIVES ECONOMY, INDUSTRY & EMPLOYMENT MANUFACTURING & OFFICE BASED INDUSTRY LANDS FOR STRATEGIC EMPLOYMENT USE TOURISM Integrated Tourism Development CAHIRABBEY INTEGRATED TOURISM DEVELOPMENT NON-CONFORMING USES Rationalisation of land uses

4 4.6 PREVENTION OF MAJOR ACCIDENTS SPECIFIC ECONOMIC OBJECTIVES INFRASTRUCTURE TRANSPORT Pedestrian and Cycle Routes Public Transport M8 & N Reservation Corridor for Industrial Access Road WATER SERVICES WASTEWATER SERVICES ACCESS TO ELECTRICAL SUPPLY NETWORKS ACCESS TO NATURAL GAS GREEN ENERGY ACCESS TO BROADBAND TELECOMMUNICATIONS WASTE MANAGEMENT SUSTAINABLE BUILDING DESIGN FLOOD RISK ASSESSMENT SPECIFIC INFRASTRUCTURE OBJECTIVES HOUSING RESIDENTIAL DEVELOPMENT STRATEGY DEVELOPMENT IMPACT ASSESSMENT LAYOUT, DENSITY AND DESIGN OF NEW RESIDENTIAL DEVELOPMENT MASTER PLAN LANDS HOUSING STRATEGY/SOCIAL & AFFORDABLE HOUSING TRAVELLER ACCOMMODATION NEIGHBOURHOOD CENTRES NURSING HOMES/RETIREMENT VILLAGES INDIVIDUAL HOUSES ON LAND ZONED FOR AGRICULTURE SPECIFIC RESIDENTIAL DEVELOPMENT OBJECTIVES AMENITY, BUILT & NATURAL ENVIRONMENT & HERITAGE ARCHITECTURAL HERITAGE Protected Structures Architectural Conservation Area (ACA) ARCHAEOLOGICAL HERITAGE Zone of Archaeological Potential Cahir Castle BUILT ENVIRONMENT Sequential Approach to Development Gateway Development Entry & Gateway Improvements Redevelopment of Sites & Areas AMENITY/OPEN SPACE SPECIFIC AMENITY, BUILT & NATURAL HERITAGE OBJECTIVES COMMUNITY & SOCIAL EXISTING FACILITIES

5 8.2 CIVIC BUILDINGS FACILITIES FOR THE ELDERLY EDUCATION CHILDCARE FACILITIES RELIGIOUS FACILITIES LIBRARY FACILITIES SOCIAL INTEGRATION BURIAL GROUNDS SPECIFIC COMMUNITY AND SOCIAL OBJECTIVES DEVELOPMENT MANAGEMENT GUIDELINES INTRODUCTION GENERAL ADVICE ENFORCEMENT DEVELOPMENT CONTRIBUTIONS BONDS DESIGN CONSIDERATIONS RESIDENTIAL DEVELOPMENT IN THE OPEN COUNTRYSIDE RESIDENTIAL DEVELOPMENT ON APPROPRIATELY ZONED LANDS APARTMENT BUILDINGS DEVELOPMENT IMPACT ASSESSMENT (DIA) TRAFFIC AND ROAD SAFETY OPEN SPACE REQUIREMENTS WASTE WATER TREATMENT INFRASTRUCTURE CONSTRUCTION AND DEMOLITION WASTE SURFACE WATER WASTE MACERATION PETROL FILLING AND SERVICE STATIONS INDUSTRIAL DEVELOPMENTS INDUSTRIAL AND ENTERPRISE/EMPLOYMENT USE IN THE OPEN COUNTRYSIDE SHOPFRONTS ADVERTISING STRUCTURES AND SIGNS RETAINING RETAIL FUNCTION OF THE TOWN CENTRE TAKING IN CHARGE ARCHAEOLOGY EXTERNAL LIGHTING NOISE LEVELS SATELLITE DISHES/TELECOMMUNICATIONS APPARATUS PARKING AND LOADING LANDUSE ZONING OBJECTIVES IMPLEMENTATION STRATEGY PLANNING CONTEXT IMPLEMENTATION PHASING DEVELOPMENT CONTRIBUTION SCHEME MONITORING COMMUNITY PARTICIPATION

6 SCHEDULE OF FIGURES Figure 1: Cahir in the context of the NSS Figure 2: Location of Cahir Figure 3: Population Demographics for the population of Cahir Figure 4: Education levels obtained within Cahir compared to South Tipperary & State Figure 5: Strategic Vision for Cahir Principles Map Figure 6: Cahir Primary Retail Area SCHEDULE OF TABLES Table 1: Capacity of existing schools Table 2: Education levels obtained within Cahir compared to County & State Table 3: Cahir Occupational Groups Table 4: Core Strategy Provisions as they relate to Cahir Table 5: Key to LAP Zoning Objectives Table 6: Land Use Zoning Matrix SCHEDULE OF POLICIES Policy TC 1: Enhancing the quality of the Town Centre Policy TC 2: Retail Strategy for Cahir Policy TC 3: Development of the Square Policy TC 4: Opportunity Sites Policy TC 5: Shop Fronts Policy TC 6: Advertising and Signs Policy TC 7: Take Away Outlets Policy ECON 1: Employment Growth & Promotion Policy ECON 2: Strategic Employment Policy ECON 3: Integrated Tourism Policy ECON 4: Development of Cahirabbey for High Quality Tourism Uses Policy ECON 5: Non-conforming uses

7 Policy ECON 6: Prevention of Major Accidents Policy INF 1: Pedestrian & Cycle Routes Policy INF 2: Public Transport Policy INF 3: Protection of carrying capacity of M8 and N Policy INF 4: Buffer Zone Policy INF 5: Sewer Capacity Policy INF 6: Storm Water Retention Policy INF 7: Litter Policy INF 8: Green Energy Policy 1NF 9: Broadband Policy INF 10: Telecommunications Policy INF 11: Waste Management Policy INF 12: Polluter Pays Policy INF 13: Sustainable Building Design Policy INF 14: Flood Risk Assessment Policy HSG 1: Housing Mix and Development Impact Assessment (DIA) Policy HSG 2: South Tipperary County Housing Strategy Review Policy HSG 3: Traveller Accommodation Policy HSG 4: Neighbourhood Centres Policy HSG 5: Nursing Homes/Retirement Villages Policy HSG 6: Individual Houses on Agriculturally zoned lands Policy ENV 1: Protected Structures Policy ENV 2: Architectural Conservation Area (ACA) Policy ENV 3: Archaeology Policy ENV 4: Cahir Castle Policy ENV 5: Urban Fringe and Sequential Approach to development Policy ENV 6: Gateway Development

8 Policy ENV 7: Entry and Gateway Improvements Policy ENV 8: Derelict Sites Policy ENV 9: Retaining Buildings of Merit Policy ENV 10: River Suir Policy CS 1: Childcare Facilities Policy DM 1: Development Standards APPENDICES Appendix 1 Community groups, Stakeholders and Service Providers consulted at Pre-Draft Stage Appendix 2 Attendees at Public Information Meeting on the 3 rd February & Findings of SWOT Analysis Appendix 3 Stage One Flood Risk Assessment Appendix 4 N24 at Cahir Landscape Improvement Proposals MAPS Land Use Zoning Map 1 Town Centre Visions Map 2 Specific Objectives Map 3 Zone of Archaeological Potential Map 4 6

9 SCHEDULE OF PLATES Location in Text/Plate No Title Pg No Front Cover Main War Memorial and Cahir Castle Front Cover bottom left Viaduct Front Cover bottom centre Quaker Meeting House Front Cover bottom right Swiss Cottage Plate 1 Comparison retailing in Cahir Town Centre 25 Plate 2 Comparison retailing in Cahir Town Centre 26 Plate 3 Residential units along the Mall 26 Plate 4 Piper on the Square 27 Plate 5 The Mall/Artisan Lane 28 Plate 6 Aerial photograph of Opportunity Site No Plate 7 Aerial photograph of Opportunity Site No Plate 8 Opportunity Site No Plate 9 Aldi under construction on Opportunity Site No. 4 Summer Plate 10 Pedestrian walkway along the Mall 30 Plate 11 Aerial photograph of lands zoned for general industry at Kilcommon 33 Plate 12 Aerial photograph of the Carrigeen 34 Plate 13 Banks of the River Suir 35 Plate 14 Swiss Cottage 35 Plate 15 Lake at Cahirabbey 37 Plate 16 Cahir Train Station 39 Plate 17 M8 Flyover at Kedrah 40 Plate 18 Viaduct 51 Plate 19 Cahir Castle 55 Plate 20 Cahir Day Care Centre 59 Plate 21 Duneske Playground 59 Appendix Cover Page Cahir Castle Appendix 4 Cover Page New Inn Roundabout on N24 at Cahir Map Cover Page Erasmus House Back Cover Cahir Castle 7

10 ABBREVIATIONS USED IN TEXT AA ACA C & D CDP CER DIA DoEHLG END EPA GDSDS LAP MAN NDP NIAH NSS OPW PE RBD RPG s RPS SAC SEA SPA STA SUDS SWOT TTA WFD Appropriate Assessment Architectural Conservation Area Construction & Demolition County Development Plan Commission for Energy Regulation Development Impact Assessment Department of Environment Heritage & Local Government Environmental Noise Directive Environmental Protection Agency Greater Dublin Strategic Drainage Study Local Area Plan Metropolitan Area Network National Development Plan National Inventory of Architectural Heritage National Spatial Strategy Office of Public Works Population Equivalent River Basin District Regional Planning Guidelines Record of Protected Structures Special Area of Conservation Strategic Environmental Assessment Special Protection Area Strategic Transport Assessment Sustainable Urban Drainage Systems Strengths, Weaknesses, Opportunities & Threats Traffic & Transport Assessment Water Framework Directive 8

11 ELECTED MEMBERS OF SOUTH TIPPERARY COUNTY COUNCIL Cashel Area Elected Members Cllr Sean McCarthy (Cathaoirleach) Cllr Jack Crowe Cllr Louise McLoughlin Cllr Tom Wood Cahir Area Elected Members Cllr Liam Ahearne Cllr Michael Anglim Cllr Seanie Lonergan Cllr Marie Murphy Clonmel Area Elected Members Cllr Tom Acheson Cllr Siobhan Ambrose Cllr Pat English Cllr Seamus Healy Cllr Richie Molloy Cllr Michael Murphy Cllr Darren Ryan Tipperary Area Elected Members Cllr John Crosse Cllr Joe Donovan Cllr Michael Fitzgerald Cllr Mary Hanna Hourigan Cllr Denis Leahy Fethard Area Elected Members Cllr Joe Brennan Cllr Sylvia Cooney Sheehan Cllr John Fahey Cllr Denis Landy Cllr Jimmy O Brien Cllr Eddie O Meara County Manager: Edmond O Connor Director of Services Planning, Community and Enterprise: Sinead Carr Senior Planner: James O Mahony Senior Executive Planner (Forward Planning): Sonja Reidy Executive Planner: Caroline Conway Administrative Officer, Planning: Tom O Dwyer Forward Planning Section : Clare Lee (Executive Planner), Caith O Neill (Technician) Kathryn Lonergan (Assistant Staff Officer), Rebecca Horne (Clerical Officer) Other Acknowledgements: Finance Department, Community & Enterprise Department, Corporate Affairs Department, Environment Department, Housing Department, IT Department, Roads Department & Water Services Department and the staff of all the directorates of South Tipperary County Council who assisted in the preparation of this Plan

12 1.0 INTRODUCTION 1.1 What is a Local Area Plan? This is the Cahir Local Area Plan (LAP) The area to which the LAP relates is defined on Land Use Zoning Map 1. The LAP 2011 replaces the previous 2005 Cahir LAP. In accordance with the Planning and Development Acts , a LAP consists of a written statement and plans indicating local objectives for the planning and development of the area. This includes objectives for community facilities and amenities and standards for the design of developments and structures. A LAP is required to be consistent with the objectives of the County Development Plan (CDP). Local planning issues relevant to Cahir Town and not addressed in the CDP are addressed in the Cahir LAP The aim of the LAP is to establish a blueprint for the planned, coordinated and sustainable development of Cahir to 2017 and beyond. It is a statutory document and will affect all those who live in Cahir or have an interest in its development. The LAP sets out a strategic vision for the development of Cahir, provides guidance as to how the vision can be achieved, what new developments are needed, and where public and private works are required. This LAP outlines the planning policies, objectives and standards for Cahir. All planning applications for consideration within the LAP boundary will be assessed under the provisions of the LAP. The LAP has been prepared in accordance with the requirements of the Planning & Development Acts, and the Planning & Development Regulations The LAP also has regard to the policies and provisions of national, regional and local planning policy and planning guidance documents. 1.2 Composition of the Plan The LAP includes the following sections: Section 1: Introduction Section 2: Cahir in Context & Vision Statement Section 3: Town Centre Strategy Section 4: Economy, Industry & Employment Section 5: Infrastructure Section 6: Housing Section 7: Amenity, Built & Natural Environment & Heritage Section 8: Community & Social Section 9: Development Management Section 10: Implementation Appendices & Maps The Land Use Zoning Map 1 provide a visual representation of the proposals of the LAP, indicating land-use, conservation designations, future access road network, indicative locations for neighbourhood centres etc. All maps should be referred to in order to obtain a full list of policies and objectives which relate to each site. The Development Management Guidelines are set out under Section 9. 10

13 1.2.1 Environmental Assessment It is a requirement of the Planning and Development Acts that a LAP shall contain information on the likely significant effects on the environment of implementing the plan. There is much EU legislation that focuses on the conservation and protection of the environment. Two key pieces of such legislation which have been transposed into Irish law are the EU Habitats Directive (92/43/EEC) and the European Union Strategic Environmental Assessment (SEA) Directive (2001/42/EC). These are informally known as the Habitats Directive and the SEA Directive. Article 6(3) of the Habitats Directive requires that Appropriate Assessment (AA), or screening for AA, be undertaken to determine the impact of plans and projects on Natura 2000 sites [Special Areas of Conservation (SAC s) or Special Protection Areas (SPA)], which would include land use plans such as the Cahir LAP owing to the designation of the Lower River Suir SAC within the LAP boundary. The Council has undertaken the screening process for the LAP and concluded that an AA is not required for the LAP. The purpose of the SEA Directive is to ensure that environmental consequences of certain plans and programmes are identified and assessed during their preparation and before their adoption and that the plans or programmes are modified where adverse impacts are likely and/or that appropriate mitigation measures are incorporated to alleviate potential impacts. The Department of the Environment Heritage and Local Government (DoEHLG) has prepared guidelines on the implementation of the SEA process into Irish plan making. SEA Screening is required in the case of an LAP where the population concerned is less than 10,000. The SEA Screening Report concluded that an SEA is not required for the Cahir LAP. Both the SEA and AA Screening Reports are available for public viewing as a separate document. 1.3 The LAP, the Elected Members & the Community The statutory process for the preparation and adoption of a LAP is set out under Section 20 of the Planning and Development Acts Under this Section it is stated that; A planning authority shall take whatever steps it considers necessary to consult the public before preparing, amending or revoking a local area plan including consultations with any local residents, public sector agencies, non-governmental agencies, local community groups and commercial and business interests within the area. In order to fully involve the community and to ascertain the needs and aspirations of the people and stakeholders of Cahir the Planning Authority undertook a four week Pre-Draft Public Consultation period from the 25 th January to the 19 th February 2010 during which submissions/observations were invited and a public information evening held. In order to inform as many people as possible of this process, notice of the Pre-Draft Public Consultation period and information evening was published in The Nationalist and The Tipperary Star on the 21 st January Notice was also aired on Tipp FM on the 25 th January 2010 and again on the 3 rd February The Community and Voluntary Forum were also advised of the Pre-Draft Consultation Period and undertook to inform all of their members. Local residents associations, Clubs, Organisations, Stakeholders and Service Providers operating within the area were also written to (List of organisations, service providers etc issued a written invitation attached as Appendix 1). 11

14 A public information evening was hosted by the Forward Planning Section in Cahir House Hotel on the 3 rd February at 7pm. This information evening was attended by 23 members of the public in addition to some of the Cahir Area Elected Members. The attendees at this Pre-Draft Information Session took part in a workshop in order to generate a list of the Strengths, Weaknesses, Opportunities and Threats (SWOT) within Cahir. A list of attendees and the results of the SWOT analysis are attached as Appendix 2. The information gathered at this meeting informed the framework and key objectives of the Draft LAP. The Draft LAP was made available for public display for a six week period from the 17 th May to the 28 th June and submissions on the Draft LAP were invited during this time. A total of 22 submissions were received. During the draft public consultation period the Council undertook a number of pro-active measures to raise awareness of the Draft Cahir LAP 2011 to encourage participation in the Plan preparation process. The initiatives and measures used by the Council to promote public participation in the LAP process are set out below; Copies of the Draft Cahir LAP were made available for inspection and purchase at County Hall and at the Cahir Area Office. The Draft Cahir LAP was also available for download from the South Tipperary County Council website. A Public Information Meeting was held in Cahir House Hotel at 2.30pm on the 26th May Notice was published in the Tipperary Star and the Nationalist on the 13 th May 2010 and posters were erected in the Cahir Library, Duneske and local shops and businesses Public announcements were aired on Tipp FM The South Tipperary County Council website was regularly updated with information notices about the public consultation process Submissions/observations to the Draft Cahir LAP were invited in writing or via through a link on the Council s website. Following this period of public consultation on the Draft a Manager s Report was prepared considering the 22 submissions received and setting out proposed material amendments to the Draft LAP. The Proposed Amendments to the Draft Cahir LAP 2010 were placed on public display on Monday the 20th September Written submissions were invited over a four week period until Monday the 18th October During the public consultation period the Council again undertook a number of pro-active measures to raise awareness of the Proposed Material Amendments to the Draft Cahir LAP i.e. local press, radio and website used to encourage participation in the plan making process. Three submissions were received on the Proposed Material Amendments to the Draft LAP. A second Manager s Report on these submissions was prepared and resulted in a number of minor changes being proposed to the Draft as amended. The Draft LAP, as amended, was adopted by the Elected Members of South Tipperary County Council on the 13 th December 2010 and is effective from the 19 th January

15 1.4 Relationship with other Plans & Guidelines The Plan has been prepared having regard to National, Regional and local policy documents, including the following; National Spatial Strategy The National Spatial Strategy (NSS) is a twenty year planning framework that aims to achieve a better balance of social, economic and physical development across the Country supported by more effective planning. The strategy is based on a hierarchy of settlement: Gateways, Hubs and county towns along with the need to support the role of smaller towns, villages and diverse rural economies. Cahir is identified as an urban strengthening opportunity located within a national transport corridor (Figure 1). Of towns such as Cahir the NSS stated that; Today, although farm-based employment is falling, the quality of life attractions and scale of these towns form strong attractions for residential, small and medium enterprise development. These strengths should be capitalised on by local authorities through local planning and development promotion activities, with the support of urban renewal and other improvement initiatives, improvements to water services and improved capacity for development through, for example, better access to back-land areas. In this way these smaller towns can offer a distinctive alternative for people attracted to the quality of life such towns can offer. Figure 1: Cahir in the context of the NSS National Development Plan The National Development Plan (NDP) identifies investment funding for significant projects in sectors such as health services, social housing, education, roads, public transport, rural development, industry, and water and waste services. The NDP is designed to strengthen and improve the international competitiveness of the Country so as to support continued, but more balanced, economic and social development in line with the NSS. 13

16 1.4.3 Smarter Travel - A Sustainable Transport Future Smarter Travel, A Sustainable Transport Future, is the transport policy for Ireland for the period The policy recognises the vital importance of continued investment in transport to ensure an efficient economy and continued social development, but it also sets out the necessary steps to ensure that people choose more sustainable transport modes such as walking, cycling and public transport. The policy is a response to the fact that continued growth in demand for road transport is not sustainable from a number of angles; it will lead to further congestion, further local air pollution, contribute to global warming, and result in negative impacts to health through promoting increasingly sedentary lifestyles. The key goals of this national policy document are as follows; to reduce overall travel demand, to maximise the efficiency of the transport network, to reduce reliance on fossil fuels, to reduce transport emissions, to improve accessibility to transport South East Regional Planning Guidelines The Regional Planning Guidelines (RPG s) for the South East Region 2010 seek to achieve a better spatial balance of social, economic and physical development throughout the region. The RPG s inform and influence the formulation of Development Plans at a county and local level. Cahir is identified as a District Town, targeted for growth with expansion opportunities under these guidelines and it is stated that; Cashel and Cahir are now located on the M8 and access to the towns has been greatly improved as well as providing new opportunities following the removal of through traffic. more measured growth is desirable in a manner that allows community, social and retail development to catch up with recent residential development National Climate Change Strategy The strategy seeks to reduce dependence on the use of fossil fuels for energy production, increase use of low and zero carbon fuels and improve building efficiency. The Council is committed to ensuring that the measures and commitments identified in the Strategy will be implemented throughout the life of the LAP The Water Framework Directive 2000 The Water Framework Directive (WFD) sets out a framework for comprehensive management of water resources in the European Community. It addresses inland surface waters, estuarine and coastal waters and groundwater. The fundamental objective of the WFD aims at maintaining high status of waters where it exists, preventing any deterioration in the existing status of waters and achieving at least good status in relation to all waters by Member States will have to ensure that a co-ordinated approach is adopted for the achievement of the objectives of the WFD and for the implementation of programmes of measures for this purpose. Irrespective of political boundaries, the river basin is the natural unit for water management; Ireland is divided into 8 River Basin Districts (RBD). Cahir is located within the South Eastern RBD. The River Basin Management Plan for the South Eastern River Basin District (published in 2010) was produced in accordance with the Water Framework Directive. The Plan was adopted by all of the Local Authorities concerned and the measures identified are to be delivered over the coming years. 14

17 1.4.7 Spatial Planning & National Roads Draft Guidelines 2010 These draft guidelines set out planning policy considerations relating to development affecting national roads outside the 50-kph speed limit zones for cities, towns and villages, including motorways, national primary and national secondary roads. The draft guidelines identify that the planning system has a key role to play in directing development towards locations where infrastructure capacity has been or will be provided to cater to long term development requirements and so harnessing and protecting the states investment for long term strategic benefit The Planning System and Flood Risk Management Guidelines These guidelines, published by the Department of Environment, Heritage and Local Government (DoEHLG) in November 2009 introduce comprehensive mechanisms for the incorporation of flood risk identification, assessment and management into the planning process, building upon the longstanding acknowledgement in the planning system of the importance of addressing the issue. Implementation of the guidelines is to be achieved through specific actions at the national, regional, local authority and site specific levels. These guidelines, introduce a more consistent, systematic and stringent approach to both Forward Planning and to the assessment of planning applications seeking permission for development on floodplains. The operation of the Guidelines has implications for landuse zoning within the plan area. In addition, all planning applications submitted to South Tipperary County Council on lands within the Cahir LAP boundary will have to include a Flood Risk Management Assessment as provided for in the DoEHLG Flood Risk Management Guidelines Sustainable Residential Development in Urban Areas 2009 These statutory Guidelines and accompanying Urban Design Manual set out and illustrate essential criteria for sustainable urban residential development and demonstrate how new development can be integrated and facilitated across a range of locations. Specific guidance is also provided on residential development for smaller towns acknowledging that different solutions are required to meet different scales and patterns of urban development Delivering Homes, Sustaining Communities 2007 This national policy statement sets out a range of actions geared at: Building sustainable communities Responding to housing need in a way that improves choice and encourages individual responsibility within communities, There is a clear emphasis on a services approach one that tailors supports to households taking account of their position in the life cycle, and, Effectively delivering housing programmes, to get better outcomes for the households supported and better value for money for the tax-prayer 15

18 South Tipperary County Development Plan The South Tipperary County Development Plan (CDP) was adopted by the Elected Members on the 9 th February 2009 and came into effect on the 9 th March Under the provisions of the CDP Cahir is identified as a Secondary Service Centre. Of the secondary service centres it is stated that; The residential function of these service centres will be strengthened, retail/employment/heritage functions improved and their overall perception as desirable places to live and work will be promoted and enhanced. The Secondary Service Centres will provide supporting roles for Clonmel but, in the context of the settlement strategy, will adopt their own role as service centres offering an improved service provision in terms of retail, employment and community facilities to their own hinterlands Economic Strategy for Cahir Review 2009 The Review of the Economic Strategy for Cahir 2009 was undertaken by representative group including businesses and traders in the town, the Local Development Company, the County Enterprise Board and officials from South Tipperary County Council. The Review sets out both the progress achieved from and the key economic areas on interest for Cahir moving forward. 16

19 2.0 CAHIR IN CONTEXT & VISION STATEMENT 2.1 Location Cahir is strategically located at the junction of the M8 Dublin Cork Motorway with the N24 Limerick Waterford National Route on the Waterford - Limerick Railway line (Figure 2). Historically the town evolved at this location owing to the fact that the River Suir was easily crossed at this point. The historic development of the town at this location has given rise to some of its greatest assets such as the river walks and the designation of Cahir as a Brown Trout Fishing Centre of Excellence. Cahir Castle, located at the best vantage point for the surrounding hinterland was originally built in 1142 by Conor O Brien, the Prince of Thomond. Figure 2: Location of Cahir 2.2 Population, Demographics & Growth Trends The population of Cahir was 3,381 in 2006 which was a 21% increase on the 2002 population of 2,794 and accounted for 4.1% of the population of the County. Based on the most recent regional population projections to 2020 and past growth trends the CDP identified that South Tipperary had the ability to cater to a population of 105,000 by However the RPG s 2010 have revised the expected regional population growth to 2016 and a less optimistic forecast for South Tipperary of approximately 96,863 to 2016 has been identified. The effect of this low growth scenario for Cahir, which is projected to cater to 4% of the county population, is that the projected 2016 population is approximately 3,875, an increase of 494 persons on the 2006 figure. Using the average number of persons per household for the County of 2.8 there is a requirement for a further 176 residential units in addition to the 2006 housing stock within Cahir in order to cater to the projected population increase to Allowing for a range of house types and 75% over zoning as allowed for under the RPG s the associated land take for the required number of residential units to 2016 is approximately 18 hectares. However while applying these population targets South Tipperary County Council considers it prudent to establish and provide for future requirements in terms of infrastructure, service providers, facilities etc. under this LAP in order that Cahir develops in an orderly and planned fashion. Future requirements identified in this regard are included in the Principles Map (Figure 5). 17

20 Population Demographics for the population of Cahir Age Category & Gender Total Females Males ,175 Population Figure 3: Population Demographics for the population of Cahir 2.3 Education The Department of Education has calculated that 12% of the population at any given time is of primary school going age and that 8.5% of the population is of post primary school going age. Therefore over the lifetime of this LAP there will be a requirement for 465 primary school places and 330 post primary school places to cater to the LAP area. The capacity of the existing schools within the LAP boundary is set out in Table 1 and the existing capacity is projected to be surplus to demand over the lifetime of the LAP. The Secondary School is seen to be one of the core strengths within the area, at present there are 652 students enrolled in the school with a total capacity of 700. At the Public Information Evening it was identified that there is a need to clearly earmark a site to cater to the amalgamation of the Cahir Boys National School and Our Lady of Mercy National School. Following consultation with the Department of Education and Skills it has been established that there is a requirement for an additional 1.6 ha of lands to be identified to cater to extension/amalgamation of the existing primary schools in the medium to long term. Lands adjoining the existing primary schools (see Land Use Zoning Map 1) have been zoned for social and public land use to meet this need. Furthermore the Masterplan for lands at Lissava and Carrigeen has also identified a possible site for a future school (primary or secondary school) as the development of these lands for residential land use is likely to result a requirement for additional educational facilities within Cahir. It is desirable that any future residential development will occur in tandem with the necessary social, educational and commercial facilities. Primary Schools Secondary School School Capacity January 2010 Cahir Boys National School 187 Our Lady of Mercy National School 298 Total Primary School Capaity 485 Colaiste Dun Iascaigh 700 Total Secondary School Capaity 700 Table 1: Capacity of existing schools 18

21 As set out in Table 2 and Figure 4 below the education standard obtained in Cahir is progressing in a positive manner. 15% of the national population have only primary or no formal education; this is compared to 13% in Cahir, whilst only 16% of the population of Cahir has obtained third level qualifications, compared to 25% nationally and 18% in South Tipperary 1 there are a high percentage of the population with second level education and 6% of the population are still in education. Population aged 15 and over classified by highest level of education completed 2006 State % South Tipperary % Cahir % Total aged 15 years and over Total whose full time education has ceased 3,375,399 2,850,333 65,693 57,213 2,730 2,345 Primary (inc no formal education) 514,085 15% 11,136 17% % Highest level of Secondary 1,376,909 41% 31,922 49% 1,403 51% education completed Third Level 829,102 25% 11,985 18% % Not Stated 130,237 4% 2,170 3% 138 5% Full time education has Still in education 349,596 10% 5,672 9% 162 6% not ceased Other 175,470 5% 2,808 4% 223 8% Table 2: Education levels obtained within Cahir compared to County & State Education Standard obtained by % of population 15 & over where education is ceased (see Table 2 for full analysis) State South Tipperary Cahir % Population Primary (including no formal education) Secondary Third Level Figure 4: Education levels obtained within Cahir compared to South Tipperary & State 1 Source 2006 Census 19

22 2.4 Employment & Unemployment By studying the results of the 2006 census (Table 3) it can be seen that the main employers within the town are within the manufacturing sector at 25% with services such as tourism, retail accounting for a further 13%. The largest manufacturing industries within the town are the AIBP Plant, Premier Pet Foods and Munster Proteins. Unemployment has become one of the most important issues nationally in recent months. There was approximately 10.2% of the population of South Tipperary unemployed in December Cahir Occupational Groups 2006 # % Population aged 15 years and ov er 2730 Total in labour force % First time job seeker 34 All occupations 1771 % of population in employment by occupation group: Farming, fishing and forestry 84 5% Manufacturing % Building & construction % Clerical, management & government 166 9% Communication & transport 94 5% Sales & commerce % Professional, technical & health % Services % Other % Total % Table 3: Cahir Occupational Groups Core Strategy As set out under Section 1.4 the Cahir LAP has been prepared having regard to the provisions of National, Regional and Local Planning Policy such as the NSS, the RPG s 2010 and the South Tipperary CDP In summary Cahir is identified as an urban strengthening opportunity under the NSS and is designated as an expansion opportunity under the RPG s. It is stated under the RPG s 2010 that more measured growth is desirable in a manner that allows community, social and retail development to catch up with recent residential development. The RPG s also introduce revised population projections for the Region. Correspondence issued by the DoEHLG on the 4th February 2010 sets out an approach to estimating future housing land requirements. The revised Regional Population Projections set out in the RPG s 2010 and the approach set out by the DoEHLG has been employed in the preparation of the Cahir LAP (see Table 4 below and Section 6.1). The Core Strategy informed the Strategic Vision set out under Section

23 Core Strategy Provisions as they relate to Cahir Core Strategy Population Allocation 2016 Housing Requirement Lands zoned for new residential development under Cahir LAP 2005 Proposed new residential land use zoning under Cahir LAP 2011 Hous ing Yield (R es idential Lands) Housing Yield (Other lands) Excess in ha 3, units 18 ha (Note 1) 55.4 ha Phase ha (Note 2) Phase 1: 461 units 25 Phase ha Phase 2: 439 units Phase 1: 8.35 ha Total ha Note 1: 18 ha includes for 75% overzoning Note 2: Approx imatly 21 ha of Phas e 1 residential lands have the benefit of planning permis sion Table 4: Core Strategy Provisions as they relate to Cahir 2.6 Strategic Vision for Cahir The Strategic Vision contained within this LAP is based on the role of Cahir as defined in national, regional and local planning policy and the aspirations of the people and stakeholders within Cahir as outlined in the Pre-Draft submissions/observations received in addition to the results of the SWOT analysis. The Vision Statement reads as follows; To continue to develop Cahir as a balanced settlement centred on a vibrant town centre, to facilitate and encourage the growth of Cahir as an area of tourism excellence, to harness the location and accessibility strengths of Cahir as a multi-modal interchange in the promotion of employment and industry, to promote the town as a unique settlement for working, living and recreation and to balance the demands of a vibrant economy with the need for a healthy and sustainable environment and to ensure the protection of the unique built and cultural heritage of the area Delivering the Strategic Vision In order to deliver the Strategic Vision of this plan, which is considered to be in accordance with the role of Cahir as set out in National, Regional and local planning policy, the following strategic objectives will need to be delivered; The identification of opportunities to develop a strong and vibrant town centre which meets the retail and service needs of the hinterland in addition to offering a pleasant and attractive environment for shopping, business, recreation and living. The development of the tourism product of Cahir by building on the existing potential of the town. The improvement of the visual amenity of the Approach Roads in addition to highlighting the natural, manmade and other hidden assets of the town is vital in order to encourage and entice people to visit and stay in Cahir. Currently approximately 57,000 tourists visit Cahir Castle and the Swiss Cottage annually and Cahir has been designated as a Brown Trout Fishing Area of Excellence. It is an objective of this plan to facilitate and guide the development of additional attractions and facilitates to encourage tourists to extend their stay and increase expenditure in the town. 21

24 To capitalise on the advantages possessed by Cahir, a multi-modal interchange, by virtue of its location on the intersection of the M8 Dublin Cork Motorway with the N24 Waterford Limerick National Route. The ease of accessibility presented by the town will be an invaluable asset in attracting industry and employment opportunities. In order to encourage industries to locate in the town it will also be necessary to work with the County Development Board and other stakeholders to improve the standard of education attained within Cahir. To further develop the residential and service sectors within the town, ensuring that existing and potential future residents have a choice of high quality house types at a range of locations within a reasonable distance of neighbourhood shopping facilities. It is also desirable to provide for an attractive and vibrant town centre that will meet the retailing needs of the population of the town and its hinterland in addition to attracting new businesses. The provision for well designed and well located open spaces will further add to the residential experience within the town. It is vital that the strategic objectives set out above are delivered in a sustainable manner and that the economic and residential development of the town will occur in a balanced fashion, both recognising the need for the town to develop into the future and ensuring the protection of the unique built and natural heritage of the area. Figure 5 below presents a broad visual representation of the Vision for Cahir as set out above. 22

25 Figure 5: Strategic Vision for Cahir Principles Map 23

26 2.7 Flood Risk Assessment A Stage One Flood Risk Assessment has been undertaken in support of the Cahir LAP and is attached as Appendix 3. The information gathered and outcomes of the Stage One Flood Risk Assessment has informed the Land Use Zoning Map 1 included in this LAP. The LAP has adopted the precautionary approach and lands subject to flooding have been zoned for amenity land use. These amenity zoned lands will only be viewed as suitable for appropriate less vulnerable development and water-compatible development as described in Section 3.5 of the Flood Risk Management Guidelines where same uses are acceptable under the Land Use Zoning Matrix and other relevant policies and objectives of the LAP. It is considered that using this methodology the avoidance principle of the sequential approach has been met and there is no requirement to proceed to Stage Two or Stage Three Flood Risk Assessment. However Policy INF 14 sets out the requirement whereby applications will be required to be supported by a Flood Risk Assessment. 24

27 3.0 TOWN CENTRE STRATEGY One of the strategic objectives of this LAP is the development of a strong and vibrant town centre which meets the retail and service needs of the hinterland in addition to offering a pleasant and attractive environment for shopping, business, recreation and living. Cahir Town Centre possesses a historic charm, character and sense of place which needs to be protected and sensitively developed in order to harness economic potential. The completion of the M8 and N24 improvement works has removed a significant amount of traffic from the Town Centre making it a more attractive place for living, shopping and recreation. 3.1 Enhancing the quality of the town centre The town centre of Cahir is based around the primary retail area i.e. Castle Street and The Square as indicated on Figure 6 below. Figure 6: Cahir Primary Retail Area This area currently contains a mix of uses and services. The County Retail Strategy 2010 has identified that Cahir is on the same tier as Cashel in terms of retail hierarchy, behind Clonmel which is the Primary Service Centre, Tipperary and Carrick on Suir. Cahir accounts for 7.2% of the County s retail floorspace and 10 of the 43 units within the primary retail area are vacant. A survey undertaken in February 2010 indicated a marginal improvement in the previously recorded vacancy rate. Significant developments have been permitted on the old Co-Op site, Clonmel Road and a brownfield site on Lower Abbey Street, and were these sites to be redeveloped along with the existing vacant and substantial town centre site formerly known as Fleurys Antiques, this would improve the retail offer of the town. 1 25

28 There is ample availability for new retail floorspace and especially comparison retailing in the town centre area. A number of opportunity sites have been identified under Section 3.5 and the development of these sites in a comprehensive and sensitive manner will add greatly to the retail offer of the town. Owing to their location immediately adjacent to the Town Centre the residential units on the Mall have been zoned for Town Centre land uses. It is considered that owing to its tourism potential Cahir has the ability to attract very creative, boutique and niche type retailers to the town centre, therefore adding to the high quality retailing and the tourism product, such uses should be actively pursued. A successful town centre must also perform residential and recreational functions in order to retain vitality and vibrancy outside of business hours. Through its zoning objectives, the Planning Authority will only allow appropriate uses within the town centre, furthermore retail development at out of centre locations will only be permitted where it will not detract from the vitality and vibrancy of the town centre. 2 3 Policy TC 1: Enhancing the quality of the Town Centre It is a policy of the Council to strengthen the retail/commercial, residential and recreational functions of the town centre, retaining retail uses at ground floor level, to seek improvements to the visual quality of the town centre as part of new development and to facilitate the appropriate development of the town centre subject to compliance with the relevant development standards where applicable. When considering proposals for retail development, the Council will have regard to the following: A sequential approach for provision of new retail facilities, new retail facilities will be required to locate on lands zoned for town centre use unless it is demonstrated to the satisfaction of the Council that there are no suitable sites to facilitate the development within the town centre. The proposal, either by itself or cumulatively with other such proposals, shall enhance the vitality and viability of the town centre. Where it is established that there is a significant quantity of existing vacant retail floor space, this will militate against proposals for new floor space on out-of-town centre sites. The proposed development shall comply with the Retail Planning Guidelines 2005 (DoEHLG), and the South Tipperary County Retail Strategy and any review thereof, and the Zoning Designation of the Area; 26

29 The development shall be easily accessed with adequate parking and servicing facilities without having a negative impact on traffic safety. As set out under Section 4 the Cahirabbey Industrial Estate is the preferred location for bulky goods retailing within the LAP boundary. Policy TC 2: Retail Strategy for Cahir It is the policy of the Council to encourage and facilitate the consolidation and enhancement of the retail function of the town centre of Cahir and its role as a secondary service centre in the County Retail Hierarchy. In this regard the Council will implement the objectives of the South Tipperary County Retail Strategy and any review thereof, when assessing applications for new retail development in Cahir. 3.2 Public Realm Improvements at the Square The Square is the focal point of the town but is currently dominated by car parking rather than retailing and recreational uses. The relocation of car parking from the centre of The Square to the Castle Street Car Park and the redevelopment of the Square as a landscaped plaza, essentially making the town centre a pedestrian priority area will greatly enhance the Town Centre. The use of landscaping and street furniture will encourage residents and tourists alike to use this space and in turn improve the vitality and vibrancy of the area, blurring the barrier between buildings and the street and encouraging uses to spill out from the shops and cafés into the public realm. The development of a central plaza in the town would also enable the relocation of the Farmers Market from its existing location at the car park adjacent to the Craft Granary to The Square and could also be used as an entertainment space for street performance when and if the need arose. It is intended to restore the Memorial Fountain to its former condition and to reinstate the water supply to this feature. Planting will also be enhanced on either end of the proposed plaza. Ultimately the improvement works set out above will assist in developing the retail function, café culture and vitality and vibrancy of the town centre Traffic Management Plan & Car Parking South Tipperary County Council is currently preparing a Traffic Management Plan for Cahir Town Centre, one of the issues to be considered under this plan is car parking availability and the manner in which it is currently regulated and used. Car parking for the town centre is currently provided for by on-street spaces in addition to off street spaces at the Castle Street Car Park (also provides for Coach Parking), the Farmers Market Car Park, Park Avenue Car Park, Market Yard Car Park and the Supervalu Car Park which is privately owned. A survey carried out by the Council in February 2009 found that Cahir was served by 295 on street car parking spaces and 210 off street car parking spaces (including the privately owned Supervalu Car Park). At the pre-draft public consultation period concerns were raised regarding the lack of a full time warden in Cahir as there is a perception that parking in the town centre which should be available for shoppers is currently being used for all day parking. The most favourable solution to this issue would be the introduction of free car parking outside of the town centre for those working in the town. This issue is to be fully addressed in the Traffic Management Plan. 27

30 Policy TC 3: Development of the Square Proposals for development fronting onto the Square shall conform to the overall vision for the Square as set out in the Traffic Management Plan and Urban Design Strategy to be prepared by the Council. 3.4 The Mall Lane Artisan Village The existing mews buildings/coach houses and 18 th Century distillery fronting onto the Mall Lane offer immense potential for the development of an Artisan Village. Such a village could accommodate workshops and retail space for local artists and crafts people working with stone, paint, jewellery, glass, pottery and woodwork (see Map 2). The Council will assist in the provision of the necessary high quality pedestrian environment and associated signage required for such a village. Any redevelopment of the Mall Lane shall retain all original features such as the arched gateways as part of any new development Opportunity Sites There is a number of prime opportunity sites located within the plan boundary, these are indicated on Map 2. Opportunity Site No. 1, the former Co-op site and the Stop Inn car park, comprises a total of 2.8ha and is bounded by Old Church Street to the south and adjoins the Train Station to the north (Plate 6). The site is zoned for town centre land use and is an attractive development site owing to its location immediately adjoining the historic town centre and the Railway Station. Planning permission was granted in 2006 for a new retail complex on approximately 2.3ha of the site. The development of this site presents opportunities to extend the town centre streetscape, increase permeability and linkages for pedestrians between Church Street and the town centre, the Railway Station and a new retail development on the subject site in addition to providing a landscaped plaza at the Train Station. The site also offers an opportunity to provide for town centre car parking facilities. Any planning application on this site shall provide for pedestrian access as a minimum and vehicular access if appropriate to the Stop Inn Car Park lands from the former Co-op Site. 6 28

31 Opportunity Site No. 2 comprises 1.04ha site and is located to the north of and immediately adjoining the River Suir to the east of Cahir Castle and to the south of the Supervalu store. The site previously accommodated a grain silo and warehouses (see Plate 7 below). Planning permission for a mixed use development was granted on this site in The development comprises retail and commercial elements in addition to 78 residential units (apartments and duplex s) and a public riverside walkway. Any future development of this site will be required to be of a high quality design in acknowledgment of its location in close proximity to Cahir Castle and the River Suir, in addition development proposals shall provide for pedestrian linkages from the street, along the River Suir to Rock Field. Opportunity Site 2 Opportunity Site No. 3 (0.4 ha) is an island in the River Suir to the west of Bridge Street and to the north west of Cahir Castle. The site is currently occupied by an Old Mill Complex (Plate 8) including the 7 storey Mill building which is a Protected Structure (RPS Ref 1000). As set out on the Town Centre Strategy Map 2 it is an objective of this LAP to provide for pedestrian access around the perimeter of this site, bringing the island into the public realm to a greater degree and improving the public s enjoyment of and access to the River Suir

32 Opportunity Site No. 4 measures 1 ha and is located to the east of Abbey Street and to the north of the existing Supervalu Store. Permission was granted on approximately 60% of this site for a discount food store and work on the site commenced in February 2010 (see Plate 9 below). The remainder of the site adjoins the River Suir Mill Race and front onto Lower Abbey Street. This portion of the site is visually poor and the Council will support the redevelopment of this site for town centre uses. Any development proposal on this site shall include for a public walkway and seating areas along the river connecting Abbey Street with the Rock Field amenity area. Opportunity Site No. 5 is located to the north of and immediately adjoining the Craft Granary on Church Street. The site benefits from direct access onto Church Street and The Mall riparian walk. The site is seen as suitable for the development of a youth/community/recreational facility which will benefit from its location adjacent to the River Suir. Policy TC 4: Opportunity Sites It is the policy of the Council to facilitate the redevelopment of the Opportunity Sites (as identified on Map 2) for appropriate land uses in accordance with proper planning and sustainable development Pedestrian Linkages & Accessibility Desirable pedestrian linkages are outlined in Map 2. These linkages, many of which are signposted under the Historic Town Trail, aim to enhance permeability and connectively within the Town Centre in addition to drawing the River Suir into the public realm: making it more accessible from the Town Centre. Furthermore the pedestrian linkages aim to connect tourist attractions, features of interest, opportunity sites and car parking facilities. When linked in a successful manner these amenities are of greater value to existing and future residents and there is a better opportunity to sell these attributes as an entire tourism package. The Potential Footbridge indicated on Map 2 would link the Rock Field amenity lands, Quaker Meeting House and Cahir Abbey to the west of the Suir with the Ha-ha Walk, The Mall, and Train Station to the east of the River

33 3.7 Shopfronts and Advertising In view of the Heritage Town status of Cahir all stakeholders in the town will be encouraged to improve the visual appearance of the town. Therefore, proposals for new shop fronts and advertising signs should be sensitively designed to protect and retain the historic character of the town. The Council will consider the possibility of encouraging high quality shop fronts through competitions for best shop front, best streetscape etc. Policy TC 5: Shop Fronts It is the policy of the Council to encourage the retention of existing shop fronts which are of high quality, exhibit unique features or add to the character of the streetscape. Applications for replacement or repair of shop fronts will be assessed according to their visual quality, and where developments are located in the ACA the requirements of the ACA Statement (CDP) will be applied. Policy TC 6: Advertising and Signs The Council will facilitate advertising and support structures where the following criteria are met: (a) The proposed development would not detract from the visual appearance of a building, a Protected Structure or the character of the ACA or the proposed location by reason of size, siting, design, materials or illumination; and, (b) The proposed development would not adversely affect public/traffic safety; and (c) The proposed development is appropriate in terms of scale and mass to the principal structure and its size. 3.8 Take Away Outlets The Council will have regard to the need to preserve the amenities and the character of the town in the assessment of all planning applications. However, it is acknowledged that takeaway food outlets have a role to play in meeting the needs of residents and visitors to the town alike. Where planning permission is granted for such uses, the Council will ensure the control of noise, odour, litter and hours of operation by way of appropriate planning conditions. Planning applications seeking permission for fast food type outlets will be required to respect the character of the streetscape and to modify or omit corporate logo s and signage in favour of high quality and individual signage which will enhance the town. The Council will not view planning applications for take away outlets favourably where it is considered that same would result in a predominance or proliferation of this use. Policy TC 7: Take Away Outlets Proposals for take away outlets in the town centre will be facilitated where it is demonstrated that they will not detract from the amenity and character of the town centre and neighbouring residential areas. 31

34 3.9 Specific Town Centre Objectives TC 1 To develop a Traffic Management Plan for Cahir Town Centre in conjunction with an Urban Design Strategy for the redevelopment of the Square as a hard landscaped open space/plaza. TC 2 TC 3 TC 4 TC 5 TC 6 TC 7 TC 8 To provide for cycle parking facilities within the public car parks and at suitable locations within the town centre. In exercising its development management function, to assist in the delivery of the pedestrian linkages outlined on Map 2 including pedestrian river crossings to link The Mall with the proposed Amenity Area to the west of the River and to link the proposed Amenity/Recreation area at the existing Roadstone site to the existing walk on the east of the River. These pedestrian linkages will have regard to the conservation value of the river and its environs, and the river crossing will be subject to assessment. To investigate the possibility of providing pedestrian access from the residential areas to the east of the Cashel Road to the proposed River Suir walk including a footbridge to the lands zoned for tourism purposes to the north of the River Suir. Any proposed development on the east of Abbey Street, to the south of the Railway line and to the north of existing development shall include an integrated proposal for the development and management of the Rock Field and shall provide for a high quality pedestrian access to the amenity zoned lands to the rear. New development at this location will be required to address both the streetscape and the amenity zoned lands to the rear so that interesting frontage is presented to both Rock Field and Abbey Street. To support the development of an Artisan Village at the Mall Lane by way of facilitating the upgrade of the lane in addition to installing necessary signposting. To improve shop-fronts and streetscapes within Cahir in order to enhance the historic character of the town. To engage with local property owners and stakeholders in an attempt to encourage vacant premises to be used for the display of works of art or alternatively goods from trading stores. 32

35 4.0 ECONOMY, INDUSTRY & EMPLOYMENT It is a strategic objective of this LAP to both capitalise on the advantages possessed by Cahir by virtue of its location on the M8 Dublin Cork National Route, the N24 Waterford Limerick National Route and on the Waterford Limerick Railway Line in terms of attracting industry and employment opportunities. In addition this LAP aims to facilitate and guide the development of additional attractions and facilitates to encourage tourists to extend their stay and increase expenditure in the town. 4.1 Manufacturing & Office based Industry The 2006 Census found that 25% of those in employment in Cahir were employed in manufacturing with the main employers in the town in this sector being the AIBP Plant, Premier Pet Foods and Muster Proteins at Kilcommon. A natural gas fired power plant was recently permitted at Kilcommon and will provide for 15 jobs during its 25 year operation phase once completed. The Carrigeen Business Park and the Cahirabbey Industrial Estate accommodate a number of offices/smaller industries such as Coillte, Buttimers, Morrison Motors, Casey Tiles and Wood Products, Morrissey Furniture and Skyline Scaffolding. The intention of Bord Gáis to extend the Dublin Cork natural gas line to Cahir by 2011 is likely to act as an impetus for new industrial development. In order to promote and attract new employment uses in Cahir this LAP includes a clear development strategy for industrial and employment uses. Key employment locations, where new large scale employment such as light and general industry, warehousing, manufacturing, starter/incubator units will be facilitated are identified in order to provide certainty to potential investors. The Land Use Zoning Map 1 and the associated land use zoning matrix sets out the type of development favoured on each of these land use zones. This LAP sets out a long term vision for Cahir to Whilst there are a number of industrial land banks identified within the LAP boundary each of these locations, based on location, accessibility, and adjoining land uses etc is to fulfil a very different function in achieving the overall vision. The Cahirabbey Business Park (35 ha) will accommodate light industrial land uses in addition to being the preferred location within the LAP boundary for bulky goods retail warehousing. The general industry land at Kilcommon (45 ha) is the desired location for heavy/general industry (Plate 11). The Carrigeen Business Park (13 ha) owing to its location within a reasonable walking distance of the town centre will be the most appropriate location for office based businesses and small scale start-up/incubation units (Plate 12 below)

36 A linear area of land (3.5 ha) at Lissava, to the east of the R639 and to the north of the Mitchelstown Road has been zoned for Office Development. The sole purpose of these lands is to cater to office development, which because of its nature and scale is not easily accommodated within the town centre and requires easy access to the Cork Dublin Road Network. End users who cannot demonstrate the requirement for such a location shall locate in Carrigeen. The development of bulky goods retailing will not be permitted on industrially zoned lands at Carrigeen or Kilcommon or on lands zoned for office development at Lissava. The town centre will remain the most appropriate location for shopping, services, offices for visiting members of the public, restaurants and bars. It is considered that the zoned lands provide sufficient development opportunities for Cahir during the lifetime of this LAP and into the future. Policy ECON 1: Employment Growth & Promotion It is the policy of the Council to facilitate the development of enterprise and employment opportunities within the LAP boundary in accordance with the overall vision of the LAP, and to co-operate with other agencies including the private sector in progressing this policy. 4.2 Lands for Strategic Employment Use Lands for Strategic Employment Uses within South Tipperary are identified under the CDP. The CDP states that the procedure for the development of strategic employment uses will be as follows; The Planning Authority will identify and provide strategically placed landbanks for industrial/logistic/distribution purposes at locations that can take advantage of and be accessed from these important transportation networks, without inhibiting the carrying capacity or the future development of these transportation networks Proposals for strategic employment use under this policy will be required to demonstrate that the proposed use requires a significant land take, requires significant access to the national road network and that the proposed development could not be accommodated within existing settlement centres for logistical reasons. 34

37 As indicated on Land Use Zoning Map 1 there are approximately 17.3 ha of lands zoned for Strategic Employment Uses on the R 670 Cashel Road. These lands are seen as being suitable for strategic employment uses (industrial/logistic/distribution in nature as set out under the CDP) owing to their proximity to the M8/N24 interchange. The only access point to any proposed development on these lands will be from the Regional Road. These lands will be reserved for the development of strategic uses such as logistics, distribution etc in a comprehensive manner. Only one access point to serve the entire lands should be provided, and this access point is to be located to ensure maximum available sightlines, at a location furthest removed from the junction of the R 670 and the N24. Planning applications seeking permission for uses such as bulky goods retailing or piecemeal industrial development on the subject site will not be favourably considered. Owing to the location of this site on the approach road to the town proposed development will be required to be adequately and attractively screened so that there is no negative impact on the visual amenity at this location. All future applications shall be subject to Traffic and Transport Assessment (TTA) that considers the cumulative impact of planned and existing development in the area and impact on the nearby national road and adjacent junction. Any planning application submitted on these lands shall include proposals for the upgrade of the junction of the R670 with the N24 if required under the TTA. Policy ECON 2: Strategic Employment It is the policy of the Council to facilitate the sustainable development of strategic employment uses at the location identified on Land Use Zoning Map Tourism Cahir has unique tourism potential, by virtue of its location along the River Suir, the presence of both Cahir Castle and the Swiss Cottage, a town centre which is rich in character and proximity to mountain walks and scenery. Fáilte Ireland has released figures stating that 57,000 tourists visited Cahir Castle in 2008; this was a decrease from 66,000 in 2007 and 71,000 in The Swiss Cottage attracted 19,900 visitors in 2008 which was a decrease from 26,000 in Furthermore Cahir has been identified as a Brown Trout Fishing Area of Excellence. The town has benefited economically from its tourism potential however it is an objective of this plan to facilitate and guide the development of additional attractions and facilitates within the plan area in order to encourage tourists to extend their stay and increase tourism generated expenditure in the town

38 4.3.1 Integrated Tourism Development The Council considers that in order to capitalise on potential tourist income the following issues need to be addressed in consultation with Fáilte Ireland and other stakeholders as part of an integrated tourism development approach for the town. The enhancement of the local specialised food and cottage industries Build upon the attraction offered by the South East Regional Craft Centre at the Granary in the promotion of specialised artisan products i.e. arts and crafts Promotion of high quality services which will support the fishing industry within Cahir which is a Centre of Excellence for Brown Trout Fishing Improved public realm creating a café culture supporting boutique style retailing off the Square Promotion of the existing accommodation choices such as the centrally located Cahir House Hotel and the provision of additional accommodation choices within the town. Packages or bundles could also be development by linking with other attractions within the County and Region Improved promotion and marketing of the history of Cahir and its flagship attractions Improve linkages with key tourist sites and attractions in the area Development of residential lands at Cahirabbey Upper for predominantly tourism and recreational uses Promotion of new activities, attractions and festivals i.e. Open air concerts at Cahir Castle, Yew Tree Plantation, Old Bakery, Water-based recreational activities at Cahirabbey Upper Policy ECON 3: Integrated Tourism It is the policy of the Council to improve the visitor experience to the town, and to co-operate with all stakeholders and appropriate agencies in promoting tourism and securing the development of tourist based enterprises and facilities in the town. 4.4 Cahirabbey Integrated Tourism Development The development of lands identified for tourism/recreational development at Cahirabbey as part of an integrated tourism development is one of the key elements of this LAP. An integrated tourism venture, based on major high quality facilities such as the lake, water based recreational activities and a high quality hotel will be supported and assisted in developing a core product (Plate 15). The development of the lake shall form part of Phase 1 of any development proposal on these lands. The Council will consider ancillary uses, appropriate to the core use as further add on facilities. A proposed roundabout at the existing Roadstone Entrance is intended to be the only access point to the recreation/tourism and industrial lands at this location from the N24. Any development proposal on the subject lands will be required to be supported by a comprehensive Strategic Transport Assessment (STA) addressing both the recreation/tourism and industrially zoned lands. The STA will be required to be undertaken at pre-planning stage so that it informs the type and scale of any development proposal, the STA will also be required to demonstrate that the carrying capacity of the N24 National Primary Route will not be compromised. Any development proposal shall provide for improvements to the Road Network and associated Junctions and phasing of any development to ensure that there will be no negative impact on the carrying capacity of the N24. 36

39 15 Policy ECON 4: Development of Cahirabbey for High Quality Tourism Uses It is the policy of the Council to facilitate and encourage the development of new tourist activities on appropriately zoned lands at Cahirabbey, as part of an integrated tourism development to include for sporting and recreational facilities and provide support for existing services and communities. In all cases development will be required to comply with the development management standards and key sustainable tourism principles as set out under the CDP. 4.5 Non-conforming uses Non-conforming uses exist within the LAP area. The expansion of existing minority residential/commercial/employment uses will be allowed where such use contributes to the economic and social well being of the area as a whole and does not inhibit the development of adjoining lands in conformance with the land use zoning designation. Where the continued expansion/operation of such uses is incompatible with the predominant land use zoning of the area, they will be encouraged to relocate to more suitably zoned lands. Policy ECON 5: Non-conforming uses Where residential/commercial/employment uses exist as non-conforming but long established activities, it is the policy of the Council to facilitate their continued operation where appropriate. The Council will consider proposals to expand existing facilities on a case-by-case basis where it is considered that the proposal contributes to the economic and social well being of an area as a whole and does not inhibit the development of adjoining lands in conformance with the land use zoning designation. Where such uses have ceased the Council will generally only consider redevelopment for new uses that conforms to the land use zoning for the area Rationalisation of land uses Having regard to Section 4.5 above it is considered appropriate that lands currently used for commercial purposes on the Cashel Road i.e. the Mart, Car Dealership and redundant Petrol Station be rezoned for more appropriate and compatible land uses as shown on Land Use Zoning Map 1. 37

40 Furthermore a site currently under commercial land use adjacent to Cahir Abbey has been zoned for new residential development as this is seen to be a more appropriate land use at this location. 4.6 Prevention of Major Accidents Guidance in relation to the prevention of major accidents is set out in Directive 96/82/EC, superseded by the European Communities (Control of Major Accident Hazards Involving Dangerous Substances) Regulations, 2000 (SI 476 of 2000) and by the Planning and Development Regulations, 2001 (SI No 600 of 2001). The Directive defines major-accident hazard sites (COMAH sites) as those that store or could generate quantities of dangerous substances in excess of specified thresholds. There are no such sites in the LAP area or adjoining rural area, however it is the policy of the Council to ensure that the aims of the Directive are implemented. Policy ECON 6: Prevention of Major Accidents The Council, in assessing applications for new development, expansion of existing development involving hazardous substances, or other proposed developments located within designated consultation areas, will have regard to: (a) The Major Accidents Directive (Seveso II); (b) Potential adverse impacts on public health and safety; (c) The requirements of the Health and Safety Authority (HSA) (d) The need to maintain appropriate safe distances between residential areas, areas of public use and areas of particular natural sensitivity. 4.7 Specific Economic Objectives E1 To provide for greater diversity in the employment base by the promotion of new development opportunities and the identification of suitable sites in this regard in Cahir. E2 E3 To attract economic activity to Cahir by providing certainty as to the preferred location for the different employment/industry sectors as set out in Section 4.1. To enhance, develop and promote tourist facilities/products in conjunction with statutory and other local groups. 38

41 5.0 INFRASTRUCTURE 5.1 Transport Pedestrian and Cycle Routes Walking and cycling are environmentally friendly, fuel efficient and healthy modes of transportation that are highly accessible and sustainable alternatives to vehicular based transport. The Council will seek the provision of pedestrian access and linkages where opportunities arise as part of new developments. The Council has identified key pedestrian routes within the town centre and will seek the provision of these routes as opportunities arise (see Map 2). The Council will also seek the provision of cycle friendly linkages as part of new developments and will promote the expansion of cycle facilities throughout Cahir particularly to and from areas of amenity, places of interest, employment locations, schools and residential development. Policy INF 1: Pedestrian & Cycle Routes The Council will seek to improve and create additional facilities for pedestrians and cyclists as opportunities arise as part of new developments. The Council will seek to secure the provision of the pedestrian routes identified in Map 2 having regard to the conservation value of the river and its environs Public Transport Cahir Railway Station was opened in 1852 and is located on the Waterford Limerick Railway Line with a connection to the Dublin Cork Line at Limerick Junction. Bus Eireann run regular services from the Castle Street Bus Stop to Dublin, Cork, Limerick and Waterford. The Railway Station is currently an underused asset to the town; this can be attributed to a number of factors such as lack of awareness of the facilities and poor scheduling of travel services being offered in addition to the derelict 16 appearance of the Train Station. Furthermore the public bus stop on Castle Street often results in traffic congestion on Castle Street and interferes with the view of Cahir Castle; in addition there are no seating or public toilet facilities at the existing bus stop. The Train Station has the potential to act as a multi-nodal (i.e. pedestrian, cyclists, rail, bus, private vehicles) interchange for Cahir and if developed could offer better facilities for commuters such as vehicular and cycle parking, coffee facilities, seating and toilets. The relocation of the public bus stop (tourist buses would continue to avail of the Bus Parking available at the Castle Car Park) from Castle Street to the Railway Station would increase the vitality of the Train Station, encourage more people to use sustainable modes of transport in addition to improving the visual amenity of Castle Street. 39

42 Policy INF 2: Public Transport It is the policy of the Council to co-operate with relevant public and private transport companies and Transport Authorities to secure improvements to the local and intra-county public transport service. These improvements will include; (a) The relocation of the public bus stop from Castle Street to the Train Station (b) Provision of coffee, seating and toilet facilities at the Train Station and upgrading/refurbishment of railway station buildings (c) Improved pedestrian, cycle and vehicular linkages between the Train Station and the Town Centre M8 & N24 The protection of the carrying capacity of the M8 and the N24 will be a key element of the long term planning for Cahir. In line with the policy of the National Roads Authority (NRA), development that has the potential to detract from the key purpose of the M8 and the N24 as national routes will not be favourably considered. The N24 Cahir-Bansha is at preliminary design stage whilst the N24 Clonmel to Cahir Bypass (Rathkeevin) has progressed to preliminary design stage. 17 Policy INF 3: Protection of carrying capacity of M8 and N24 The Council will safeguard the efficient operation and continued development of the national road network, the M8, the N24, and the routes of the N24 Cahir Bypass and N24 Clonmel to Cahir Bypass, in accordance with the National Development Plan , Transport 21 and the policy of the National Roads Authority. In assessing planning applications for new developments in close proximity to the Cahir By-Pass, the Council will have regard to the recommendations of the National Roads Authority Reservation Corridor for Industrial Access Road Whilst there has been a reduction in the amount of HGV traffic travelling through Cahir Town Centre since the opening of the M8, heavy vehicles serving the AIBP Plant and Munster Proteins on the Clogheen Road at Kilcommon still use the Town Centre. In order to address this issue a road reservation corridor for an access road from the R639 (Old N8) at Lissava to the industrially zoned lands at Kilcommon, to be provided for in the medium to long term, has been included in this LAP. This new proposed road will also open up more land for industrial purposes in the immediate area. The proposed indicative road reservation is indicated on the Principles Map (Figure 5) and Land Use Zoning Map 1. The issue of HGV parking in established residential areas was raised as an issue during the pre-draft stage. Where permission is sought for this type of use the land use zoning matrix has provided for haulage/bus/truck parking on appropriately zoned industrial lands. 40

43 Policy INF 4: Buffer Zone It is the policy of the Council to safeguard and protect the reservation corridors of any future access roads from inappropriate development. 5.2 Water Services Cahir receives its water supply from three sources, Cahir town supply, Burncourt Regional Water Supply Scheme and Ardfinnan Regional Water Supply Scheme, the existing water supply meets current demand and there is approximately 20 cubic meters per hour spare capacity. A substantial proportion of Cahir and its environs is supplied from the old intake at Cahir Wood. The supply is chlorinated but colour exceedence is a regular feature and full treatment is required. This system is a gravity supply and there is accordingly a substantial energy saving in continued use. During the life of the LAP it is intended to replace the Cahir Reservoir with a supply from the upgrading of Ballylooby Springs which will also involve the provision of new and upgraded watermains to Cahir. 5.3 Wastewater Services The Cahir Treatment Plant has a capacity of 5000 population equivalent (PE) and is currently operating at capacity. An application for funding to upgrade the plant has been made. In the meantime any development will have to include a developer-led solution to the capacity issue. Policy INF 5: Sewer Capacity It is the policy of the Council to take account of the drainage system in the area prior to granting planning permission for development. Planning permission will only be granted where the development proposed does not cause pollution, overload the sewers or cause nuisance or endanger public health. In all cases development contributions will be levied in accordance with the South Tipperary Development Contribution Scheme. Consideration may also be given to proposing a Supplementary Development Contribution Scheme. There are a number of solutions to the collection and reuse of storm water on site. Artificial lakes and ponds can be created, public open space may provide flood plains during storm conditions, underground storage tanks can be installed or surface water recycling systems can be incorporated in the individual dwelling design. The objective is to reduce the quantity of water and speed of release to surface water streams/rivers and to reduce dependence on public water supplies for some applications/uses. Policy INF 6: Storm Water Retention It is the policy of the Council to promote Storm Water Retention Facilities for new developments and to incorporate design solutions that provide for collection and recycling of surface water. In particular, development which has potential to increase storm water discharge rates to the River Suir, that could exacerbate downstream flooding or damage fish habitat, will be required to put in place effective facilities to avoid such effects. The Council recognises that litter is a major environmental problem which significantly detracts from the visual quality of the town. The Council is currently working with the Tidy Towns Committee, schools and local residents associations to increase awareness of waste recycling and litter control. 41

44 Policy INF 7: Litter It is the policy of the Council to ensure that public areas and areas visible from tourist centres within the town are maintained free of litter. 5.4 Access to Electrical Supply Networks Cahir is on the crossroads of the 110 kv transmission systems and there is a local electricity demand in Cahir and the surrounding area of more than 130 MW. Furthermore an average annual increase in demand of 3.7% over the period has been predicted. Planning permission has been granted by STCC for the development of a 100 MW natural gas fired power plant at Kilcommon. The subject plant is capable of providing 100MW to the national grid and will help to address a predicted shortfall, catering more specifically for local demand in the Cahir area. 5.5 Access to Natural Gas Bord Gáis was given approval by the Commission for Energy Regulation (CER) in late 2008 to take a spur off the main Dublin Cork Transmission, at the Rochestown Installation, to serve Cahir. In order for the CER to approve an application there must be a large user or an anchor load willing to sign up for Gas. The main anchor load for Cahir, the AIBP Plant, signed up in July A total of 6.2km of feeder main from the Rochestown Installation in addition to 11.5km of mains are required to service the town. Upgrades are also required at the Rochestown Installation to facilitate this extension to the service. The Gas pipelines are to be laid from the Rochestown Installation along the Ardfinnan Road and into Cahir Town to serve the town and surrounding areas. Bord Gais expect that works will be substantially complete and Gas will be available in Cahir by January Green Energy Policy INF 8: Green Energy It is the policy of the Council to promote and co-operate with providers of modern sustainable sources of energy supply, in accordance with National and regional policy, subject to compliance with development management criteria. 5.7 Access to Broadband Metropolitan Area Network (MAN) has been provided in Cahir and is currently being managed by e I net 2. Policy 1NF 9: Broadband The Council will proactively work with key stakeholders to address deficiencies in broadband coverage and will facilitate the continued development of broadband infrastructure in Cahir in line with the policies of the National Development Plan and the Regional Planning Guidelines for the South East Region. 2 e net is the private company that manages the MAN programme on behalf of the Irish Government and provides open access bandwidth to licensed operators. 42

45 5.8 Telecommunications The Council will seek to achieve a balance between facilitating the provision of mobile telecommunications services in the interests of social and economic progress and sustaining residential amenities, environmental quality and public health. When considering proposals for telecommunication masts, antennae and ancillary equipment, the Council will have regard to the Telecommunications Antennae and Support Structures Guidelines for Planning Authorities DoEHLG 1996 or any amendment thereof. Policy INF 10: Telecommunications The Council will facilitate proposals for telecommunications masts, antennae and ancillary equipment where it can be established that there would be no negative impact on the surrounding area and that no other location can be identified which would provide adequate telecommunication cover save in the following locations: (a) Within significant views or settings of National Monuments or protected structures (b) In close proximity to schools, churches, crèches, community buildings, other public and amenity/conservation areas and residential areas. 5.9 Waste Management The main objectives of the Joint Waste Management Plan for the South East Region 2006 are focused on prevention, minimisation, reuse and recycling of waste, provision of a framework for the development and operation of waste infrastructure within the region and the application of the polluter pays principle. The Council has provided facilities for the collection of bottles at the Cahir Castle Car Park and on the Cashel Road. Policy INF 11: Waste Management It is the policy of the Council to promote the increased re-use and recycling of materials from all waste sources and to implement the policy objectives of the Joint Waste Management Plan for the South East Region As such the Council will co-operate with local retailers and residents associations. During the life of the LAP the Council will develop civic amenity facilities in Cahir in compliance with the policy objectives of the Joint Waste Management Plan for the South East Region Policy INF 12: Polluter Pays It is the policy of the Council to implement the polluter pays principle with particular regard to industrial discharges and to implement the provisions of the various water pollution and environmental protection legislation and regulations there under Sustainable Building Design The Tipperary Energy Agency is based in the Craft Granary, Cahir. In line with National policy documents and the CDP the Council will seek to ensure that all new developments (domestic and non domestic) in Cahir contribute positively towards ensuring reduced energy consumption and the associated carbon footprint of the town. The National policy document Delivering Homes, Sustaining Communities supports the adoption of new technology and innovative approaches to design and construction of dwellings. The DoEHLG has also published the National Climate Change Strategy , which states that one way of meeting our international commitments on climate change is through the 43

46 integration of climate change considerations into all policy areas. Taking cognisance of these National policies, the Council seeks to ensure that all new developments contribute positively towards ensuring reduced energy consumption and the associated carbon footprint of the county. Development proposals will be encouraged to demonstrate reduced energy consumption in their design and construction, seeking ultimately to provide developments with zero-heating requirements by way of innovative design solutions and high performance building/insulation materials in their construction. It is widely considered that the best time to introduce energy and carbon dioxide saving measures is when specifying, designing and or constructing a new building. This provides the opportunity to: Optimise the location and orientation within a site; Make use of the layout, form and fabric to moderate energy needs; Reduce heat demand by using high insulation standards with heat recovery ventilation systems; Meet the remaining heat demand with efficient plant and controls; Minimise cooling needs through the use of fabric; Maximise the use of natural ventilation; Consider the use of renewable energy sources; and, Meet residual cooling needs with innovative plant and controls. Designs may incorporate alternative energy technologies such as bio-energy, solar energy, heat pumps, heat recovery while larger developments could consider the use of district/block heating/cooling systems, combined heat and power and wind energy. Policy INF 13: Sustainable Building Design It is the policy of the Council to encourage that all buildings shall be designed and constructed to have minimum energy requirements [A3-B1 BER (50-100KWh/sqm/year)]. Dwellings in excess of 250sqm floor area shall have further reduced energy requirements [A1/A2 BER (<50 KWh/sqm/year)] Flood Risk Assessment Whilst this LAP has adopted the precautionary approach (see Stage One Flood Risk Assessment attached as Appendix 3) in terms of zoning lands subject to flooding for amenity uses it is considered that low vulnerability uses or water compatible uses which are seen as appropriate on amenity lands may have an impact on Flood Risk. In addition, having regard to the limited flood risk information available at the current time, during the lifetime of this LAP the amount of lands subject to flooding may increase beyond that indicated at this time. Therefore the Planning Authority will require applications in areas at risk of flooding to be supported by a comprehensive flood risk assessment. All Flood Risk Assessments should have regard to national flood hazard mapping, predicted changes in flood events resulting from climate change and the River Suir Catchment Flood Risk and Management Plan when completed by the Office of Public Works (OPW). Policy INF 14: Flood Risk Assessment The Council will require a comprehensive Flood Risk Assessment for proposals in an area at risk of flooding, adjoining same or where cumulative impacts may result in a flood risk elsewhere, in low lying areas and in areas adjacent to streams. 44

47 5.12 Specific Infrastructure Objectives INF 1 To provide a roundabout at the existing Roadstone entrance on the N24. INF 2 INF 3 INF 4 INF 5 INF 6 INF 7 INF 8 To install traffic calming measures on the Mitchelstown Approach Road to Cahir, such measures may include narrowing the road corridor, landscaping, signage etc To provide a right hand turning lane on the R668 Clogheen Road in order to facilitate safe entrance and egress to the industrially zoned lands to the west of this regional road. To carry out landscaping improvements on the N24 Waterford Limerick Road from the 50 km/p speed limit to the Tipperary Road Roundabout. Such works will also include for the enhancement of the entrance to Toba-Osa. To provide a pedestrian crossing at the Day Care Centre on the Ardfinnan Road and to provide a hand railing on the steps to the rear of the AIB Bank as a priority. To enhance the visual amenity, landscaping and signposting of the roadside and all roundabouts, in particular the Tipperary Road Roundabout, on the approach roads to Cahir - Heritage Town. To provide improved water supply for Cahir town and environs To complete the upgrading of the wastewater treatment plant INF 9 To support business initiatives in the collection, segregation, storage and transportation of packaging and other waste INF 10 It is a specific objective to seek the provision of civic amenity facilities within the town. INF 11 To improve access facilities for people with special mobility needs inline with the aims of the European Charter of Pedestrian Rights, the Barcelona Declaration and implement the accessibility actions for Cahir contained in the South Tipperary County Council Accessibility Audit carried out by Capita Symonds. INF 12 To preserve free from development strategic road corridors to enable the development of the required infrastructure at a future date, when funding becomes available. 45

48 6.0 HOUSING It is a strategic objective of this LAP to further develop the residential and service sectors within the town ensuring that existing and potential future residents have a choice of high quality house types at a range of locations within a reasonable distance of neighbourhood shopping facilities. It is also desirable to provide for an attractive and vibrant town centre which will meet the retailing needs of the population of the town and its hinterland in addition to attracting new businesses. The provision for well designed and well located open spaces will further add to the residential experience within the town. 6.1 Residential Development Strategy There are approximately 51.5 ha of lands zoned for new residential land use under this LAP. As set out under Section 2.2 based on the population projections in the RPG s it is expected that the population within the LAP area will increase by 494 persons between 2006 and Using the average number of persons resident in a private household in South Tipperary, 2.77 in 2006, this population increase equates to a need for 176 additional residential units within the LAP area from This increase in population will require an associated land take of approximately 10 hectares which will increase to 18 hectares in order to provide for choice in the market for development land as advised in the correspondence issued by the DoEHLG on the 4th February 2010 and allowing for 75% over zoning as per the RPG s. The majority of residential development within the LAP area since 2006 has comprised the building out of residential developments at Farranlahassery. There is an extant planning permission for a residential development of 18 houses on 0.6 ha at Barnora and a further 159 units on 7.34 ha at Carrigeen. The Planning Authority has also permitted planning permission for 228 residential units, a creche and medical facility on a 13 ha site at Lissava. Allowing for the land take of the two significant residential planning applications referred to above there are approximately 33 ha of lands zoned for residential land use which currently do not have the benefit of planning permission. It is important to note that the development of the Master Plan lands to the west of the town does not only provide for residential development but provides for key infrastructural requirements for the town such as; Upgrade to the Waste Water Treatment Plant, Open Space/Parks Roads Infrastructure Neighbourhood Facilities One of the issues which arose at the pre-draft public consultation evening was the need for serviced sites for those wishing to build their own home within the LAP area. The Mountain Road and Barnora are considered to be an appropriate location for this type of development and a specific objective stating that the Council will support the development of 9 ha of lands zoned for residential use to the north of the Mountain Road (subject to access and waste water treatment requirements) and 4.5 ha zoned for residential land use at Barnora to provide for serviced sites/executive style housing has been included in this LAP. The 2.7ha uncommitted residentially zoned lands at Barnora have the capacity to accommodate serviced sites in the short term and so will in conjunction with the committed lands be developed in Phase One. 46

49 In accordance with the core strategy provisions (as provided for in the Planning and Development Acts ) in particular as they relate to regional population projections and local area plans and having regard to correspondence issued by the DoEHLG on the 4th February 2010 the remaining 30 ha of the residentially zoned land have been identified as being part of Phase Two of the Residential Development Strategy for Cahir. The reasoning behind this identification is set out below; (a) The majority of the lands within the first phase are committed i.e. planning permission for residential development exists on the lands (b) The residentially zoned lands at Barnora have potential to accommodate serviced sites for which a need has been identified in Cahir. There are no obstacles to the delivery of residential development on these lands in the short/medium term (c) The development of lands to the north of the Mountain Road is dependant on the delivery of the residential access road from the Mitchelstown Road northwards to the Mountain Road. (d) The lands to the south of the Mitchesltown Road form part of the Masterplan area for which there is an agreed framework for the orderly provision of waste water infrastructure. The development of these lands would be premature until such time as the municipal sewerage facilities have been upgraded. (e) The Planning Authority reserves the right to consider Phase 2 lands if it appears that Phase 1 lands are not available or are not being released for development or if a significant employment or other event occurs in the area that creates a sustainable demand for additional residential land. 6.2 Development Impact Assessment There is a requirement under the CDP that planning applications for multiple housing units, subject to Part V of the Planning and Development Acts are also required to include a Development Impact Assessment (DIA) with the application. A DIA should identify the impact of the development on existing services and community facilities in the receiving settlement and how the applicant/developer proposes to address identified deficiencies. In this regard developers will be encouraged to consult with local community group representatives in order to identify any such deficiencies and possible solutions that can be facilitated as part of the proposed development. Whilst many of the elements to be addressed under a DIA have been examined under this LAP it may transpire that a development requires additional assessment as to capacity of facilities. The Council therefore reserves the right to request a DIA. The requirement to provide facilities as part of the DIA will depend on the size and nature of the proposed development. Minimum requirements are set out in the CDP with regard to general amenity provision; however, the Council will assess each development on its own merits, taking into consideration the specific features of the development, the nature and use(s) proposed, significant cumulative effects and the range of existing services available to the community. Policy HSG 1: Housing Mix and Development Impact Assessment (DIA) It is the policy of the Council to require the following to be submitted in support of proposals for new multi-unit residential development; Proposals for complying with Part V of the Planning and Development Acts A Development Impact Assessment in support of the development. 47

50 6.3 Layout, Density and Design of New Residential Development It is desirable that all residential development proposals will have been designed so that they appreciate their context, compliment the existing built environment, create sustainable movement systems where pedestrians, cyclists and vehicular traffic has been provided for, offer a range of house types and include for attractive and well considered detailing i.e. quality of the public realm and the interface between the public realm and buildings. All residential planning applications will be assessed under the minimum standards set out in the development management section of the CDP. 6.4 Master Plan Lands Development proposals on lands zoned for new residential development to the north of the Mountain Road, between the Mountain Road and the Mitchelstown Road, lands at Carrigeen to the south of the Mitchelstown Road and lands at Clogheen accessed off Barrack Road (see Land Use Zoning Map 1) will be required to be consistent with the Masterplan for lands at Lissava and Carrigeen (Brady Shipman Martin) Housing Strategy/Social & Affordable Housing South Tipperary County Council has completed its Review of the South Tipperary Housing Strategy. A critical objective of the Housing Strategy Review 2008, having regard to Part V of the Planning and Development Acts, is the provision of an adequate supply of social and affordable housing and to promote social integration. The Housing Strategy Review 2008 has identified the continued need for 20% social and affordable housing as part of developments subject to Section 94 of the Planning and Development Acts. Generally, the 20% shall be comprised of an equal provision of social and affordable housing, though the Council reserves the right to require that the full 20% provision be for an alternative mix of social and affordable units, as it deems necessary in each particular case. Policy HSG 2: South Tipperary County Housing Strategy Review 2008 It is the policy of the Council to have regard to the South Tipperary County Housing Strategy Review 2008 and any amendment thereof when implementing local authority housing programmes and when assessing proposals for private residential development. The Council will facilitate the provision of appropriate housing accommodation to meet the needs of the community in a way that achieves social integration. 6.6 Traveller Accommodation The Housing Strategy Review 2008 addresses the provision of accommodation for the travelling community. In addition the Council will facilitate the provision of accommodation for the travelling community in accordance with the Traveller Accommodation Plan which was adopted by the Members of the County Council on Monday, 6th April 2009 or any review thereof. The assessment of need undertaken for the Cahir Electoral Area indicated that there are five traveller families seeking accommodation over the lifetime of the programme categorised as follows one standard house, two group houses and two single instance houses. A single instance house is likely to be provided in Ballydrehid in the second quarter of The design and layout of all accommodation will be undertaken in conjunction with members of the travelling community, having regard to the Housing (Traveller Accommodation) Act, 1998, and to the Revised Guidelines for Residential Caravan Parks for Travellers 1997 (DoEHLG). In addition, where traveller accommodation needs has been identified, the Council will ensure such is catered for in an integrated way as part of the social housing programme. Traveller accommodation encompasses halting sites, group housing, village housing and the refurbishment of existing single rural dwellings. 48

51 Policy HSG 3: Traveller Accommodation It is the policy of the Council to provide accommodation for the travelling community in line with the South Tipperary County Traveller Accommodation Programme and the South Tipperary County Housing Strategy Review 2008 and any amendment thereof. 6.7 Neighbourhood Centres A core premise of the Retail Planning Guidelines for Planning Authorities 2005, the CDP and the South Tipperary Retail Planning Guidelines 2010 is the importance of protecting and enhancing the role of town centres. However it is also acknowledged that: Local shops located in local centres or neighbourhood centres perform an important function in urban areas. They can provide a valued service, catering particularly for the daily or casual needs of nearby residents or of those passing by. Local shops encompassing both foodstores and important non-food outlets such as pharmacies have significant social and economic functions; they offer a particularly important service for those who are less mobile, especially elderly and disabled people, families with small children, and those without access to a car. For example, in peripheral housing estates they may provide the only readily accessible shopping facilities. Where a planning authority can substantiate clearly the local importance of such shops in defined local centres, they should safeguard them in development plans, through appropriate land-use zoning. In order to provide for local shopping facilities for existing and new local communities it is a policy of this LAP to encourage and support the development of neighbourhood centres at Barnora, opposite Colaiste Dun Iascaigh and on the Mitchelstown Road, as indicated on Land Use Zoning Map 1 and Specific Objectives Map 3. Policy HSG 4: Neighbourhood Centres It is the policy of the Council to ensure the provision of appropriate neighbourhood centres incorporating retail, commercial and community facilities in conjunction with new residential development at the locations identified on Land Use Zoning Map 1 and Specific Objectives Map 3. Such Neighbourhood Centre type shops shall not take from the Town Centre commercial standing and will be assessed under the provisions of the Retail Planning Guidelines 2005, the County Retail Strategy 2010 and any amendment thereof. 6.8 Nursing Homes/Retirement Villages To cater adequately for an ageing population, the Council has identified that the development of nursing homes and retirement villages will be a feature of future development in Cahir, on appropriately zoned lands, such that residents can avail of all urban services whilst occupying a quiet and pleasant environment. The site which currently accommodates the Mart is located in close proximity to existing services and facilities and whilst on the fringe of the urban area it is within easy walking distance of the town centre and is therefore seen as being appropriate for the development of a nursing home facility. Policy HSG 5: Nursing Homes/Retirement Villages It is the policy of the Council to encourage and facilitate the sustainable development of nursing homes and retirement villages on appropriately zoned land. All proposals will comply with the Development Management Standards set out in Chapter 9. 49

52 6.9 Individual Houses on land zoned for agriculture The purpose of the Agriculturally zoned lands is to preserve their integrity so as to provide for the co-ordinated and orderly growth of these lands in the context of Cahir at a future date. However the Council will facilitate the development of individual houses on lands zoned for Agricultural land use within the LAP boundary providing that the overall objective of this land use zoning is not compromised or prejudiced and that applicants satisfy Policy HSG 6. Policy HSG 6: Individual Houses on Agriculturally zoned lands It is the policy of this Council to facilitate individual houses on agriculturally zoned lands where the proposal is for an individual house; and (a) it is being made by any one of the following persons; i) a farmer of the land ii) a direct descendent 3 of i) above (b) it is not possible to locate the house on other lands within the family landholding and outside the pressure area; and (c) the house design, siting and layout is in accordance with the Rural Design Guide for Individual Houses in the Countryside as set out in the CDP; and (d) the house is for that persons own use; and (e) the applicant has a housing need; and (f) the applicant can demonstrate that he/she is eligible under the above criteria (g) the proposed development will not prejudice the potential future development of the landholding. (h) the proposed development is not in a floodplain of the River Suir 6.10 Specific Residential Development Objectives HSG 1 To support the development of the Roadstone site at Caherabbey for a limited amount of low density residential development; which will be ancillary to an integrated tourism/recreational/waterside development in accordance with proper planning and sustainable development. HSG 2 To support the development of serviced sites/executive style housing on the 9 ha zoned for residential development to the north of the Mountain Road subject to these sites being serviced by the existing sewer on the Mountain Road. HSG 3 To support the development of serviced sites at Barnora. HSG 4 To support and encourage the development of appropriately scaled neighbourhood shopping facilities at Barnora and on the Mitchelstown Road (as indicated on the Specific Objectives Map 3) which will meet the needs of the neighbourhood without detracting from the vitality and vibrancy of the town centre. 3 Son, daughter or one special niece/nephew or grandchild 50

53 7.0 AMENITY, BUILT & NATURAL ENVIRONMENT & HERITAGE 7.1 Architectural Heritage The character of Cahir is largely defined by the River Suir and its built heritage. One of the core aims of this LAP is to conserve and enhance these unique aspects of the town. There are many buildings of character and historical/architectural significance in Cahir such as the 18 th century cut stone Train Station, the Library, Cahir House Hotel, Fleury s Antiques in addition to numerous other retail premises fronting onto the William Tinsley designed Square which has both Victorian and Georgian influences. Many of the streetscapes including the buildings along Bridge Street offer group value. The most notable buildings within the plan area are Cahir Castle and the Swiss Cottage. The towns industrial heritage is represented by the former mills on Church Street, Bridge Street and Barnora whilst residential units on The Mall are indicative of living condition of high class society in the area circa Protected Structures The Planning and Development Acts afford protection to buildings and groups of buildings, including townscapes, of special architectural, historical, archaeological, artistic, scientific, social or technical interest. In relation to a protected structure or proposed protected structure, the term structure includes the interior of the structure, the land lying within the curtilage of the structure, any other structures lying within that curtilage and their interior, and all fixtures and features which form part of the interior or exterior of that structure. The protection also extends to any features specified as being in the attendant grounds. The DoEHLG has completed the National Inventory of Architectural Heritage (NIAH) for South Tipperary and the Council completed a full review of the Record of Protected Structures (RPS) for the County including Cahir in When considering proposals for works to a protected structure or proposed protected structure, the Council will have regard to the Architectural Heritage Protection Guidelines for Planning Authorities 2004 (DoEHLG) and the Architectural Heritage Protection for Places of Public Worship Guidelines for Planning Authorities 2003 (DoEHLG) which set out best practise conservation principles. The RPS for the County including Cahir (Protected Structures are not indicated on Map 1) is available from the Planning Section or can be downloaded from Policy ENV 1: Protected Structures It is the policy of the Council to conserve and protect buildings, structures and sites contained in the Record of Protected Structures that are of special interest. In assessing development proposals the Council will, where applicable, have regard to the Architectural Heritage Protection Guidelines for Planning Authorities and any relevant Conservation and Management Plans. The Council, will proactively work with developers/applicants to facilitate the appropriate reuse/redevelopment of Protected Structures. 51

54 7.1.2 Architectural Conservation Area (ACA) In addition to the RPS the Architectural Conservation Area (ACA) as indicated in Figure 7 below extends from the Train Station to the north, to the Day Care Centre on the Ardfinnan Road and from the Pearse Street Convent to the Cahir Park in the west. ACA s are designated in order to protect and enhance those parts of a settlement that have special character or historic interest. Historically, change was gradual and building alterations and additions were undertaken in a manner complementary to the built fabric of the street. Local materials were primarily used, resulting in consistency and a distinctive regional or local character. Today, the pressure for change and diversity is far greater with universal availability of building materials due to modern manufacturing processes and reduced transportation costs. Thus, without a conservation policy and the exercise of care in the design and choice of materials for alterations, repairs and new development, the unique character of some settlement centres and associated streetscapes will be eroded and lost to future generations. Normal exempt development rights do not apply in an ACA as provision has been made in Chapter II, Part IV of the Planning and Development Acts Put simply, this means that development to the exterior of a building in an architectural conservation area will require planning permission if such development materially affects the external appearance of the building/area. Where development takes place within the architectural conservation area without planning permission the Council may require the owners or occupiers to restore the character of the building. Sensitivity is required in the design of buildings or extensions within an ACA and the following general principles apply; Conversion/adaptation of an existing property should be considered before the need to demolish and replace. Older buildings can be successfully adapted to new uses and conversion can make good economic sense. Conversion can often enable an important street facade to be retained. Extensions/alterations must complement the existing building. The extension should be subordinate in scale and in a form that allows the identity and character of the original structure to be retained. Important architectural details should be preserved and protected, including stone walls, iron railings, sash windows and moulded plasterwork. New Buildings will have to take proper account of the neighbouring properties and adjacent spaces. Proposals should have regard to the continuity of rhythm, scale, mass and outline of adjacent buildings and their details, materials, texture and colour. 52

55 Figure 7: Cahir ACA Policy ENV 2: Architectural Conservation Area (ACA) It is the policy of the Council to ensure the enhancement and management of the ACA. Within the ACA the Council will have regard to: (a) The impact of proposed development on the character and appearance of the ACA in terms of compatibility of design, colour and finishes, and massing of built form; (b) The impact of proposed development on the existing amenities, character and heritage of these areas; and, (c) The need to retain important architectural and townscape elements such as shopfronts, sash windows, gutters and down pipes, decorative plasterwork, etc. 53