BORRISOKANE SETTLEMENT PLAN
1.0 General Introduction and Development Context Location Borrisokane is located 15km north of Nenagh on the N52. While the town is primarily residential, it acts as a market town for services, being conveniently located in relation to the major towns of Nenagh and Roscrea, and amenities such as Lough Derg. Population The population fell from 850 in 1996 to 823 in 2002 (CSO) which was a decline of 2.1% in the census period. It has remained at 823 in 2006 (CSO). The town has a current imbalance between social and private housing, previously the majority of housing developments have been completed by the County Council in the form of social housing. However, there has been some private development under the last County Development Plan. It is, therefore, imperative that the current situation continues through the provision of private and affordable housing to ensure that the town has a healthy mix of private, affordable and social housing. It will therefore, be important that a range of housing types are proposed as part of new housing schemes. This should include low-density housing on large sites to provide an alternative to one-off housing in rural locations. Settlement Form Borrisokane is situated in an area dominated by agriculture, lying in a bowl-shaped syncline. The town itself rises towards the north and south with important buildings, such as the Catholic Church, the Terrace and AIB bank located in prominent positions. The town is intersected by the Ballyfinboy River. There is a strong historic legacy evident in the town, and many of the key architectural elements that give the town its character are still intact. There is an existing employment area west of Shannon Street in the form of a small Shannon Development Park and Minch Norton Grain yards. The land-use zoning map provides for the expansion of the Shannon Development site. It is important that serviced and affordable lands are made available for small start up industries that are currently setting up in the rural areas around the town. Secondly, lands have been zoned on the Nenagh Road for commercial development. This would provide for employment uses, retail and general warehousing, and expansion of the existing nursing/ retirement home.. 2.0 Key Aim and Objectives The town is designated as a Secondary Service Area/Market Town in Population and Settlement Strategy Chapter of the Plan. The key aim of the settlement is to provide a framework for development for appropriate residential, commercial and industrial development and to enhance the visual character and amenities of the town. Key Objectives To facilitate low density, high quality housing appropriate to the town location, To maintain and enhance social, community and amenity facilities within the town. To support opportunities for commercial, industrial and other employment facilities. To focus development within the development boundary of the settlement 3.0 Services and Social Infrastructure Water Supply The settlement is serviced by a public water supply. Waste Water The settlement is serviced by a public sewer. Notwithstanding that the amount of land zoned in the plan allows for growth in the town, normal planning development management practice is that proposals are assessed as regards capacity of services to cater for them and development would not be permitted unless adequate treatment can be assured. Any development proposed within the town will need to clearly demonstrate this as part of any planning application.
Roads and Transport Infrastructure Borrisokane is located on the National Secondary Road (N52 Birr) and the N65 Galway route. The Regional Road R490 to Cloughjordan is located at the southern side of the settlement and Local Roads (L-1100 and L-1092) branch to the west from the settlement. Other significant historical sites within the town include; David Clarke Memorial Hall (Protected Structure No. S421) on Mill Street, built c. 1930. Old Church Centre (Protected Structure No. S422) again on Mill Street is a detached cruciform-plan gable-fronted former church, completed 1839. The Methodist Chapel (Protected Structure No. S417) on Main Street The Borrisokane Church of Ireland on Main Street is a single-cell Board of First Fruits church, built in 1812 There is an extensive network of footpaths within the area. Public lighting is provided throughout the settlement. Social and Community Infrastructure A Roman Catholic Church, Church of Ireland Church, national and secondary schools, GAA grounds, community centres and play area, numerous public houses, guesthouses, restaurants, a court house and take-aways and a post office are currently located within the settlement. 4.0 Architectural and Archaeological Heritage There are a number of significant historical sites within the town. Among its attractions include Borrisokane Courthouse and Community College which are located in a detached former workhouse complex, built c. 1850, comprising four two- and three-storey blocks having large courtyards between and two single-storey buildings. See the Record of Protected Sructures for full list of Protected Structures in the County Development Plan 2010-2016 as set out in the main text in Volume III. Conservation Area This includes all of Main Street, part of South Main Street, part of Mil Street and part tower Hill and Shannon Street. Archaeological Heritage Recorded Monuments TI010-006 Settlement Possible and TI010-0061 Church Site and Graveyard are both located around the junction of the Cloughjordan Road and Main Street. 5.0 Key Messages for Borrisokane The settlement shall be developed in a properly planned and coherent manner. The picturesque setting shall be retained and enhanced in accordance with appropriately designed and sensitive development. The conservation and integration into new development of existing stone walls, trees and native hedgerows, and promotion of similar materials for new boundaries. High quality designs, which are particularly reflective of the predominantly rural character of the area, without precluding high quality innovative contemporary designs. Promotion of natural building and boundary materials.
The conservation and protection of protected structures, recorded monuments and other features of archaeological and historical merit within the settlement. To seek the undergrounding of Cables and wirescape on Main Street. To seek the protection of the architectural conservation area, particularly elements such as coach arches. To seek the protection of trees at the following locations: i. Hardwood trees north and south along Mill Road. ii. Beech trees on southern approach road and west of The Terrace. 6.0 General Development Objectives Proposals for development will be assessed in accordance with the policies and objectives of the County Development Plan 2010-2016 as set out in the main text in Volume I. Ion addition to general policy requirements for development, the Council will seek to implement the following objectives: Facilitate people to live in high quality, primarily low density housing in a rural town location. Maintain services at a local level. Reinforce the attractive rural town which exists at present by permitting appropriate and sensitively designed new development. Facilitate the creation of commercial, industrial and other employment opportunities. The rate of growth must be in accordance with the Council s policy on towns and villages and the availability of services (including physical and social provisions). To provide a new streetscape as part of redevelopment of current playing fields. To provide a park as part of new residential development on lands south of Cloughjordan Road. To provide a river side walk and park as follows; (1) Maintain link from Main Street east along river, (2) maintain right of way from Mill Street through Opportunity site C, develop the land between the river and stream to the rear of the Old Church Centre as park with footbridge access, and to provide a riverside park to north of GAA field as part of new residential development which would be subject to a flood risk assessment. To reserve land for a future link road between N65 and N52 to the north east of the town. To provide a cycle track on the access road to the Community College. To ensure that proposals for new development of lands adjacent to public roads provides access to backlands and land that does not have road frontage. To provide pedestrian linkage as part of new town centre development. To seek the redevelopment of derelict and vacant dwelling and sheds to town centre uses. To seek the redevelopment of this riverside site to provide town centre uses that include new streetscape on Mill Street, off-street parking, preservation of the Georgian house and retention of the right of way through the northern part of the site to the river and land north of the river. To provide new town centre development on land off Shannon Street that is currently occupied by derelict limestone buildings. New development may provide for the restoration of the limestone buildings, or the reuse of the stone and arches. Restoration of derelict building to town centre uses.