Variation to North Tipperary County Development Plan Text/Maps to Be Replaced

North Tipperary County Development Plan 2010 (as varied) 2015

Service Centres - North Tipperary County Development Plan 2010 (as varied) Service Centres are outlined below and comprise a written statement and associated map. These village statements have been updated by the adoption of variations number 1 and 2 of the North Tipperary County Development Plan. Variation number 1 incorporated new landzoning maps for the settlements of Borrisokane, Borrisoleigh, Cloughjordan, Littleton, Toomevara and Two-Mile-Borris and also incorporated Settlement Plans for Ballina, Ballinderry, Birdhill, Dromineer, Garrykennedy, Kilbarron, Newtown, Portroe, Puckaun, Terryglass. Variation number 2 incorporated a revised settlement hierarchy (Section 3.2.2) this amended the placement of certain settlements in the settlement hierarchy for the county.

Landuse zoning categories are indicated in this Plan (as varied) and are set out below. The land use zoning objectives should be read in conjunction with the settlement plans and associated maps set out below.

Phase 1 and Phase 2 lands for Residential Development

Lands in certain settlement centres have been zoned Phase 1 and Phase 2. Phase 1 lands relate to lands to be developed up to 2016 and Phase 2 lands relates to land which will be available for development between 2016 and 2022, subject to Phase 1 lands being developed in the interim.

Landuse zoning categories

Variation to North Tipperary County Development Plan Text/Maps to be replaced

North Tipperary County Development Plan 2010 (as varied) 2015

Map Index

Service Centres

There are 13 Service Centres as outlined in the Settlement Strategy (Chapter 3) of the North Tipperary County Development Plan 2010 (as varied). These are listed below in the following order:

1. Ballina/Killaloe

2. Borrisokane

3. Borrisoleigh Notice 4. Cloughjordan Please note that this website is under 5. Littleton construction and therefore formatting, page 6. Newport Variation to Northnumbers etcTipperary may be imprecise. The planning 7. NewtownCounty Developmentsection requests your patience Plan in this respect. 8. Portroe

9. Puckaun Text/Maps to be replaced

10. Silvermoines

11. Templetoughy

12. Toomevara

13. Twomileborris

BALLINA SETTLEMENT PLAN

Variation to North Tipperary County Development Plan Text/Maps to be replaced

1.0 General Introduction and Development Context

• Location Ballina is located at the southern tip of Lough Derg on its eastern shore. The town is physically linked to Killaloe, Co Clare by a 13 arch stone bridge - Killaloe Bridge. The town is situated in a valley with the Arra Mountains rising to the north east. The R494 links the town to Birdhill and the M7.

• Population Having regard to its picturesque setting and proximity to Limerick, Ballina is a thriving town with an ever increasing population. In 1996 the CSO recorded a population of 598 in Ballina. This increased substantially to 1185 in 2002 and again in 2006 to 1861. The 10 year period between 1996 and 2006 resulted in an increase in population of over 300%.

• Settlement Form Ballina (and its sister town Killaloe) is steeped in the history, antiquities and traditions surrounding the last Irish High King, Brian Boru, the O’Brien Clan and the bishops of Killaloe. In more recent history Ballina was an important location on the Shannon for Barges travelling to Dublin. Improvements in rail networks led to reduced reliance on inland waterways networks. However the need for railway transportation also fell out of favour and the lines were removed in the 1950s having fallen into disrepair.

Due to its history and reliance on the Shannon for its development, Ballina has largely developed in a linear fashion along the shoreline of Lough Derg and the Shannon River with the town centre being focused around Killaloe Bridge. More recent development has taken place to the north of the historic town predominantly in the forms of residential dwellings.

• Heritage Ballina along with its twin town Killaloe has been designated a Heritage town. Heritage status is allocated to towns across Ireland that exhibit unique character in terms of architectural styles. These features in the towns have also been preserved through time. Ballina/Killaloe boasts a magnificent-arched bridge, which joins these two towns. The area is also known to have been home to Brian Boru, King of Ireland over a millennium ago. Today the towns share a visitor’s centre, a Romanesque cathedral and a church as well as the ruins of an ancient Norman castle. Much of the historic streetscape is in Killaloe however, landmark heritage sites such as St. Lua’s Church exist in Ballina.

Killaloe and Ballina have a complimentary provision of services to meet this demand, with KillaloeVariation providing historical andto cultural North attractions in Tipperary the historic core and Ballina providing much of the open space and car parking on the Lough Derg shore.

• TourismCounty Development Plan Ballina is a popular destination with the boating fraternity, tourists and locals. There is a newly rejuvenated tree lined Park along the riverbank, formerly the railway line. The park leads to temporary mooringText/Maps facilities and shower/changing to rooms. be Additional replaced moorings are provided north of the bridge with the Derg Marina catering for the leisure craft. The excellent boating facilities combine to make Killaloe/Ballina one of the best centres for water activity breaks in Ireland.

The village itself offers locals and tourists alike a range of services with first-class pubs and eateries along the main street and old quayside. There is also ample convenience and comparison shopping opportunities within the sister towns.

The village offers the potential to further develop as a tourist destination and economic driver within the region.

2.0 Key Aim and Objectives

The key aim of the settlement plan is to provide a framework for the development of residential, commercial and other appropriate development and to enhance the visual character and amenities of the village.

Key Objectives • To facilitate low density, high quality housing appropriate to the village location to ensure adequate critical mass to maintain/improve local service provision. • To provide, maintain and enhance social, community and amenity facilities within the village. • Promotion of Ballina as a tourism destination in North Tipperary and to facilitate and encourage the development of commercial and employment opportunities which are necessary in sustaining its tourism base. • To work in coordination with Clare County Council to progress the development of Killaloe and Ballina as linked settlements. • To encourage and support the provision of improved transportation infrastructure within Ballina including a second Shannon crossing and inner relief roads as necessary. • To facilitate the provision of appropriate amenity areas as part of any new development to link to public thoroughfares or existing developments. • Reinforce the attractive setting of Ballina which exists at present by permitting appropriate and sensitively designed new development. • To support opportunities for commercial and employment facilities. • Cater for a number of low density housing schemes, serviced sites developments and also commercial / employment generating development which is appropriate in terms of scale, use and location within the village. • Consolidate development within the delineated village boundary in order to protect the area of high amenity within which the village is set. • Foster the creation of a more coherent settlement, with adequate critical mass to maintain/improve local service provision.

3.0 Services and Social Infrastructure •Variation Water Supply to North Tipperary The village is serviced by a public water supply. An upgrade to the existing public water supply is imminent. County Development Plan • Waste Water Ballina town is serviced by a waste water treatment plant and public sewer. The existing sewage treatment plant hasText/Maps limited capacity and as such to upgrade be works replaced may be required during the lifetime of the Plan. 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 village will need to clearly demonstrate this as part of any planning application.

• Roads and Transport Infrastructure. Ballina is located at the junction of Regional Roads R494, R4963 and R463. There is a network of public footpaths and public lighting within the town along its main artery with a much more limited provision on secondary routes and residential areas.

The walkway link to facilitate the construction of a pedestrian accessway linking Lower Lakeview Road to Marine Village Road adjoining the boundary of Cullenagh House and the Slate Quarry Housing development, (traversing the disused Quarry front embankment) would have provide beneficial connectivity between Cullenagh and Ballina Village Centre.

• Social and Community Infrastructure Ballina town is served by a primary school, Roman Catholic Church & graveyard, a number of public houses, eateries, coffee shops and restaurants, convenience and comparison shopping and professional services. The facilities provided in Ballina are supplemented by additional and similar such facilities in Killaloe.

In addition to the obvious water related sporting activities on offer there are a number of sports facilities in Ballina.

Ballina has a large GAA pitch located off the approach road to the town from Portroe and also a handball alley beyond the national school. A small public park is located on the Limerick road adjacent to the river, and recent rejuvenation works and the provision of mooring facilities aim to increase the use the accessibility of the park.

4.0 Architectural and Archaeological Heritage Ballina has a unique history dating back to the pre-Christian era. A castle once situated in proximity to the bridge. While no evidence of the castle remains today the town has developed around this site.

Significantly, Ballina and Killaloe were formerly the ‘capital of Ireland, being home to Brian Boru, High King of Ireland.

This colourful history coupled with its picturesque setting at the southern tip of Lough Derg – a significant navigation channel in the 1800s, has resulted in Ballina/Killaloe being designated Heritage Town status.

Significant buildings/structures within the village considered worthy of protection and other buildings/features of note in and around the village are illustrated below.

Variation to North Tipperary County Development Plan Text/Maps to be replaced

Killaloe Bridge – S 672 Church of our Lady and St Lua–S 674

Lady Lansdown - Underwater Archaeology Traditional Buildings Lady Lansdown at Killaloe drawn by William Stokes – 1840s

5.0 Natura 2000 Sites

Given its location on the shores of Lough Derg, and the banks of the Shannon, Ballina town abuts Lough Derg NHA and SAC. Any development proposed within the village will need to clearly demonstrate as part of any planning application that no negative impact is caused to the Natura 2000 sites.

6.0 Key Messages for Ballina

Amenity and Town Centre Improvements Objectives A1. Consolidate and develop a vibrant town centre through promoting the development of vacant and derelict sites for commercial/mixed uses complimentary to the expanding residential base. Such land is zoned to the east of Main St in the centre of the town. These derelict and vacant sites include a garage with petrol pumps, a cottage and an agricultural shed fronting the Main St and lands to the east of McKeoghs Supermarket and Hardware Store. A2. To protect existing access to back-lands in the town and support the redevelopment of land adjacent to the National School which will facilitate access to such lands. A3. To promote the development of recreational amenities particularly playing pitches (GAA, soccer and rugby) and tourist recreational facilities such as a public park in the town and particularly on lands zoned accordingly in conjunction with works as part of planning permissions granted is envisaged, to improve the amenities of the area. A4. To maintain and improve the amenity space around the swimming pool in accordance with the “Lough Derg Study” prepared by Tourism Development Resources in July,2001. A5.Variation To preserve the existing to public Northright-of-way that leadsTipperary from the Main Street to the banks of the Shannon. A6. To seek the reopening of the eye of the arch-bridge so as to facilitate the free movement of theCounty public along the banks Development of the river and particularly to facilitate movementPlan from the car park of the swimming pool to the middle of Ballina. A7. To provide off street car parking facilities in the town centre as part of commercial/mixed use developmentText/Maps on lands to the east of Main to St. be replaced A8. Promote the provision of appropriately designed signage and nameplates in respect of established and new residential development in Ballina. A9. Promote the provision of a rescue centre and boathouse facility within the amenity area adjacent to the swimming pool.

A10. To preserve the existing public access to the recreational amenity provided by the Derg Marina. A11. Promote the retention of traditional buildings within the town core forming a streetscape A12. Protection of public vistas to and from Lough Derg and the River Shannon.

Tourism Objectives TM1. Promotion of Ballina as a tourism destination in North Tipperary and to facilitate and encourage the development of commercial and employment opportunities which are necessary in sustaining its tourism base.

Public Utilities P1. To support the implementation of Stage 2 of the Newport Water Scheme to serve Ballina and improve the existing water supply. P2. To upgrade the storm and foul water collection network in the town. P3. To support the under-grounding of all utility cables along Ballina’s Main Street. P4. To provide a new graveyard and adequate ancillary car parking facilities within close proximity to the town.

Transport and Access T1. To preserve the approach roads free from sporadic development and/or development that would have a negative impact on traffic safety or the carrying capacity of the road network. T2. To improve and provide public footpaths, traffic calming and lighting particularly on Quarry Lane, the western side of the Nenagh road and Grange road. T3. To seek the widening of the footpath network in the town and the construction of new footpaths on all routes between the perimeter and existing network as part of new development. T4. To provide road widening, footpaths, lighting and traffic calming measures on Quarry Lane. T5. To provide for adequate set down and off street car parking areas alongside the school as part of the development of the lands adjoining the school. T6. To encourage co-operation with public and private service providers in an effort to secure improvements in the public transportation system, serving the town T7. To address the traffic movement on the bridge and support the current study by Barry & Associates Consulting Engineers in the long term to identify a corridor for constructing a new river crossing downstream of the existing bridge. T8. To promote and provide for pedestrian access and walkways along the river bank. T9. To address the issue of pedestrian and cycle movement throughout the village with particular reference to ensuring linkage of footpaths and provision of crossing facilities between major residential areas and the National School. Variation to North Tipperary Housing H1. To limit development along the approach roads to Ballina so as to prevent town sprawl; H2. ToCounty ensure that residential developmentDevelopment should be developed in a properly Plan planned and co- ordinated manner in accordance with the zoning objectives of the settlement plan. H3. High qualityText/Maps designs, which are reflective to of the existingbe ruralreplaced character of the village, without precluding high quality innovative contemporary designs. H4. Improved public footpaths and lighting should be provided as part of all new developments.

1.7.5 Heritage HE1. To develop a heritage trail in the town, in cooperation with Killaloe which allows visitors and locals to appreciate and gain insight into the history and archaeology of the town

HE2. The Council will seek to ensure the protection of protected structures, historic buildings and buildings/structures of archaeological significance HE3. To ensure that developments which would be harmful to, or that would result in a significant deterioration of habitats and/or disturbance of species in a Natura 2000 site will be resisted.

7.0 Specific 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 1.

In addition to general policy requirements for development, the Council will seek to implement the following objectives:

DA 1: Development Area 1 - Cullenagh This site shall provide for the consolidation and completion of Cullenagh on land zoned for low- density residential development and amenity as follows: 1. Set out an overall framework for the proper planning and sustainable development of the study area, through proposals for residentially zoned lands, and identification of lands required/suitable for recreational and leisure appropriate for master plan areas; 2. Provide for overall improvement in the visual amenity of the area through enhanced open space provision, landscaping, boundary treatment and development guidance; 3. Provide for the protection and enhancement of the shore line, and identify opportunities for lakeside development where such opportunities exist. 4. To provide for a park and play pitch located west of GAA pitch as part of new development; 5. It is intended that the completed development site would form the basis for completion of all necessary infrastructure, including water supply, sewerage, roads and lighting. 6. To seek a second master plan for the lands west and northwest of the existing GAA pitch to include proposed residential, low-density residential and amenity uses as shown on the zoning map. This plan shall take account of the Cullenagh Estate Master Plan and form part of the overall master plan for Cullenagh. 7. The Cullenagh Estate Master Plan has been commissioned by North Tipperary County Council to address the physical condition and appearance of existing housing land at Cullenagh with recommendations on the preferred way forward to the satisfaction of both the local residents and the new developer of the site. The main aim of the masterplan is to achieve an appropriate balance between the amount and type of new development while safeguarding the environmental quality and the amenity of existing residents. In addition, the shoreline is a particular sensitive area where future development needs to be carefully Variationconsidered in relation toto existing North vegetation, views Tipperary across Lough Derg, and the provision of suitable amenity space for the existing Cullenagh development. Outline proposals for the completion of each of these Detailed Areas, with development guidance where appropriate, areCounty included on the Cullenagh Development Estate Master Plan. Plan

DA 2: DevelopmentText/Maps Area 2 - McKeogh Lands to East ofbe Main Streetreplaced and south of Grange Road: This development site will provide for mixed use development on land zoned for mixed use and social and public uses as follows: 1. Provide a link road between Grange Road and Ard Lua Road and an extension of the off- street car park to the rear of McKeogh’s supermarket.

2. To provide for an extension to the town centre, and therefore provide new streetscape along the main spine route. 3. To provide an extension to the primary school and improved off-street and set down parking. 4. To provide a park of 0.4 ha (1 acre) in area and within the overall master plan include footpaths, seating and planting.

DA 3: Development Site 3 - Lands north of Lakeside Drive and South of Quarry Lane: This site shall provide for new land zoned for amenity, town centre and residential use as follows: 1. Mixed use commercial and residential development which incorporate a new civic square with community building. The overall development shall include an element of streetscape and which can be accessed from Lakeside Drive and Quarry Lane. 2. The development should ensure that a developed amenity space is provided as part of any commercial and/or residential development including recreational and leisure facilities within the overall development of this section of land 3. The development shall provide a through link between the Derg Road and Portroe Road. The proposed development should seek to share existing entrances or extend access from adjoining developed lands. 4. Seek the provision of car parking and bus parking adjacent to the river.

DA 4: Development Site 4 – Derg Marina Development of this site shall incorporate the submission of a masterplan to provide for mixed use development on land zoned as follows: 1. To provide for enhanced amenities to include improved public access. 2. The site can provide infrastructure supporting water and marina based activities as well as shore based activities. 3. The retention of boat servicing and provision for over wintering of boats. 4. It is a specific objective of the Council that any proposed development of this site shall be primarily for tourism related activities which are necessary in sustaining a strong tourism base. This shall include the provision of public berthage as part of any future development of the site. The Masterplan shall take into account the requirements of the SEA and Habitats Directives as appropriate. 5. Development will ensure that the integrity of the Special Protection Area (SPA), Special Area of Conservation (SAC) and proposed Natural Heritage Area (pNHA) are protected. 6. Development will take place recognising the outcome of a comprehensive Flood Risk Assessment carried out by a suitably qualified person and through consultation with the OPW and/or with reference to the outcome of the Shannon Catchment Flood Risk and Management Study (Shannon CFRAM). Variation to North Tipperary DA 5: Development Site 5 - Grange Road The development of this site shall provide for mixed use development including residential, low- density residential,County social and public Development use and amenity as follows: Plan 1. To provide an access road that links the Grange Road to church via internal lands. 2. Provide forText/Maps a play pitch / park area adjacent to to low-density be housing.replaced 3. Provide for a future grave yard on lands to the north of the master plan area. 4. Provide for road widening along the existing lane within the master plan.

STAGE ONE FLOOD RISK ASSESSMENT - BALLINA

1.0 Introduction This is the Stage 1 Flood Risk Identification for Variation No. 1 of the County Development Plan 2010 (hereafter referred to as the Plan), prepared in accordance with the Planning System and Flood Risk Management Guidelines for Planning Authorities’ published by the Department of the Environment, Heritage and Local Government and the OPW in November 2009.

The purpose of this process is to identify whether there may be any flooding or surface water management issues related to the plan area that may warrant further investigation through stage 2 and 3 Flood Risk Assessment.

This stage 1 Flood Risk Assessment forms an integral part of the SEA process for Variation of the Plan and will inform the approach to future planning and development in North Tipperary.

2.0 Flood Risk Identification (Stage 1) The following sources of information have been investigated in order to determine flood risk potential;

1. OPW preliminary Flood Risk Assessment indicative fluvial flood maps. 2. Predictive and historic flood maps, and benefiting land maps, such as those at www.floodmaps.ie. 3. Predicative flood maps produced under the CFRAM. 4. River Basin Management Plans and reports. 5. Indicative assessment of existing flood risk under preliminary flood risk assessment. 6. Expert advice from OPW 7. Consultation with local authority 8. Topographical maps. 9. GSI Alluvial deposit map. 10. Liable to flood markings on the old 6 inch maps. 11. Newspaper reports. 12. Consultation with Local Community 13. Walkover survey

Each of these sources is addressed individually below:

1. OPW preliminary Flood Risk Assessment indicative fluvial flood maps. These are being produced through the catchment-based Flood Risk Assessment and Management Study. These maps are not yet available for the River Shannon Catchment. Variation to North Tipperary 2. Predictive and historic flood maps, and benefiting land maps, such as those at www.floodmaps.ie. This websiteCounty was consulted. It wasDevelopment found that there were a few flood eventsPlan in the village of Ballina. The last recorded event was in 2004; prior to this there was a severe flood in the Winter 1999/2000, whichText/Maps included the flooding of the entire to River be Shannon replaced catchment. There was also a flood event in 1994/95 and in 1954.

3. Predicative flood maps produced under the CFRAM. The Shannon Catchment Flood Risk and Management Study (CFRAM) is to be commenced in 2010 and is scheduled to be completed by the end of 2013. Therefore the predicative flood maps to be prepared under this project are not yet available.

4. Catchment Flood Risk Assessment and Management Plans and reports. The Shannon Catchment Flood Risk and Management Study (CFRAM) is to be commenced in 2010 and is scheduled to be completed by the end of 2013. Therefore this Stage 1 Flood Risk Assessment has not been able to make reference to any guidance or information which may be contained within it. It is hoped that as part of the review of the Plan, to be completed by 2013 that this information will be available and can feed into the Assessment for the new Plan.

5. Indicative assessment of existing flood risk There is no river flowing through Ballina village, although it is situated along the banks of the River Shannon, at the southernmost tip of Lough Derg. The topography is such that the land falls from east to west at the southerly end of the Ballina. Moving north towards Cullenagh the land falls from north east to south west. The meeting point of these topographical areas gives rise to a narrow cleft of lowland where Alluvial soils are present. The most recent flood event took place in this area, Summerhill Road (R404), in 2004. The lowland areas situated on the banks of the River Shannon at the northern end of the town flooded in the winter of 1999/2000. This area lies at a substantially lower level to the town itself.

6. Expert advice from OPW This Stage 1 Flood Risk has been undertaken with the advantage of expert advice from the OPW.

7. Consultation with local authority A site visit was undertaken and planning histories consulted. Flood risk assessments were required on 2008 planning application 08/51/1066.

8. Topographical maps. County Topographical maps do not adequately address the local Ballina area as they are based on the topography of the county.

9. GSI Alluvial deposit map. GSI Soils Map for Ballina

Variation to North Tipperary County Development Plan Text/Maps to be replaced

The GSI Soils map is set out above for Ballina. The turquoise area indicates lands which are manmade. The red area represents that area where Acid Brown Earths Brown Podzolics soils are in existence. The yellow/mustard area highlights where Alluvium soils are present and is indicative of an area which is prone to flooding. Alluvial soil mapping alone is not a definitive gauge of areas at flood risk, however, it a useful indicator of areas where flood events have occurred historically. The GSI Soils Map has informed the Land Use Zoning Map.

10. Liable to flood markings on the old 6 inch maps. None of the lands within the village or adjacent to the river, within the settlement boundary have been identified on the 6” maps as being ‘liable to flooding’. A ‘Ford’ is indicated in the Roolagh area of Ballina.

11. Newspaper reports The Newspaper Reports available at www.floodmaps.ie were consulted as part of this Stage 1 Flood Risk Assessment. There was no record of reports of flooding in the village.

12. Consultation with local people. Consideration will be given to any comments received during the public consultation phase on the 2010 Development Plan variation that relate to flooding in the area.

13. Walkover survey to assess potential sources of flooding. A number of inspections were carried out on site by the Planning Officer during the preparation of the Variation.

3.0 Conclusion This is the Stage 1 Flood risk assessment for Variation No. 1 to the County Development Plan 2010.

The Planning Authority is satisfied that there is no potential flood risk identified in areas planned for growth in Ballina based on an assessment of all the sources listed above and bearing in mind a precautionary approach. This report should be read in conjunction with the SEA and HDA Report documentation as part of the variation process.

It is concluded that there will be no significant flood risk to the Plan area and any surrounding areas as a result of Variation No. 1 to the County Development Plan 2010.

Variation to North Tipperary County Development Plan Text/Maps to be replaced

1.0 General Introduction and Development provide for employment uses, retail and general Context warehousing, and expansion of the existing nursing/ • Location retirement home. 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 2.0 Key Aim and Objectives housing developments have been completed by the The town is designated as a Secondary Service County Council in the form of social housing. Area/Market Town in Population and Settlement However, there has been some private development Strategy Chapter of the Plan. The key aim of the under the last County Development Plan. It is, settlement is to provide a framework for therefore, imperative that the current situation development for appropriate residential, continues through the provision of private and commercial and industrial development and to affordable housing to ensure that the town has a enhance the visual character and amenities of the healthy mix of private, affordable and social town. housing. It will therefore, be important that a range of housing types are proposed as part of new Key Objectives housing schemes. This should include low-density • To facilitate low density, high quality housing on large sites to provide an alternative to housing appropriate to the town location, one-off housing in rural locations. • To maintain and enhance social, community and amenity facilities within • Settlement Form the town. Borrisokane is situated in an area dominated by • To support opportunities for commercial, agriculture, lying in a bowl-shaped syncline. The industrial and other employment facilities. town itself rises towards the north and south with • To focus development within the important buildings, such as the Catholic Church, development boundary of the settlement the Terrace and AIB bank located in prominent positions. The town is intersected by the 3.0 Services and Social Infrastructure Ballyfinboy River. There is a strong historic legacy evident in the town, and many of the key • Water Supply architectural elements that give the town its The settlement is serviced by a public water supply. characterVariation are still intact. to North Tipperary • Waste Water There is an existingCounty employment areaDevelopment west of The settlement is Plan serviced by a public sewer. Shannon Street in the form of a small Shannon Notwithstanding that the amount of land zoned in Development Park and Minch Norton Grain yards. the plan allows for growth in the town, normal The land-use zoningText/Maps map provides for the toplanning be development replaced management practice is that expansion of the Shannon Development site. It is proposals are assessed as regards capacity of important that serviced and affordable lands are services to cater for them and development would made available for small start up industries that are not be permitted unless adequate treatment can be currently setting up in the rural areas around the assured. Any development proposed within the town. town will need to clearly demonstrate this as part of any planning application. Secondly, lands have been zoned on the Nenagh Road for commercial development. This would

Other significant historical sites within the • Roads and Transport Infrastructure town include; Borrisokane is located on the National Secondary Road (N52 Birr) and the N65 Galway route. The David Clarke Memorial Hall (Protected Regional Road R490 to Cloughjordan is located at Structure No. S421) on Mill Street, built c. the southern side of the settlement and Local Roads 1930. (L-1100 and L-1092) branch to the west from the settlement. 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

See the Record of Protected Sructures for full list of There is an extensive network of footpaths within Protected Structures in the County Development the area. Public lighting is provided throughout the Plan 2010-2016 as set out in the main text in settlement. Volume III.

• Social and Community Infrastructure Conservation Area A Roman Catholic Church, Church of Ireland This includes all of Main Street, part of South Main Church, national and secondary schools, GAA Street, part of Mil Street and part tower Hill and grounds, community centres and play area, Shannon Street. numerous public houses, guesthouses, restaurants, a court house and take-aways and a post office are Archaeological Heritage currently located within the settlement. 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 Variation to North Tipperarydevelopment of existing stone walls, trees and native hedgerows, and promotion of 4.0 Architectural and Archaeological similar materials for new boundaries. HeritageCounty Development• High quality Plan designs, which are particularly reflective of the predominantly rural There are a number ofText/Maps significant historical sites to becharacter replaced of the area, without precluding within the town. Among its attractions include high quality innovative contemporary Borrisokane Courthouse and Community College designs. which are located in a detached former workhouse • Promotion of natural building and boundary complex, built c. 1850, comprising four two- and materials. three-storey blocks having large courtyards between and two single-storey buildings.

• 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 • The conservation and protection of and west of The Terrace. protected structures, recorded monuments and other features of archaeological and historical merit within the settlement.

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. • To reserve land for a future link road

between N65 and N52 to the north east of Ion addition to general policy requirements for the town. development, the Council will seek to implement • the following objectives: To provide a cycle track on the access road to the Community College. • • Facilitate people to live in high quality, To ensure that proposals for new primarily low density housing in a rural development of lands adjacent to public town location. roads provides access to backlands and land that does not have road frontage. • Maintain services at a local level. • To provide pedestrian linkage as part of • Reinforce the attractive rural town which new town centre development. exists at present by permitting appropriate • and sensitively designed new development. To seek the redevelopment of derelict and vacant dwelling and sheds to town centre • Facilitate the creation of commercial, uses. industrial and other employment • opportunities. To seek the redevelopment of this riverside site to provide town centre uses that include • The rate of growth must be in accordance new streetscape on Mill Street, off-street with the Council’s policy on towns and parking, preservation of the Georgian house villages and the availability of services and retention of the right of way through (including physical and social provisions). the northern part of the site to the river and • To provide a new streetscape as part of land north of the river. redevelopment of current playing fields. • To provide new town centre development • VariationTo provide a park as part of tonew residential North Tipperary on land off Shannon Street that is currently development on lands south of occupied by derelict limestone buildings. Cloughjordan Road. • County DevelopmentNew development Plan may provide for the To provide a river side walk and park as restoration of the limestone buildings, or follows; (1) Maintain link from Main Street the reuse of the stone and arches. east along river, (2) maintain right of way Text/Maps to be• Restoration replaced of derelict building to town from Mill Street through Opportunity site centre uses. ‘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.

Variation to North Tipperary County Development Plan

Text/Maps to be replaced Variation to North Tipperary County Development Plan Text/Maps to be replaced 1.0 General Introduction and 2.0 Key aim and objectives Development Context Borrisoleigh has been identified as being a • Location Secondary Service Areas / Market Town in Borrisoleigh is situated on the R-498 Chapter 3 of the County Development Plan. between Thurles and Nenagh and is The key aim of this settlement plan is to intersected on the northern side of the town provide a framework for the development by the Clodagh River. for appropriate residential, commercial and industrial development, to enhance the • Population visual character and amenities of the town The population of the town grew between and to ensure that Borrisoleigh provides the 1996 and 2002 from 564 persons to 598 services and facilities for its hinterland. persons, which is a 6% increase in population in the period and this rose to 626 Key Objectives in 2006 CSO figures, a further increase of • To facilitate low density, high 4.7%. quality housing appropriate to the town and its designation as a Secondary Service Areas / Market Town on the Settlement Hierarchy in Chapter 3 of the Plan. • To maintain and enhance social, community and amenity facilities within the town. • To support opportunities for commercial, industrial and other

employment facilities. • Settlement Form • To focus development within the The town is situated in a high quality development boundary of the landscape area, lying in a bowl-shaped settlement. syncline north east of the Silvermines and Slievefelim Mountains. The town itself rises towards the north and south, with important 3.0 Services and Social Infrastructure buildings, such as the renaissance Catholic Church, located in prominent positions. • Water Supply The settlement is serviced by a public water The town centre has a linear pattern with supply. junctions with Pallas Street and Chapel Street.Variation The church dominates to the North central Tipperary• Waste Water area with some good examples of Irish The settlement is serviced by a waste water Victorian architecture in Finn’s pub and treatment plant and public sewer. Upgrade Chadwick’sCounty shop. The town is theDevelopment home of works may be required Plan during the lifetime of Tipperary Natural Mineral Water which is a the Plan. Notwithstanding that the amount nationally and internationally recognised of land zoned in the plan allows for growth brand and is a largeText/Maps employer in the town toin the be town, normalreplaced planning development and occupies a significant area. 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 church in McDonagh Square. The window demonstrate this as part of any planning and door surrounds were quarried at application. Drombane, 12 miles away. It is similar to the stone used in Cormacs Chapel, Cashel. • Roads and Transport Infrastructure Borrisoleigh is situated on the R498 and R501, conveniently located in relation to the major towns of Thurles, Nenagh and the City of Limerick.

There is an extensive network of footpaths within the area. Public lighting is provided throughout the settlement. Conservation Area

This includes all of Main Street, northern part of Pallas Street, part of Chapel Street and Lower Street.

Protected Structures

See RPS for list of Protected Structures in the County Development Plan 2010-2016 as set out in the main text in Volume III.

5.0 Key Messages for Borrisoleigh

• Social and Community • The settlement shall be developed in Infrastructure a properly planned and coherent A Roman Catholic Church, primary and manner. The picturesque setting secondary schools, Town Park with GAA shall be retained and enhanced in pitch, soccer pitch, tennis courts pavilion accordance with appropriately and play ground, public houses, shops, designed and sensitive development. butchers, hairdressers, chemists, • The conservation and integration guesthouses, take-away, bank, bakery, into new development of existing restaurant and a post office are currently stone walls, trees and native located within the settlement providing for hedgerows, and promotion of the immediate needs of those living within similar materials for new the hinterland of the town. boundaries. Variation to North Tipperary • High quality designs, which are 4.0 Architectural and Archaeological particularly reflective of the Heritage County Developmentpredominantly Plan rural character of the There are a number of significant historical area, without precluding high sites within the town.Text/Maps Among its attractions to bequality replaced innovative contemporary are some traditional shop fronts, and a 15th designs. • century tower house. An inscribed slab Promotion of natural building and inserted into the gable of one of a pair of red boundary materials. • sandstone houses are engraved the names The conservation and protection of Richard Burke and Ellis Hurley, 1643. protected structures, recorded Walter Doolin was the architect of the monuments and other features of archaeological and historical merit 3. To protect existing access to backlands within the settlement. and to support the redevelopment of Main Street properties as part of the development 6.0 General Development Objectives of backlands. Such lands include lands south Proposals for development will be assessed of Main Street, to the rear of Old School and in accordance with the policies and Council Car Park and lands south of Main objectives of the County Development Plan Street to the rear of Garda Station. 2010-2016 as set out in the main text in 4. To provide suitable and accessible land Volume I. for commercial development. A prominent site is zoned on the Thurles Road, south of In addition to general policy requirements the Sewerage Treatment Plant, for such use for development, the Council will seek to to attract uses that heretofore have been implement the following objectives: developed in rural locations along the R- 498. • Facilitate people to live in high 5. To preserve the Local Road L-3215 to quality, primarily low density the north of the town free from sporadic housing in a rural town location. development and/or development that would • Maintain services at a local level. have a negative impact on the setting of the • Reinforce the attractive rural town town. which exists at present by 6. To seek to implement a town permitting appropriate and improvement scheme which would include sensitively designed new the under-grounding of cables and wirescape development. within the town, the improvement of • Facilitate the creation of retail, pavement quality and the introduction of commercial, industrial and other landscaping into the town where possible. employment opportunities. 7. To seek to provide traffic calming on • The rate of growth must be in approach roads into the town where accordance with the Council’s resources permit. policy on towns and villages and the 8. To seek to improvement junctions within availability of services (including the town as resources permit. physical and social provisions). 9. To seek that the proposed linear park along the river provides adequate pedestrian walkways and access to the river where possible. 10. To seek the provision of an amenity area in Borrisland North to be developed as part of new developments with seating/picnic area/play area/skate board park etc. Variation to North Tipperary

County Development Plan Specific Objectives 1. To create an Inner Relief Road as part of future developmentText/Maps to link the R498 on the to be replaced western side of the town with the Templemore Road (R501). 2. To seek the restoration of a number of derelict or vacant sites in the town. Variation to North Tipperary County Development Plan

Text/Maps to be replaced

Variation to North Tipperary County Development Plan Text/Maps to be replaced on large sites to provide an alternative to 1.0 General Introduction and one-off housing in rural locations. Development Context One of the most important developments

in Cloughjordan in recent years has been • Location the progress on Ireland’s first Eco-Village. The market town of Cloughjordan lies The concept of this innovative and unique close to the border with Offaly at the proposal, to develop a community with junction of the R490 and R491 Regional commitments to ecological, social and Roads. The town serves an area which is economic sustainability within a urban renowned for the quality of its agricultural environment, has been recognised land and the food it produces. While the nationally and internally, as being an town is primarily residential in nature, it important pilot for the way future acts as a local centre for services and communities might develop. This new facilities. community, being developed on 67 acres (c.27ha) of farmland, will merge with the • Population existing village of Cloughjordan through a The population fell from 447 in 1996 to new street opposite the Church of Ireland. 431 in 2002 (CSO) which is decline of The development of the Eco-village will 3.6% in the census period. There has been provide a welcomed inflow of people into a further decline to 394 in the 2006 Census the town and has developed (CSO, 2006). Cloughjordan’s image as an eco-town.

• Settlement Form

The Ballyfinboy River intersects the town. The town has a strong historic legacy, and many of the key architectural elements that give the town its character are still intact. Important landmark buildings in the town include the three churches and the Rail Station. The town of Cloughjordan remained relatively unchanged during the Celtic Tiger years with limited investment in employment, retail development, or necessary medium or large-scale The town of Cloughjordan consists of one commercial or industrial development. main street, with three branching side What is evident from the population streets. Halfway down Main Street, is the figures is that the town has suffered from Church Meadow or Town Green, bordered anVariation outflow of population to to the North rural by Tipperary a stone wall and mature lime trees; countryside and the larger towns. setting the stage for St. Kieran’s Churchy of Ireland church, built in 1828. To the Much ofCounty the private housing in Developmentthe town is left of the church are Plan the Militia Houses, on stand alone sites, with a few new reputed to have been built as a nineteenth private estates having been constructed. It century army barracks, but never used as is important thatText/Maps this continues through the tosuch. be To the replaced right is the modern St. provision of private and affordable Kieran’s hall, standing on the site of the housing to ensure that the town has a first purpose-built school in the town. The healthy mix of private, affordable and Methodist Church, built in 1875 is on social housing. It will therefore, be Main Street, while on Templemore Road, important that a range of housing types is the Catholic Church of SS Michael and proposed as part of new housing schemes. John, built in 1899, creates a dramatic This should include low-density housing vista at that entrance to the town. The oldest and most historically significant domestic building in the town, • To continue to develop the Cloughjordan House, is situated on the concept of Cloughjordan being Shinrone Road. a Eco-town.

3.0 Services and Social Infrastructure

• Water Supply The village is serviced by a public water supply.

• Waste Water The village is serviced by a sewage treatment plant. However, up-grade works may be required to cater for additional development. 2.0 Key aim and objectives

Cloughjordan is identified as being a • Roads and Transport District Service Centre in Chapter 3 of Infrastructure the County Development Plan. The key aim of this settlement plan is to Cloughjordan developed at the provide a framework for the intersection of travel routes between development for appropriate residential Nenagh, Birr and Moneygall. It is a commercial and light industrial district service town located 16km development, to enhance the visual north of Nenagh on the R491. It is character and amenities of the village conveniently located in relation to the and to ensure that Cloughjordan major towns of Nenagh, Roscrea, Birr provides the services and facilities for and Borrisokane. its hinterland. Cloughjordan railway station opened Key Objectives on 5 October 1863. It is connected to the Irish railway network on a branch • To facilitate low density, high from Limerick to Ballybrophy (where quality housing appropriate to it joins the main Cork–Dublin line) and the town and its designation as has a twice-daily service in each Variationa District Service Centreto onNorth the direction. Tipperary Settlement Hierarchy in CountyChapter 3 of the Plan. Development There is an extensive Plan network of • To maintain and enhance footpaths within the area. Public social, community and amenity lighting is provided throughout the facilitiesText/Maps within the village. tosettlement. be replaced

• To support opportunities for commercial and employment facilities. • To focus development within the development boundary of the settlement. • Social and Community similar materials for new Infrastructure boundaries. •

The town has a broad main street, with 5.0 General Development Objectives a tree-lined square at its mid-point. Main Street is lined by an attractive Proposals for development will be mix of houses and shops, including a assessed in accordance with the post office, a Garda station, a library, policies and objectives of the County ten shops (including a book/coffee Development Plan, 2010-2016 as set shop, a butcher with his own farm, a out in the main text in Volume 1. pharmacy and a cycle shop), a garage, a restaurant, four pubs, a 'chipper', a In addition to general policy fire station, sports clubs, two surgeries, requirements for development, the two schools, three churches (Catholic, Council will seek to implement the Methodist and Church of Ireland) and following objectives: GAA grounds. • The Council will seek to make 4.0 Key Messages for Cloughjordan provision and/or facilitate the

provision of footpaths and • The settlement should be developed in a properly planned public lighting to enhance the and co-ordinated manner in local infrastructure. accordance with the zoning • The Council will seek to foster objectives of the settlement plan. a village identity and definition The picturesque setting shall be of the village by facilitating the retained and enhanced in provision of hard and soft accordance with appropriately landscaping and signage. designed and sensitive • The Council will seek to ensure development. the protection of Protected • Low density rural clustered style Structures and archaeological development is promoted on residential zoned sites. monument (i.e by preservation • The provision of additional in situ or at a minimum passive amenity spaces protection by record). • including playground facilities The Council will seek to should be provided. control ribbon development on the approach roads to preserve • High quality designs, which are particularly reflective of the and consolidate the built Variationpredominantly rural to character North of Tipperaryenvironment of the village. the area, without precluding high • The Council will seek to ensure Countyquality innovative contemporaryDevelopment hedgerows, Plan trees and any designs. natural stone walls are • The conservation and protection of preserved and maintained in protectedText/Maps structures, recorded to beany replaced new development monuments and other features of proposals. archaeological and historical merit • The Council will seek to within the settlement. continue to improve the • The conservation and integration approach roads to the village into new development of existing and improve traffic calming. stone walls, trees and native • hedgerows, and promotion of The Council will seek to ensure that development is focused within the village around the • To provide pedestrian linkage core area so as to consolidate as part of new town centre the centre of the village. development. • To provide a new streetscape in the centre of the town on vacant 6.0 Conservation Area: and derelict sites. This includes most of Main Street, part of • To provide a park as part of the South Main Street, part of Station Road planned village expansion north (see map attached)

of Cloughjordan. 7.0 See RPS (Volume III) for list of • To protect and provide access Protected Structures to back lands on the Station Road and to lands north and south of Main Street. • 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 stone boundary walls on the Borrisokane approach road, the Birr approach road and within the Conservation Area. • To seek the protection of trees at the following locations: o Hardwood trees on the Birr Road. o Trees within the grounds of protected structures.

5.1 Transport and Access Improvement Objectives Variation• To reserve land for to a future North link Tipperary road between R491 and R490 to the south east of the town. • CountyTo provide extended Development footpaths Plan as part of new development. • To ensureText/Maps that proposals for to be replaced new development of lands adjacent to public roads provides access to backlands and land that does not have road frontage. • To preserve rights of way. Variation to North Tipperary County Development Plan Text/Maps to be replaced

The key aim of the settlement plan is 1.0 General Introduction and provide a land use framework to Development Context promote the expansion of residential, employment, social and community • Location service provision. Littleton is located c. 5km southeast of Thurles on the former National Primary Road (N8) now re-classified as a Key Objectives regional road R639. • To support the vitality and viability of the village through • Population the promotion of the commercial Littleton village had a recorded and local service facilities to population of 463 persons in 2006, service the settlement and its which represented a decline of 37 people hinterland. over the 2002-2006 inter-censal • period(CSO, 2006). To encourage new residential owner occupied developments to • Settlement Form provide a greater socio-economic The core of Littleton is defined by a mix in the settlement. traditional main street along the old N8. • To maintain and enhance social, Residential development has expanded community and amenity facilities particularly to the south by the within the village. construction of a number of local • authority housing estates. To support opportunities for commercial and employment provision.

3.0 Services and Social Infrastructure

• Water Supply The village is serviced by a public water supply.

• Waste Water Variation to NorthThe Tipperary village is served by a waste water 2.0 Key aim and objectives treatment plant. Littleton is a designated ‘local service • centre’ underCounty the settlement hierarchyDevelopment as Roads andPlan Transport set out in Chapter 3 of the Draft Infrastructure Development Text/Maps Plan. Therefore the toLittleton be is servedreplaced by a excellent road settlement has a key role in terms of network, linked by the former national service provision both for the village and primary road to Thurles and in close its surrounding rural hinterland. proximity to the new M8.

Traffic calming has taken place on the boundary of the village along the R639 which has created defined entrances to Townhouse (S872) the village. These entrances are formed by large signs, and thus an opportunity is provided to enhance the character of the village through soft landscaping.

There is an extensive network of public footpaths in the area. Public lighting is provided throughout the settlement.

• Social and Community Infrastructure

The village centre provides a selection of services such as retail shops, public There are a number of recorded houses, post office, garage, school and monuments within in the settlement church. boundary, which include a Ringfort to the south of the village and a Tower 4.0 Architectural and House to the east. Archaeological Heritage 5.0 Key Messages for Littleton Littleton has a number of buildings of architectural significance including the • The settlement should be Chruch of Ireland church, which was developed in a properly planned built c. 1786 and is protected under the and co-ordinated manner in County Development Plan. accordance with the zoning objectives of the settlement plan. Buildings which are proposed for • Commercial and enterprise protection includes an early 19th century development is encouraged townhouse, which occupies a corner site within the settlement boundary to on the main streetscape. expand the service provision and employment base for local Church of Ireland Church (S260) residents. • Low density rural clustered style development, which incorporates Variation to North Tipperarydetached houses and serviced site are promoted. • The development of infill sites County Developmentand under-utilised Plan sites within the village is encouraged. Text/Maps to be replaced

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 1.

In addition to general policy requirements for development, the Council will seek to implement the following objectives:

• The Council will seek to make provision and/or facilitate the provision of footpaths and public lighting to enhance the local infrastructure. • The Council will seek to enhance the village identity and traffic safety through the facilitation of additional traffic calming including hard and soft landscaping. • The Council will seek to ensure the protection of the protected structures and archaeological monuments (i.e by preservation in situ or at a minimum protection by record). • The Council will seek to control ribbon development on the approach roads to preserve and consolidate the built environment of the village. • The Council will seek to ensure hedgerows, trees and any natural Variationstone walls are preservedto North and Tipperary maintained in any new development proposals. County Development Plan

Text/Maps to be replaced

Newport Local Area Plan 2010

Context

Newport is identified as Service Centre in the County Development Plan (as varied). Newport has a dedicated Local Area Plan – Newport LAP 2010, this should be referred to for further detail.

Development Objectives

Please refer to the detailed development objectives as set out in the Newport LAP 2010 and any amendments thereto during the life of the County Development Plan (as varied).

Variation to North Tipperary County Development Plan Text/Maps to be replaced NEWTOWN SETTLEMENT PLAN

Variation to North Tipperary County Development Plan Text/Maps to be replaced

1.0 General Introduction and Development Context

• Location Newtown village is located on the Regional Road R494 approximately 6km west of Nenagh town. The Newtown River runs in a northerly direction through the village before entering Youghal Bay and Lough Derg

• Population Although the core of the village is quite compact, Newtown extends over a much larger area. During the period between 2002 and 2006 the population of the Youghalarra DED (within which Newtown is located) grew by 40% from 626 people to 877 people.

• Settlement Form The original settlement is likely to have developed as a small cluster between the river and the junction. Subsequent expansion has in the main, taken the form of linear development along the constituent roads. The settlement is low rise and low density, with a number of different building styles in evidence, although the original core has a slightly tighter grain and more vernacular style.

• WaterCounty Supply Development Plan The village is serviced by a public water supply.

• Waste WaterText/Maps to be replaced The settlement is serviced by a waste water treatment plant and public sewer. The existing sewage treatment plant has limited capacity and as such upgrade works may be required during the lifetime of the Plan. 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

79 permitted unless adequate treatment can be assured. Any development proposed within the village will need to clearly demonstrate this as part of any planning application.

• Roads and Transport Infrastructure. Newtown is located on the Regional Road R494 with some recent development taking place on the L-6052 road to Youghal Harbour and Quay.

There is a limited network of public footpaths and public lighting within the village.

Social and Community Infrastructure The village is served by two public houses, a primary school, Roman Catholic Church, post office and a childcare facility. The local sports club have a playing field within the village boundary.

4.0Architectural and Archaeological Heritage

There are a number of historic buildings and sites within the village boundaries. Significant buildings within the village considered worthy of note in and around the village are illustrated below.

Former National School Vernacular House

Newtown R.C. Chapel

Variation to North Tipperary

County Development Plan

Text/Maps to be replaced 5.0 Key Messages for Newtown

• The settlement should be developed in a properly planned and co-ordinated manner in accordance with the zoning objectives of the settlement plan.

• Low density rural clustered style development is promoted on residential zoned sites. Promotion of low-density linear or clustered style development within the village, with the exception of slightly tighter knit development in the core. • Facilitate and encourage the development of commercial and employment opportunities which are necessary in sustaining its tourism base. • Encourage the use of natural building and boundary materials. • 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 reflective of the existing rural character of the village, without precluding high quality innovative contemporary designs. • New development should recognise any existing outlying developments/ permissions with a view to linking up and therefore consolidating them back into the village fabric in a sensitive and coherent manner. • Improved road alignment, public footpaths and lighting should be provided as part of all new developments.

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 1.

In addition to general policy requirements for development, the Council will seek to implement the following objectives: • The Council will seek to improve and extend the provision of footpaths and public lighting to enhance the local infrastructure. • The Council will seek to foster a village identity and definition of the village by facilitating the provision of hard and soft landscaping and signage. • A traditional streetscape which maintains where possible the front boundary wall and trees. The Council will seek to ensure hedgerows, trees and any natural stone walls are preserved and maintained in any new development proposals. • Promotion of low-density linear or clustered style development within the village, with the exception of slightly tighter knit development in the core. • Buildings which respect the scale, massing and design of existing buildings in the village. • The Council will seek to ensure the protection of protected structures, historic buildings and buildings/structures of archaeological significance. • The Council will seek to control ribbon development on the approach roads to preserve and consolidate the built environment of the village. • Enhancement of ‘gateway’ features and natural edges as the opportunities arise, so as to Variationincrease the sense of place to and character North of the village. Tipperary • Access points to be provided where necessary, within the proposed development boundary. • The County incremental provision Development of footpaths through development contributionsPlan / special development contributions or requirements for works as part of planning permissions granted is envisaged,Text/Maps to improve the amenities of the area.to be replaced

STAGE ONE FLOOD RISK ASSESSMENT - NEWTOWN

This stage 1 Flood Risk Assessment forms an integral part of the SEA process for Variation of the Plan and will inform the approach to future planning and development in North Tipperary.

2.0 Flood Risk Identification (Stage 1) The following sources of information have been investigated in order to determine flood risk potential;

Each of these sources is addressed individually below:

1. OPW preliminary Flood Risk Assessment indicative fluvial flood maps. These are being produced through the catchment-based Flood Risk Assessment and Management Study. These maps are not yet available for the River Shannon Catchment. Variation to North Tipperary 2. Predictive and historic flood maps, and benefiting land maps, such as those at www.floodmaps.ie. This websiteCounty was consulted. It wasDevelopment found that in 2006 the Area Engineer Planwith North Tipperary County Council identified Newtown as an area prone to flooding. A recurring flood event has been recorded asText/Maps a result of runoff from hills afterto heavy be rain. replaced

5. Indicative assessment of existing flood risk The Newtown River bisects the village of Newtown and empties into Youghal Bay. The topography is such that the land falls from south-west to north-east towards the river basin.

6. Expert advice from OPW This Stage 1 Flood Risk has been undertaken with the advantage of expert advice from the OPW.

7. Consultation with local authority A site visit was undertaken and planning histories consulted. A recurring flood event was recorded in 2006 as a result of runoff from hills after heavy rain.

8. Topographical maps. County Topographical maps indicate that Newtown is situated on lands inclining south-west to north-east towards the Newtown River basin.

9. GSI Alluvial deposit map. GSI Soils Map for Newtown

Variation to North Tipperary County Development Plan Text/Maps to be replaced

The GSI Soils map is set out above for Newtown. The red area represents where Acid Brown Earths Brown Podzolics soils are in existence. The yellow/mustard area highlights where Alluvium soils are present and is indicative of an area which is prone to flooding. Alluvial soil

83 mapping alone is not a definitive gauge of areas at flood risk, however, it a useful indicator of areas where flood events have occurred historically. The GSI Soils Map has informed the Land Use Zoning Map and areas which are potentially liable to flooding have been zoned for amenity uses (save where they have already been developed).

11. Newspaper reports The Newspaper Reports available at www.floodmaps.ie were consulted as part of this Stage 1 Flood Risk Assessment. There was no record of reports of flooding in the village.

12. Consultation with local people. Consideration will be given to any comments received during the public consultation phase on the Development Plan that relate to flooding in the area.

13. Walkover survey to assess potential sources of flooding. A number of inspections were carried out on site by the Planning Officer during the preparation of the Variation.

3.0 Conclusion This is the Stage 1 Flood risk assessment for Variation No. 1 to the County Development Plan 2010.

The Planning Authority is satisfied that there is no potential flood risk identified in areas planned for growth in Newtown based on an assessment of all the sources listed above and bearing in mind a precautionary approach. Having regard for the recurring flood event which has been recorded by the OPW in Newtown, any applications for future development of lands adjacent to the Newtown River will be accompanied by a comprehensive flood risk assessment. This report should be read in conjunction with the SEA and HDA documentation prepared as part of the variation process.

It is concluded that there will be no significant flood risk to the Plan area and any surrounding areas as a result of Variation No. 1 to the County Development Plan 2010.

Variation to North Tipperary County Development Plan Text/Maps to be replaced

PORTROE SETTLEMENT PLAN

Variation to North Tipperary County Development Plan Text/Maps to be replaced

1.0 General Introduction and Development Context

• Location Portroe stands at 182 metres/605 feet above sea level and has a commanding view of the surrounding countryside, including Lough Derg. It also boasts an attractive church made of cream grit stone.

The village is just 2.5-3km from the shores of Lough Derg and is the ‘gateway to the popular harbour of Garrykennedy. The village developed as the Portroe slate quarries prospered.

The modern day village has a strong community structure. The village streetscape however, lacks definition and contains a number of under-used sites.

• Population Portroe extends over a much larger area than the defined village itself. During the period between 2002 and 2006 the population of the Castletown DED (within which Portore is located) grew by 10.5% from 1223 people to 1352 people.

• Settlement Form The settlement has developed in a linear pattern running along the regional road and in a north- east, south-west axis from the crossroads.

The original settlement is likely to have developed as a small cluster to the western end of the village. Subsequent expansion has in the main, taken the form of linear development along the constituent roads. This settlement is low rise and low density, with a number of different building styles in evidence, although the original core has a slightly tighter grain and more vernacular style.

• Tourism Having regard to its proximity to the lake and particularly Garrykennedy, Portroe attracts tourists to the Lough Derg area.

The village offers the potential to further develop as a tourist destination and economic driver within the region.

2.0 Key Aim and Objectives The key aim of the settlement plan is to provide a framework for the development of residential, commercial and other appropriate development and to enhance the visual character and amenities of the village. Variation to North Tipperary Key Objectives • To facilitateCounty low density, highDevelopment quality housing appropriate to the village Plan location to ensure adequate critical mass to maintain/improve local service provision. • To provide, maintain and enhance social, community and amenity facilities within the village. • Reinforce theText/Maps attractive rural village which existsto at be present byreplaced permitting appropriate and sensitively designed new development. • To support opportunities for commercial and employment facilities. • Cater for a number of small in-depth housing schemes, serviced sites developments and also commercial / employment generating development which is appropriate in terms of scale, use and location within the village.

• Consolidate development within the delineated village boundary in order to protect the area of high amenity within which the village is set. • Foster the creation of a more coherent settlement, with adequate critical mass to maintain/improve local service provision.

3.0 Services and Social Infrastructure

• Water Supply The village is serviced by a public water supply.

• Waste Water The settlement is serviced by a waste water treatment plant and public sewer. The existing sewage treatment plant has limited capacity and as such upgrade works may be required during the lifetime of the Plan. 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 village will need to clearly demonstrate this as part of any planning application.

• Roads and Transport Infrastructure. Portroe is located on the Regional Road R494 with the local road L-2138 leading to Garrykennedy and the L-2135 leading to the Portroe Slate quarries and the Arra Mountains.

There is a limited network of public footpaths and public lighting within the village.

Social and Community Infrastructure The village is served by a primary school, Roman Catholic Church, garda station, a public house, community hall, garage/petrol station, and some shops.

The local sports club have a playing field and club house within the village boundary.

4.0 Architectural and Archaeological Heritage

There are a number of historic buildings and sites within the village boundaries. Significant buildings within the village considered worthy of note in and around the village are illustrated below. St Marys R.C. Church – S 620 Former RIC Barracks – S 621 Variation to North Tipperary

County Development Plan

Text/Maps to be replaced

5.0 Key Messages for Portroe

• The settlement should be developed in a properly planned and co-ordinated manner in accordance with the zoning objectives of the settlement plan. • Low density rural clustered style development is promoted on residential zoned sites. Promotion of low-density linear or clustered style development within the village, with the exception of slightly tighter knit development in the core. • Facilitate and encourage the development of commercial and employment opportunities which are necessary in sustaining its tourism base. • Encourage the use of natural building and boundary materials. • 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 reflective of the existing rural character of the village, without precluding high quality innovative contemporary designs. • Improved public footpaths and lighting should be provided as part of all new developments.

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 1.

In addition to general policy requirements for development, the Council will seek to implement the following objectives:

• The Council will seek to improve and extend the provision of footpaths and public lighting to enhance the local infrastructure. • The Council will seek to foster a village identity and definition of the village by facilitating the provision of hard and soft landscaping and signage. • A traditional streetscape which maintains where possible the front boundary wall and trees. The Council will seek to ensure hedgerows, trees and any natural stone walls are preserved and maintained in any new development proposals. • Promotion of low-density linear or clustered style development within the village, with the exception of slightly tighter knit development in the core. • Buildings which respect the scale, massing and design of existing buildings in the village. • The Council will seek to ensure the protection of protected structures, historic buildings and buildings/structures of archaeological significance. • The Council will seek to control ribbon development on the approach roads to preserve and consolidate the built environment of the village. •Variation Enhancement of ‘gateway’ to features North and natural edgesTipperary as the opportunities arise, so as to increase the sense of place and character of the village. • AccessCounty points to be provided Development where necessary, within the proposed development Plan boundary. • The incremental provision of footpaths through development contributions / special development contributions or requirements for works as part of planning permissions granted is envisaged,Text/Maps to improve the amenities of the area.to be replaced • Pedestrian linkages should be provided as part of any new development to link to public thoroughfares or existing developments. • The provision of serviced sites on residentially zoned lands on the Garrykennedy road should be accessed with a single access point only.

STAGE ONE FLOOD RISK ASSESSMENT - PORTROE

This stage 1 Flood Risk Assessment forms an integral part of the SEA process for Variation of the Plan and will inform the approach to future planning and development in North Tipperary.

2.0 Flood Risk Identification (Stage 1) The following sources of information have been investigated in order to determine flood risk potential;

Each of these sources is addressed individually below:

1. OPW preliminary Flood Risk Assessment indicative fluvial flood maps. These are being produced through the catchment-based Flood Risk Assessment and Management Study. These maps are not yet available for the River Shannon Catchment. Variation to North Tipperary 2. Predictive and historic flood maps, and benefiting land maps, such as those at www.floodmaps.ie. This websiteCounty was consulted. It wasDevelopment found that there were no recorded flood Plan events in the village of Portroe. Text/Maps to be replaced 3. Predicative flood maps produced under the CFRAM. The Shannon Catchment Flood Risk and Management Study (CFRAM) is to be commenced in 2010 and is scheduled to be completed by the end of 2013. Therefore the predicative flood maps to be prepared under this project are not yet available.

5. Indicative assessment of existing flood risk There is no river flowing through Portroe village and the topography is such that the land falls from a west to east direction. No flood event has been recorded in Portroe in recent years. The village is situation on high ground (160 -100 meters above sea level).

It is noted that the OPW has no recorded flood events in the village either.

6. Expert advice from OPW This Stage 1 Flood Risk has been undertaken with the advantage of expert advice from the OPW.

7. Consultation with local authority A site visit was undertaken and planning histories consulted. There is no evidence of flooding history.

8. Topographical maps. County Topographical maps do not adequately address the local Portroe area as they are based on the topography of the county.

9. GSI Alluvial deposit map. GSI Soils Map for Portroe

Variation to North Tipperary County Development Plan Text/Maps to be replaced

The GSI Soils map is set out above for Portroe. The red area represents that area where Acid Brown Earths Brown Podzolics soils are in existence. The type group it belongs to is deep well drained minerals. The cyan area represents that area where manmade soils are in existence. The GSI Soils Map has informed the Land Use Zoning Map.

10. Liable to flood markings on the old 6 inch maps. None of the lands within the village or within the settlement boundary have been identified on the 6” maps as being ‘liable to flooding’.

11. Newspaper reports The Newspaper Reports available at www.floodmaps.ie were consulted as part of this Stage 1 Flood Risk Assessment. There was no record of reports of flooding in the village.

13. Walkover survey to assess potential sources of flooding. A number of inspections were carried out on site by the Planning Officer during the preparation of the Variation.

3.0 Conclusion This is the Stage 1 Flood risk assessment for Variation No. 1 to the County Development Plan 2010.

The Planning Authority is satisfied that there is no potential flood risk identified in areas planned for growth in Portroe based on an assessment of all the sources listed above and bearing in mind a precautionary approach. This report should be read in conjunction with the SEA and HDA documentation prepared as part of the variation process.

It is concluded that there will be no significant flood risk to the Plan area and any surrounding areas as a result of Variation No. 1 to the County Development Plan 2010.

Variation to North Tipperary County Development Plan Text/Maps to be replaced

PUCKAUN SETTLEMENT PLAN

Variation to North Tipperary County Development Plan Text/Maps to be replaced

1.0 General Introduction and Development Context

• Location A little inland from Lough Derg is Puckaun (Pocán), an attractive and busy village. Its traditional style cottages are interesting and attractive.

Puckaun nestles between the unspoilt shores of Lough Derg and the bustling shopping town of Nenagh It is 10km north of Nenagh

• Population Puckaun extends over a much larger area than the defined village itself and is contained within the Knigh DED. During the period 1991 and 2006 the population of the Knigh DED grew by 13.4%. In fact there has been a higher increase in population in Knigh between the 1996/2002 Census (14.3%) and the 2002/2006 Census (3.7%).

The 2006 census reports a population of 239 for the village of Puckaun which is a decrease of 11.2% from the previous census.

• Settlement Form The settlement has developed in a linear pattern running along the regional road R493 and in a north south axis.

The original settlement is likely to have developed as a small cluster and subsequent expansion has in the main, taken the form of linear development along the constituent roads. This settlement is low rise and low density, with a number of different building styles in evidence, although the original core has a slightly tighter grain and more vernacular style.

• Tourism Having regard to its proximity to the lake and its picturesque setting, Puckaun attracts tourists to the Lough Derg area. The village was the first to be chosen in North Tipperary for the development of twelve Rent an Irish Cottage units in the early 1970s and as such the village offers the potential to further develop as a tourist destination and economic driver within the region.

2.0 Key Aim and Objectives The key aim of the settlement plan is to provide a framework for the development of residential, commercial and other appropriate development and to enhance the visual character and amenities of the village. Variation to North Tipperary Key Objectives • To facilitate low density, high quality housing appropriate to the village location to ensure adequateCounty critical mass to maintain/improve Development local service provision. Plan • To provide, maintain and enhance social, community and amenity facilities within the village. • Reinforce the attractive rural village which exists at present by permitting appropriate and sensitively designedText/Maps new development. to be replaced • To support opportunities for commercial and employment facilities. • Cater for a number of small in-depth housing schemes, serviced sites developments and also commercial / employment generating development which is appropriate in terms of scale, use and location within the village.

3.0 Services and Social Infrastructure

• Water Supply The village is serviced by a public water supply.

• Waste Water The settlement is serviced by a waste water treatment plant and public sewer. The existing sewage treatment plant has limited capacity and as such upgrade works may be required during the lifetime of the Plan. Notwithstanding that the amount of land zoned in the plan allows for growth in the village, 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 village will need to clearly demonstrate this as part of any planning application.

• Roads and Transport Infrastructure. Puckaun is located on the Regional Road R493.

There is a limited network of public footpaths and public lighting within the village.

Social and Community Infrastructure The village is served by a primary school, Roman Catholic Church, two public houses, a local shop, and a number of sporting facilities including a GAA pitch and club house, and a tennis club and club house.

4.0 Architectural and Archaeological Heritage

There are a number of historic buildings and sites within the village boundaries. Significant buildings within the village considered worthy of note in and around the village are illustrated below.

R.C. Church – S 573 Pats Cottage

Variation to North Tipperary

County Development Plan

Text/Maps to be replaced

5.0 Key Messages for Puckaun

• The settlement should be developed in a properly planned and co-ordinated manner in accordance with the zoning objectives of the settlement plan. • Low density rural clustered style development is promoted on residential zoned sites. Promotion of low-density linear or clustered style development within the village, with the exception of slightly tighter knit development in the core. • Promote the retention of traditional buildings within the village core forming a streetscape. • Facilitate and encourage the development of commercial and employment opportunities which are necessary in sustaining its tourism base. • Encourage the use of natural building and boundary materials. • 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 reflective of the existing rural character of the village, without precluding high quality innovative contemporary designs. • Improved public footpaths and lighting should be provided as part of all new developments.

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 1.

In addition to general policy requirements for development, the Council will seek to implement the following objectives:

• The Council will seek to foster a village identity and definition of the village by facilitating the provision of hard and soft landscaping and signage. • A traditional streetscape which maintains where possible the front boundary wall and trees. The Council will seek to ensure hedgerows, trees and any natural stone walls are preserved and maintained in any new development proposals. • Promotion of low-density linear or clustered style development within the village, with the exception of slightly tighter knit development in the core. • Buildings which respect the scale, massing and design of existing buildings in the village. • Pedestrian linkages should be provided as part of any new development to link to public thoroughfares or existing developments. • The Council will seek to ensure the protection of protected structures, historic buildings and buildings/structures of archaeological significance. • The Council will seek to control ribbon development on the approach roads to preserve and Variationconsolidate the built environment to Northof the village. Tipperary • Enhancement of ‘gateway’ features and natural edges as the opportunities arise, so as to increaseCounty the sense of place andDevelopment character of the village. Plan • Access points to be provided where necessary, within the proposed development boundary. • The incremental provision of footpaths through development contributions / special developmentText/Maps contributions or requirements for toworks asbe part of replacedplanning permissions granted is envisaged, to improve the amenities of the area. • The provision of serviced sites on residentially zoned lands. • All developments within the village shall have due regard to the Puckaun Village Design Statement.

STAGE ONE FLOOD RISK ASSESSMENT - PUCKAUN

This stage 1 Flood Risk Assessment forms an integral part of the SEA process for Variation of the Plan and will inform the approach to future planning and development in North Tipperary.

2.0 Flood Risk Identification (Stage 1) The following sources of information have been investigated in order to determine flood risk potential;

Each of these sources is addressed individually below:

1. OPW preliminary Flood Risk Assessment indicative fluvial flood maps. These are being produced through the catchment-based Flood Risk Assessment and Management Study.Variation These maps are not yet toavailable North for the River Shannon Tipperary Catchment.

2. Predictive and historic flood maps, and benefiting land maps, such as those at www.floodmaps.ieCounty. Development Plan This website was consulted. It was found that there were no recorded flood events in the village of Puckaun. Text/Maps to be replaced

5. Indicative assessment of existing flood risk There is no river flowing through Puckaun village and the topography is such that the land falls gently from a south to north direction. No flood event has been recorded in Puckaun in recent years. It is noted that the OPW has no recorded flood events in the village either.

6. Expert advice from OPW This Stage 1 Flood Risk has been undertaken with the advantage of expert advice from the OPW.

7. Consultation with local authority A site visit was undertaken and planning histories consulted. There is no evidence of flooding history.

8. Topographical maps. County Topographical maps do not adequately address the local Puckaun area as they are based on the topography of the county.

9. GSI Alluvial deposit map. GSI Soils Map for Puckaun

Variation to North Tipperary County Development Plan Text/Maps to be replaced

The GSI Soils map is set out above for Puckaun. The predominant soil within the village boundary, the cyan area, is manmade soil. The area in purple represents the area where grey brown podzolics brown earths are in existence. The type group it belongs to is deep well drained minerals. The area in grey represents the area where rendzinas lithosols soils are in existence. The soil type it belongs to is shallow well drained minerals. The GSI Soils Map has informed the Land Use Zoning Map.

10. Liable to flood markings on the old 6 inch maps. None of the lands within the village or within the settlement boundary have been identified on the 6” maps as being ‘liable to flooding’.

11. Newspaper reports The Newspaper Reports available at www.floodmaps.ie were consulted as part of this Stage 1 Flood Risk Assessment. There was no record of reports of flooding in the village.

13. Walkover survey to assess potential sources of flooding. A number of inspections were carried out on site by the Planning Officer during the preparation of the Variation.

3.0 Conclusion This is the Stage 1 Flood risk assessment for Variation No. 1 to the County Development Plan 2010.

The Planning Authority is satisfied that there is no potential flood risk identified in areas planned for growth in Puckaun based on an assessment of all the sources listed above and bearing in mind a precautionary approach. This report should be read in conjunction with the SEA and HDA documentation prepared as part of the variation process.

It is concluded that there will be no significant flood risk to the Plan area and any surrounding areas as a result of Variation No. 1 to the County Development Plan 2010.

Variation to North Tipperary County Development Plan Text/Maps to be replaced

SILVERMINES SETTLEMENT PLAN

Variation to North Tipperary County Development Plan Text/Maps to be replaced

1.0 General Introduction and Development Context

Location Silvermines village is located approximately 9km south west of Nenagh and at the junction of two regional roads, the R-499 and R-500.

Population

The village is located within the DED of 2.0 Key aim and objectives Kilmore which has a population of 579 Silvermines is a designated ‘local persons. The population increased by service centre’ under the settlement 5.1% from 551 to 579 persons between hierarchy as set out in Chapter 3 of the 1996 and 2002. By the 2006 Census the Development Plan. Therefore the population had increased to 642, an settlement has a key role in terms of increase of 10%. service provision both for the village and

its surrounding rural hinterland. Settlement Form

Silvermines has a picturesque setting The key aim of the settlement plan is located at the foot of the Step Forest and provide a land use framework to the Silvermines mountains. promote the expansion of residential,

employment, social and community The settlement has is characterised by service provision. this unique natural environment, a strong and well consolidated vernacular streetscape and historic buildings linked Key Objectives to the village’s mining heritage. • To protect the village core and New residential development has designated Architectural generally contributed to the character of Conservation Area through the the settlement. promotion of the maintenance of buildings and encouraging appropriate re-use of structures. Variation to North Tipperary• To protect and support the tourism potential of the village. County Development• To facilitate Plan low density, high quality housing appropriate to the Text/Maps to bevillage replaced location. • To promote the development of tourism facilities and mining heritage attractions. • To maintain and enhance social, The ‘Miner’s Sculpture’ is a striking community and amenity facilities feature in the heart of he village which within the village. provides a incidental public space and contributed to the character of the • To support opportunities for streetscape. commercial and employment

facilities.

3.0 Services and Social Infrastructure

• Water Supply The village is serviced by a public water supply.

• Waste Water The village is served by a wastewater treatment plant.

• Road and Transport Infrastructure Silvermines village is well connected to transport links given its proximity to the N7 and its location an a regional road corridor linking the N7 to Dolla and onto Toomevara.

There is a limited network of public footpaths in the area. Public lighting is provided throughout the settlement. 4.0 Architectural Heritage

Architectural Conservation Area • Social and Community The main street has been designated an Infrastructure ACA under the Plan and is illustrated on TheVariation village is quite a to well-serviced North the Tipperaryattached map. village, with a shop, two pubs, community hall and school. There are a number of structures which County Developmentare protected under Planthe plan, under the There have also been a number of Draft Plan, including those which relate community developedText/Maps amenity areas, toto the be mining heritagereplaced of the area. such as the picnic area near the school and a landscaped area on the southern approach road.

RC Chruch and objectives of the County Development Plan, 2010-2016 as set out in the main text in Volume 1.

In addition to general policy requirements for development, the Council will seek to implement the following objectives:

• The Council will seek to make provision and/or facilitate the provision of footpaths and public lighting to enhance the local infrastructure. • The Council will seek to foster a village identity and definition of the village by facilitating the Full record of protected structures is provision of hard and soft contained in Volume III of the Plan . landscaping and signage.

• The Council will seek to ensure 5.0 Key Messages for Silvermines the protection of the protected structure and archaeological • The settlement should be developed monument (i.e. by preservation in a properly planned and co- ordinated manner in accordance in situ or at a minimum with the zoning objectives of the protection by record). settlement plan. • The Council will seek to control • The re-use of existing structures ribbon development on the within the village centres is approach roads to preserve and encouraged. consolidate the built environment • Low density rural clustered style of the village. development is promoted on • The Council will seek to ensure residential zoned sites. hedgerows, trees and any natural • Development within the village stone walls are preserved and should respect the historical and maintained in any new architectural heritage of the village. development proposals. • The local service provision for Variationlocals and tourism to should North be Tipperary expanded. • TourismCounty development proposalsDevelopment are Plan encouraged.

Text/Maps to be replaced

6.0 General Development Objectives

Proposals for development will be assessed in accordance with the policies TEMPLETOUHY SETTLEMENT PLAN

Variation to North Tipperary County Development Plan Text/Maps to be replaced

1.0 General Introduction and Development Context The key aim of the settlement plan is provide a land use framework to • Location promote the expansion of residential, The village located on the regional road, employment, social and community R502 c. 8km east of Templemore Town. service provision.

• Population The village is located within the District Key Objectives • Electoral Division of Templetuohy, To support residential which has experienced a population development to achieve a critical decline during the inter-censal period mass to facilitate infrastructural 2002-2006 of 2%, from 837-821 persons improvements in the village. (CSO, 2006). • To support the vitality and viability of the town centre • Settlement Form through the promotion of the re- The village has a traditional rural use and re-development of character, with an established main street existing structures for of vernacular buildings forming a strong commercial and residential uses. core. • To facilitate the residential development on zoned sites, which includes low density provision and serviced sites. • To maintain and enhance social, community and amenity facilities within the village. • To support opportunities for commercial and employment facilities.

New housing schemes have been developed on the approach roads, 3.0 Services and Social however the village has remained in the Infrastructure main consolidated and defined. Variation to North Tipperary• Water Supply The village is serviced by an existing 2.0 KeyCounty aim and objectives Development public water supply Plan

Templetuohy is a designated ‘local • Water Services service centre’Text/Maps under the settlement toThe be village isreplaced serviced by a sewage hierarchy as set out in Chapter 3 of the treatment plant. Up-grade works to Draft Development Plan. Therefore the include tertiary treatment are required. settlement has a key role in terms of service provision both for the village and its surrounding rural hinterland. • Roads and Transport 5.0 Key Messages for Templetuohy Infrastructure The village is strategically located on a • The settlement should be regional road network linking developed in a properly planned Templemore and Johnstown. and co-ordinated manner in accordance with the zoning A network of public footpaths and public objectives of the settlement plan. lighting is provided throughout the • Commercial and enterprise settlement. developments are promoted to expand the employment based of • Social and Community the settlement. Infrastructure • Local service provision should be Templetuohy provides a range of maintained and enhanced. facilities which contribute to local • Low density rural clustered style service provision, including a school, and serviced sites is promoted on church, community hall, shops, pubs, residential zoned site. café and a health centre. 6.0 General Development Objectives 4.0 Architectural Heritage Proposals for development will be The RC Church located to the south of the assessed in accordance with the policies main street is a protected structure under the Plan. and objectives of the County Development Plan, 2010-2016 as set out RC Church S375 in the main text in Volume 1.

In addition to general policy requirements for development, the Council will seek to implement the following objectives:

• The Council will seek to make provision and/or facilitate the provision of footpaths and public lighting to enhance the local Variation to North Tipperaryinfrastructure. • The Council will seek to foster a village identity and definition of County Developmentthe village Plan by facilitating the The graveyard which takes a prominent provision of hard and soft position at the east of the village, was the landscaping and signage. site of a church Text/Mapswhich dates back to the 5th to be replaced • The Council will seek to control century. The graveyard is a recorded monument of archaeological important. ribbon development on the approach roads to preserve and consolidate the built environment of the village.

• The Council will seek to ensure hedgerows, trees and any natural stone walls are preserved and maintained in any new development proposals.

• The Council will seek the provision of public play areas in new residential developments. • The Council will seek to ensure the protection of the protected structures and archaeological monuments (i.e by preservation in situ or at a minimum protection by record).

Variation to North Tipperary County Development Plan Text/Maps to be replaced Variation to North Tipperary County Development Plan Text/Maps to be replaced The key aim of the settlement plan is 1.0 General Introduction and provide a land use framework to Development Context promote the expansion of residential, employment, social and community • Location service provision. Toomevara is located 10km from Nenagh on the N7 national primary road Key Objectives linking Limerick and Dublin. • To support residential and commercial development to • Population achieve a critical mass to support The village is located within the Rural infrastructural improvements in Electoral Division of Latteragh, which the village. has experienced a population decline • To support the vitality and during the inter-censal period 2002-2006 viability of the town centre of 1.5%, from 639 to 629 persons (CSO, through the promotion of the re- 2006). use and re-development of

existing structures for • Settlement Form appropriate commercial and The village has a traditional settlement residential uses. pattern, with a strong streetscape of vernacular buildings, which has • To facilitate residential developed along the national road and development on zoned sites with local road running to the south west. provides a mix of dwelling types. • To maintain and enhance social, community and amenity facilities within the village.

3.0 Services and Social Infrastructure

• Water Supply The village is serviced by an existing public water supply

TheVariation settlement is well defined, to withNorth a Tipperary• Waste Water consolidated built environment. The village is serviced by a sewage treatment plant. However, up-grade 2.0 KeyCounty aim and objectives Development works are required toPlan cater for additional development. Toomevara is aText/Maps designated ‘local service to be replaced centre’ under the settlement hierarchy as • Roads and Transport set out in Chapter 3 of the Draft Infrastructure Development Plan. Therefore the settlement has a key role in terms of The village is well connected by the N7 service provision both for the village and to nearby towns of Nenagh and Roscrea. its surrounding rural hinterland. The new M7, which is currently under Church of Ireland Church S656 construction, will bypass the village and will reduce travel times to nearby towns, including the primary service centres of Nenagh and Roscrea.

The future opening of the motorway will have a number of advantages for the settlement, including increased traffic and pedestrian safety, reduced noise and pollution.

Archaeoglcial monuments within the village include the ruined church and There is an extensive network of public graveyard in the central amenity space. footpaths in the area and public lighting is provided throughout the settlement. Full record of protected structures is contained in Volume III of the Plan. 4.0 Architectural and Archaeological Heritage 5.0 Key Messages for Toomevara

The village has a number of features of • The settlement should be architectural and archaeological developed in a properly planned importance in the village RC Church and co-ordinated manner in which is a protected structure and Josie’s accordance with the zoning Molony’s pub and the protestant church objectives of the settlement plan. which is proposed for protection under • The expansion of commercial the draft Plan. and VariationRC Church S385 to North Tipperary• To expansion of enterprise and employment generating County Developmentcommercial activityPlan is promoted. • To expansion of local service provision and community Text/Maps to befacilities replaced is promoted. • The re-use and redevelopment of existing buildings in town centre is encouraged. • Low density housing and in situ or at a minimum serviced sites are promoted on protection by record). residentially zoned land.

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 1.

In addition to general policy requirements for development, the Council will seek to implement the following objectives: • The Council will seek to make provision and/or facilitate the provision of footpaths and public lighting to enhance the local infrastructure. • The Council will seek to foster a village identity and definition of the village by facilitating the provision of hard and soft landscaping and signage. • The Council will seek to ensure the protection of the protected structures and designated conservations areas within the village. • The Council will seek to control ribbon development on the approach roads to preserve and consolidate the built environment Variationof the village. to North Tipperary

• The Council will seek to ensure hedgerows,County trees and anyDevelopment natural Plan stone walls are preserved and maintainedText/Maps in any new to be replaced development proposals. • The Council will seek to ensure the protection of the protected structure and archaeological monuments (i.e by preservation Variation to North Tipperary County Development Plan Text/Maps to be replaced the N75 where there has been extensive 1.0 General Introduction and ribbon development both to the east and Development Context west of the settlement

• Location 2.0 Key aim and objectives Two-Mile-Borris is located on the N-75 national secondary road c. 6km east of Two-Mile Borris is a designated ‘local Thurles. service centre’ under the settlement hierarchy as set out in Chapter 3 of the • Population Development Plan. Therefore, the The population of Two Mile Borris settlement has a key role in terms of given its proximity to Thurles, has service provision both for the village and increased significantly over the past 15 its surrounding rural hinterland. years. The population in 1991 was 298 person, while the population in 2006 was The key aim of the settlement plan is 831 (CSO, 2006). provide a land use framework to promote the expansion of residential, • Settlement Form employment, social and community The village has expanded from a small service provision. cluster of building at the cross roads in a Key Objectives linear pattern along the N75. • To support the vitality and New residential development has been viability of the village through significant, relative to the scale of the the promotion of the commercial village with the development of a development and local service number of housing off the main road and provision to serve the settlement local road running to the north. Notably and its hinterland. these new developments have singular • To facilitate residential access point off the main roads which development on zoned sites, to has not aided the integration and consolidate development within consolidation of the built environment. the settlement boundary.

• To maintain and enhance social, community and amenity facilities within the village. Variation to North Tipperary• To support opportunities for commercial and employment County Developmentprovision. Plan

3.0 Services and Social Infrastructure Text/Maps to be replaced • Water Supply The village is serviced by a public water

supply. The village lack definition with its agricultural hinterland, particularly along • Waste Water St. James’ RC Church S840 There village is serviced by a public wastewater treatment plant. Up-grade works to include tertiary treatment is required.

• Roads and Transport Infrastructure The village is strategically located north of the recently opened M8 and its associated interchange, which provides an access point to Thurles.

The recently opened motorway has served to significantly reduce traffic There are a number of recorded volume through the village, thereby archaeological monuments at the increasing pedestrian and road safety, southwestern edge of the village reducing noise levels and improving air including a tower house, deserted quality. settlement, and associated church and graveyard. There is an extensive network of public footpaths in the area and public lighting is provided throughout the settlement.

• Social and Community Infrastructure

The village provides a range of services including shops, public houses, post office, commercial garage, school and St. James’s Church.

4.0 Architectural and 5.0 Key Messages for Two-Mile-Borris Archaeological Heritage Variation to North Tipperary• The settlement should be The RC Church, which occupies a developed in a properly planned prominent position in the heart of the and co-ordinated manner in settlement,County is a protected structure Development under accordance Plan with the zoning the Plan. objectives of the settlement plan. Text/Maps to • beCommercial replaced and enterprise development is encouraged within the settlement boundary to expand the service provision and employment base for local residents. • Residential development should • The Council will seek to ensure incorporate a mix of house types that new residential development including detached dwellings and along the Black river, enhances serviced sites. the amenity provision of the • Recreational open space areas for river. passive and active use are • The Council will seek to control promoted to enhance the amenity ribbon development on the and visual character of the approach roads to preserve and village. The Black River which consolidate the built environment runs east of the village provides of the village. an opportunity for this provision. • The Council will seek to ensure hedgerows; trees and any natural 6.0 General Development Objectives stone walls are preserved and maintained in any new Proposals for development will be development proposals. assessed in accordance with the policies and objectives of the County Development Plan, 2010-2016 as set out in the main text in Volume 1.

In addition to general policy requirements for development, the Council will seek to implement the following objectives:

• The Council will seek to make provision and/or facilitate the provision of footpaths and public lighting in accordance with new development proposals. • The Council will seek to enhance the village identity and definition of the village by facilitating the additional traffic calming measures, landscaping and Variationsignage. to North Tipperary • The Council will seek to facilitate an extension and access improvementCounty to theDevelopment local Plan graveyard. • The CouncilText/Maps will seek to ensure to be replaced the protection of the protected structures and archaeological monuments (i.e by preservation in situ or at a minimum protection by record).