Newport Local Area Plan 2010-2016
NNeewwppoorrtt LLooccaall AArreeaa PPllaann 22001100--22001166
Planning Section July 2010
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Newport Local Area Plan 2010-2016
TABLE OF CONTENTS
CHAPTER 1: INTRODUCTION ...... 1 1.1 HOW TO USE THIS PLAN...... 1
1.2 PURPOSE OF THE PLAN ...... 1
1.3 WHAT IS A LOCAL AREA PLAN? ...... 1
1.4 COMPOSITION OF THE PLAN ...... 1
1.5 RELATIONSHIP WITH OTHER PLANS...... 2
CHAPTER 2: NEWPORT IN CONTEXT ...... 4 2.1 LOCATION...... 4 2.2 TOPOGRAPHY ...... 4 2.3 FUNCTION ...... 4 2.4 DEMOGRAPHICS ...... 4
2.5 SOCIAL, CULTURE AND HERITAGE ...... 4
CHAPTER 3: POLICIES AND OBJECTIVES ...... 8 3.1 ZONING & GENERAL DEVELOPMENT...... 8
3.2 EMPLOYMENT & ECONOMIC ACTIVITY...... 9
3.3 TOWN CENTRE ...... 11
3.4 TOURISM, RECREATION & AMENITY...... 14 3.5 HOUSING ...... 18 3.6 INFRASTRUCTURE ...... 22
3.7 BUILT & NATURAL ENVIRONMENT...... 25
3.8 FLOOD RISK MANAGEMENT...... 26
3.9 BACK LAND DEVELOPMENT...... 27 3.10 ENERGY EFFICIENCY ...... 27
CHAPTER 4: DEVELOPMENT MANAGEMENT...... 29 4.1 INTRODUCTION...... 29
4.2 PRE-PLANNING CONSULTATION...... 29 4.3 ENFORCEMENT ...... 29
4.4 DEVELOPMENT CONTRIBUTIONS ...... 30
4.5 LAND-USE ZONING OBJECTIVES ...... 30
4.6 ACCESS FOR THE DISABLED ...... 30
4.7 DEVELOPMENT FORM...... 31
4.8 PUBLIC REALM ...... 32 4.9 DENSITY ...... 33
Newport Local Area Plan 2010-2016
4.10 DESIGN STATEMENTS ...... 33
4.11 BIO-DIVERSITY...... 34
4.12 PUBLIC OPEN SPACE...... 35
4.13 EXTENSIONS TO DWELLINGS ...... 35
4.14 APARTMENTS ...... 35
4.15 RESIDENTIAL ESTATE NAMES ...... 36
4.16 CHILDCARE FACILITIES...... 36
4.17 TRAFFIC AND ROAD SAFETY...... 36
4.18 PROTECTED STRUCTURES ...... 37
4.19 INDUSTRIAL DEVELOPMENT...... 38
4.20 PARKING AND LOADING ...... 39
4.21 PETROL & SERVICE STATIONS ...... 40
4.22 OTHER DEVELOPMENT...... 40
APPENDICES
APPENDIX 1: ZONING AND USE CLASS MATRIX ...... 41 APPENDIX 2: CONSERVATION AREA DESIGN STATEMENT...... 43 APPENDIX 3: RECORD OF PROTECTED STRUCTURES...... 45 APPENDIX 4: OPPORTUNITY SITES ...... 48 APPENDIX 5: MASTERPLAN GUIDELINES ...... 50 APPENDIX 6: STRATEGIC ENVIRONMENTAL ASSESSMENT...... 57 APPENDIX 7: NEWPORT DEVELOPMENT STRATEGY 2012 ...... 58
Newport Local Area Plan 2010-2016
CHAPTER 1: INTRODUCTION
MAIN SECTIONS IN THIS CHAPTER: 1. HOW TO USE THIS PLAN 2. PURPOSE OF THE PLAN 3. WHAT IS A LOCAL AREA PLAN? 4. COMPOSITION OF THE PLAN 5. RELATIONSHIP WITH OTHER PLANS
2020 VISION: STATEMENT sustainable development of the town of Newport up to 2016 and beyond. In the year 2020 Newport will be a successful community comprising a high quality and safe The Plan provides a framework for physical environment; affordable housing to sustainability, by preserving the quality of serve the needs of a growing and diverse Newport’s architectural and cultural heritage population; a vibrant range of enterprises and material assets, and by protecting the including shops and services; excellent integrity of the built environment from educational, recreation, tourism and citizen damage caused by insensitive development support facilities; with a strong community proposals. spirit which binds together longstanding residents and newcomers. Newport will be a 1.3 WHAT IS A LOCAL AREA place which local people will celebrate with PLAN? pride and where rich traditions co-exist with A Local Area Plan is a statutory document, progress. consistent with the objectives of the County Development Plan, containing guidelines as to 1.1 HOW TO USE THIS PLAN how a particular village or town should This Plan puts forward ideas and proposals to develop. This Plan has been prepared in guide the physical land use development of the accordance with the requirements of Section town over the next six years. The Plan 18 of the Planning and Development Act 2000 provides guidance as to how this development (as amended) and the Planning and can be achieved, what new developments are Development Regulations, 2001. The policies needed, where public and private resource and objectives set out in the Local Area Plan inputs are required, and guidance for remain in effect for a six year period but can development proposed in the plan area. It is an be subject to amendment or review during this important statutory document and will affect period where North Tipperary County Council all those who live in Newport or have an consider it relevant in the interests of the interest in its development. proper planning and sustainable development of the town. This Plan is the main public statement of local planning policies for Newport. By reading this This Local Area Plan therefore sets out Plan, you will be able to find out: planning policies and objectives that articulate • Where certain types of development the planning objectives for the town. These should take place within the town; objectives have regard to national, regional • The standards that are required for and county policy and guidance, as well as the development within the town; aspirations and views of the community of • Which buildings, trees, views or sites are Newport as articulated through public protected; and consultation undertaken as part of the Plan • Ideas on how problems affecting the town, preparation. such as dereliction and poor quality development, can be addressed. 1.4 COMPOSITION OF THE PLAN The Plan consists of a written statement, 1.2 PURPOSE OF THE PLAN photographs and maps. The written statement This Proposed Local Area Plan sets out the contains analysis of statistics, projections and Council’s proposals for the planned, policy objectives. The zoning maps give a graphic representation of the proposals of the
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Plan, indicating land-use, conservation designations and other control standards In accordance with the requirements of together with various objectives of the Section 7 (1), (3) and (4) of the Planning and Council. They do not purport to be accurate Development (Regional Planning Guidelines) survey maps, and should any conflict arise Regulations 2009, the Mid-West Regional between the maps and the statement, the Authority is currently reviewing the Economic written statement shall prevail. Strategy and Planning Guidelines for the Mid- West Region. 1.5 RELATIONSHIP WITH OTHER PLANS In April 2009 an Issues Paper was produced a) Mid West Region – Regional and put on Public Display and following on Strategy and Regional Planning Guidelines that a Draft RPG document was prepared. (MWRPG) 2004: This document sets out a regional development strategy and regional In December 2009 the Regional Authority put planning guidelines for the Mid-West Region the Draft Regional Economic Strategy & of Clare, Limerick City and County and North Planning Guidelines on public display. It is Tipperary within the framework of the hoped that the final RPGs for the Mid-West National Spatial Strategy and other national, Region will be adopted in September 2010. regional and local strategies. The document provides a framework for the formulation of b) Mid-West Retail Planning Strategy the policies and strategy in the County 2002 – 2011: This strategy was prepared in Development Plan and is intended to ensure 2001 on behalf of Limerick, Clare & North the proper balance between the different Tipperary County Councils and Limerick City settlements in the region with regard to Council to address the retail needs, development, population and services. opportunities and issues of the mid-west region and sets out an integrated strategic The MWRPGs designate areas within the framework for retail planning in the Mid-West region into 9 sub areas or development zones, over the period to 2011. The Strategy sets out each with distinct characteristics. Newport is aims which respond to the influences of located within ‘Zone 2’ which is the outer core national & local policy. The strategy identifies area of the Region. The characteristics of the retail hierarchy of the region. Newport is ‘Zone 2’ have been defined in the MWRPGs located within the Hinterland area within the as follows: “Outer core area: The Zone 1 tier of small towns and village centres located Hinterland area which exhibits many of the in Level 1 Tier 4. characteristics of Zone 1. This area also largely lies within the PLUTS area of study. North Tipperary County Retail Strategy The population of this area in 2002 was 2003: The aims of the County Retail Strategy 40,000.” set the framework for the Strategy’s strategic policies and specific policies and proposals. Draft Regional Economic Strategy & The aims and strategic and specific policies Planning Guidelines 2010-2022: The Mid- and proposals will be incorporated to the West Regional Authority published the first County Development Plan and all other regional planning guidelines for the region in statutory development plans that prevail 2004. The Guidelines provide a development within the County. They provide a clear framework for the region to the year 2022. definition of the purpose of the Strategy and In accordance with the Planning & what it is intended to achieve. Development Act 2000, these Guidelines must be reviewed every 6 years. The RPG’s set out c) North Tipperary County the regional development strategy and RPG’s Development Plan, 2004-2010: In preparing for the Mid-West Region of Clare, Limerick the Local Area Plan, the Planning Authority City and County and North Tipperary, within has had regard to the policies and objectives the framework of the government’s National set out in the North Tipperary County Spatial Strategy and other national, regional Development Plan, 2004-2010 and the Draft and local strategies. North Tipperary County Development Plan 2010-2016.
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Newport Local Area Plan 2010-2016
the development plan to secure the d) Newport Development Strategy implementation of the ‘Housing Strategy’. An 2012: This development strategy is the result objective of the Strategy is to have a land-use of a community-led initiative, involving a zoning plan prepared for, inter alia, Newport. partnership between Newport Development Association, North Tipperary County Council g) Newport Traffic and Parking and a team of planners drawn from the School Management Strategy May 2003: provides of Environmental Planning, Queen’s background documentation on the traffic and University, Belfast. The purpose of the parking analysis, and provides a strategy to strategy is to act as a framework for enhance traffic flow in and around Newport development in Newport over the next decade, while providing a safe environment for road users. The strategy also identifies potential e) particularly the identification of sites for the construction of new off-street car opportunity sites for land uses and activities parks. that are fundamental to the overall well-being of the town. f) County Housing Strategy 2009- 2016: sets out current and future housing requirements within the County and the requirement for social and affordable housing. It is a requirement under Section 95 (1) (b) of the Planning and Development Act 2000 that a planning authority shall include objectives in
MID WEST REGION: SETTLEMENT STRATEGY SOURCE: DRAFT REGIONAL PLANNING GUIDELINES 2009
Newport
Introduction 3
CHAPTER 2: NEWPORT IN CONTEXT
MAIN SECTIONS IN THIS CHAPTER: 2.1 LOCATION 2.2 TOPOGRAPHY 2.3 FUNCTION 2.4 DEMOGRAPHICS 2.5 SOCIAL, CULTURE AND HERITAGE 2.6 OTHER SERVICES
2.1 LOCATION each settlement type, while also providing for Newport is one of over 600 towns and villages appropriate growth at each level of the in Ireland. It is located on the Regional road hierarchy. Rural populations will continue to (R503) between Thurles and Limerick, in the be supported through the settlement centres south western part of North Tipperary. It is and through a sustainable, flexible approach to located approximately 17.5 miles south-west maintaining the rural economy and population, of Nenagh, 8 miles north-east of Limerick. balanced against responsible environmental The Mulkear River flows through the centre of protection. the town and is intersected by the Cully River. 2.3.1 TOWN STRUCTURE 2.2 TOPOGRAPHY Newport developed as a linear town. The core The town is situated in an area of natural of the town is situated at the junction of Main beauty, lying in a bowl-shaped syncline west Street, Pound Street, Cork Street and Jail of the Silvermines and Slievefelim Mountains. Street. The built form of the town centre The town itself rises towards the east, with appears to have changed little in the recent important buildings, such as the renaissance past, except for the new Mulkear Credit Union Catholic Church, located in prominent building on Cork Street and new commercial positions. development on the west side of Black Road. The urban edge has also seen expansion with Newport Church Spire recent peripheral housing development.
Recent development is typically located along the approach roads to the town, particularly the Limerick Road, Murroe Road, Nenagh Road and Cork Road. However, it is important that the centre of the town grows and develops in concert with residential expansion on the periphery. Peripheral development should not be allowed to undermine the future vitality and viability of the town centre.
Newport has experienced significant
development in recent years and has been 2.3 FUNCTION identified in the MWRPGs as a centre around Newport is a small, mainly residential town, the Limerick/Shannon Gateway which could which acts as a district service centre for see significant growth over the period to 2022 services, conveniently located in relation to given its proximity to the gateway. It will the major towns of Thurles, Nenagh and continue to require appropriate intervention to Limerick. control development and plan for the sustainable growth of the town. Therefore in The County’s settlement strategy concept is the North Tipperary County Settlement based on the creation of a hierarchy of growth Hierarchy within the Draft County nodes which reflects the development role of Development Plan 2010-2016 Newport is one of three District Service Centres for the
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Newport Local Area Plan 2010-2016
county. Newport is identified as a town that Table 2: Persons aged 5 years and over by would require immediate intervention to distance travelled to work, school or control development and plan for the college, CSO 2006. sustainable growth of the town in the current CDP 2004 and as a district service centre in Distance (Km) Newport the draft CDP 2010-2016. 0 11 1 120 2.4 DEMOGRAPHICS 2 to 4 116 The population of the town increased from 887 persons in 2002 to 1,286 persons in 2006, 5 to 9 59 an increase of 45%. The District Electoral 10 to 14 114 Division (DED) of Newport has a population 15 to 24 206 of 2,121 persons (2006 Census), an increase of 25 to 49 91 almost 30% from the 2002 Census figure of 1,641 persons. Table 1 shows the change in 50 + 22 population from 1991 to 2006. Not Stated 89 Total 828 Table 1: Change in population from 1991 to 2006 (source: Census of Ireland). The Small Area Population Statistics from Area Newport Newport Census 2006 confirm the attractiveness of Town DED Newport as a commuter town in that 411 1991 896 1,531 people or around 50% either commute to work or attend school or college a distance between 1996 873 1,536 10 and 49 kilometres away. The most likely ↓ (2.5% ↓↓) (0.3%) destinations are therefore Limerick City and 2002 887 1,641 Shannon. (1.6% ↑↑↑) (6.8 ↑↑↑) 2006 1,286 2,121 The age profile of Newport also shows a (45 ↑↑↑) (29% ↑↑↑) significant representation of people between the 0-14 age bracket which is likely to
increase given that there is significant Figures from the Mid-West Regional numbers in the 25-44 age group and birth rates Authority and the DoEHLG indicate that the are increasing. As a consequence pressures are Population Targets for Zone 1 and Zone 2 for likely to come on educational, social and North Tipperary (including the towns of community facilities in the coming years. Nenagh, Newport and Ballina) is an increase of 5,000 people by 2022. Private household information indicates that 14% of households in Newport are made up of Up to the mid-nineties Newport was husband and wife. Husband and wife, couple considered a rural town that serviced and acted and cohabiting households with one child or as the hub for a rural hinterland. The Celtic more equals 34% of the total. This indicates Tiger resulted in a rising demand and cost in that Newport is a place that is relatively the housing market in Limerick and many popular to live and raise a family in and developers and house purchasers selected to reflects the recent movement of new families Newport as an alternative to Limerick City. into the town.
Newport in Context 5
Table 3: Number of private households Table 4: Breakdown of the Principal by type of household, CSO 2006. Economic Status in the Newport DED, One person 110 CSO 2006. Husband and wife 67 Total 1,637 Cohabiting couple 31 At work 1,008 Husband, wife and children 131 Unemployed (incl. first 54 Cohabiting couple and time job seekers) children 25 Economic Student 124 status Father and children 10 Home duties 196 Mother and children 58 Retired 175 Type of Couple and others 6 Other 80 House- Couple, children and hold others 10 It should be noted that above data is from the Father, children and CSO 2006 Census. Within the County, during others 1 the period of 2004 to early 2008, Mother, children and unemployment remained relatively stable, others 4 with 2,464 people unemployed in September Two or more family units 5 2004, and 2,829 people unemployed in March Non-family households 2008. However, recent trends have seen an and relations 13 increase in unemployment, with Live Register Two or more non-related figures for May 2009 showing that 6,024 persons 10 people were unemployed in North Tipperary, Total 481 up from 2,829 in March 2008, a rise of 3,560 or 144%. Should the same percentage increase There has been a noticeable development of apply to Newport the anticipated no. of single dwellings within the environs of unemployed (incl. first time job seekers) Newport, much of this local need generated, would now be approximately 78. with a significant level of pressure coming from Limerick in the form of urban-generated 2.5 SOCIAL, CULTURE AND housing. This is evident in the rise in HERITAGE population of 30% in the DED, a pattern of demand which is likely to continue. The Draft 2.5.1 SOCIAL North Tipperary County Development Plan Newport enjoys a good level of prosperity and 2010-2016 follows on from the current plan continues to have a relatively low which seeks to limit the level of one-off unemployment. Most of the population live in housing in the hinterland to that required to private housing, and there is high car meet local need, thus reducing urban- ownership and low deprivation index. The generated and speculative development in the town is well served with professional services. environs of Newport. There is a strong community base in Newport. 2.4.1 EMPLOYMENT The Newport Development Association was Lack of employment opportunities is a key instrumental in completing a medium term area of concern for the community of development Strategy for the town. This Newport. This Plan will need to address the Strategy recognised that partnership was key issue of employment and economic to the successful implementation of the development. Table 4 gives a breakdown of Strategy. There are many other groups in the population of the Newport DED (for Newport that play an active part in persons 15 years and over) in terms of development within the community, for economic status, as of the 2006 Census of the example: the tidy towns committee which has Population: had significant success in improving the presentation of the town; Mulkear Credit Union, ICA, IFA, Macra Na Feirme, Festival
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Newport Local Area Plan 2010-2016
Committee, Historical Society and Youth Newport Regional Water scheme which is Clubs, among others. sourced from the Mulkear River north of the town. There are plans to improve the capacity 2.5.2 CULTURE of the supply through bank storage as part of There is a strong music tradition although Stage II of the Newport Regional Scheme. many young people now travel to Limerick, Thurles and Nenagh for entertainment. Newport has a rich heritage of the Arts, Music, Dance and Drama and has many sporting activities, including hill walking and pony trekking.
There is also a strong sporting tradition in the town, with GAA, rugby, soccer and handball clubs - all having their own facilities. The GAA club is improving their existing facility, while the Soccer, Club Newport AFC has plans for new grounds, including playing pitches, all weather pitch, etc. The hinterland provides natural beauty in the Clare Glens, angling on the Mulkear River and a horse riding school.
Newport GAA
2.6 OTHER SERVICES There are 4 schools located in the town, the Community College on the Black Road, the Convent primary and secondary schools on the Limerick Road and the Boys National School in Clonbealy. The expansion of the town will require that sufficient lands are zoned to provide for the expansion of the school buildings and facilities.
There is an existing wastewater treatment plant in Newport sufficient to meet current and projected needs. However, as the town grows the plant will require upgrading to provide improved intake screening and tertiary treatment as well as additional primary and secondary capacity. Water supply is from the
Newport in Context 7
CHAPTER 3: POLICIES AND OBJECTIVES
MAIN SECTIONS IN THIS CHAPTER: 1. ZONING & GENERAL DEVELOPMENT 2. EMPLOYMENT & ECONOMIC ACTIVITY 3. TOWN CENTRE 4. TOURISM, RECREATION & AMENITY 5. HOUSING 6. INFRASTRUCTURE 7. BUILT & NATURAL ENVIRONMENT 8. FLOOD RISK MANAGEMENT 9. BACK LAND DEVELOPMENT 10. ENERGY EFFICIENCY
3.1 ZONING & GENERAL The zoning of land for particular land uses in a DEVELOPMENT town the size of Newport is no guarantee that the zoned land will be developed as envisaged. 3.1.1 GENERAL ZONING POLICY The Council’s policy will be to encourage the OBJECTIVES use of the land, as far as practical and The following general policy objectives have sustainable, according to the zoning been identified (these general objectives designation contained in this document. provide the framework within which the development policies have been formulated): It is important to note that there is no exempted development on land zoned for 1 Retain and enhance the character and agricultural purposes within the designated improve the perception and visual aspect town boundary. of the town. 2 Promote the growth of the town in a POLICY 1: ZONING manner that adheres to the principles of It is the policy of the Council to zone land sustainable development. within the town according to various uses, in 3 Protect, maintain and enhance the historic, order to facilitate the demands of the built and natural environment. population. Should a land-use zoning, in the 4 Facilitate balanced economic growth by opinion of the Council, no longer be viable or encouraging further economic sustainable, alternative uses can be considered, development, to avoid migrating youth by provided there would be no negative impact meeting the economic and social needs of on the character or appearance of the town, or people who live and work in the area. to the amenities of the occupiers of any 5 Encourage improved access to and around neighbouring property. the town, including public transport, walking and cycling. 3.1.2 GENERAL DEVELOPMENT 6 Encourage appropriate tourist related It is important for the long-term sustainability activities in suitable locations in the town, of Newport that all development is which will expand the town’s functions appropriately located within the town. This and promote economic and recreational applies to all development within the town, be development. it new development (e.g. residential, 7 Take cognisance of inhabitants of the commercial, etc.), infill or renewal town that are at risk to provide for social development, domestic extensions, inclusion in accordance with the National advertisement signage, new roads, or public Anti-Poverty Strategy. spaces. Furthermore, no development will be allowed that would have a detrimental impact The aim of the zoning recommendations is to on the surrounding built, historic or natural control the types of land use that should be environment. allowed on certain portions of land within the town.
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Newport Local Area Plan 2010-2016
POLICY 2: GENERAL DEVELOPMENT decline in the agricultural sector in Ireland. It is the policy of the Council to ensure that: There has, however, been a trend of growth in a) All development must be appropriately self-employment and tourism. Newport is a located, and must not have a detrimental rural town, and agriculture still is an important impact on the surrounding built, historic part of the local economy. However, the or natural environment, residential or Council is keen to encourage the development visual amenity, traffic generation, or the of new small and medium-sized businesses in character or appearance of the town. Newport, with a view to improving the town’s b) All new development should as far as economy and to create jobs. Newport’s possible respond to the existing pattern of proximity to the Gateway of Limerick offers streets, landmarks and topography. the town an opportunity to expand its c) Development should be designed around economic and employment core. the needs of the pedestrian, must be accessible to the whole community It will be the general objective of the Council (including the mobility impaired), and to encourage economic and employment should promote community safety. development in Newport, where appropriate, d) Development layouts should reflect the and subject to normal planning considerations, character of the town and should not be sustainable development criteria and the detrimental to the appearance of the town principles and objectives of this plan. The or its historic, built and natural Council will seek to ensure that new economic environment. and employment development does not have a detrimental impact on the character or Specific Objectives for Zoning and appearance of the town, nor have a negative General Development impact on the historic, built or natural Z.1 To zone lands within the designated environment. town boundary so as to guide the development of the town for the next 3.2.2 BUSINESSS & EMPLOYMENT six years and beyond. ACTIVITIES Z.2 To ensure that all development There is no great demand for heavy industrial protects and enhances the character development in Newport. However, business and appearance of the town. and light industry such as agri-industry development already exists in the town. The Z.3 To improve the overall perception of council will seek to encourage the the town in order to generate an development of business and related increase in employment and employment activities in appropriate locations commercial activity and support the in the Plan area. residential population of the town. Z.4 To seek an appropriate and phased POLICY 3: BUSINESS & EMPLOYMENT increase in the residential provision ACTIVITIES within the town by encouraging The Council will seek to: private housing developments and a) Ensure that there is adequate and serviced serviced sites and restricting the land available for the anticipated needs of migration of households from the business and employment activities. town to the rural hinterland. b) Encourage the expansion of existing enterprises, particularly where such 3.2 EMPLOYMENT & ECONOMIC expansion leads to employment ACTIVITY generation, where there will not be a detrimental impact on surrounding 3.2.1 GENERAL residential amenity, the built, historic or Although Newport has a reasonable range of natural environment, noise levels or visual services, retail and economic facilities, they amenity. can be threatened by inappropriate c) Allow small-scale home development on the edge of the town or lack enterprises/cottage industries, where of appropriate development in the town centre. appropriate, where such In recent years there has been a general enterprises/industries will not result in a
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significant loss of amenity in terms of POLICY 3(B): E-TOWNS traffic generation, residential amenity, The Council will support the development of noise levels and visual amenity. initiatives that promote Newport as an E- d) Ensure a high standard of design, layout Town. Such projects may include individual and amenity is achieved for new business live/work units or alternatively may involve and/or other employment activities. the development of a tele-village that e) Ensure that there is adequate and serviced encompass multiple units where living land available for the anticipated needs of working and leisure is supported by a the e-town as highlighted in the Shannon connection to the broadband network. Development Broadband E-Town Project. Shannon Development E-Town Milltown POLICY 3(A): LIMERICK ROAD Malbay BUSINESS PARK MASTERPLAN It is the policy of the Council to permit business park and employment uses on lands zoned for that purpose on the Limerick Road, in accordance with a Masterplan to be prepared by the developer/applicant and to be agreed by the Planning Authority. The Masterplan will provide for: a) A high quality design of buildings and site layout, which will reflect the prominent location of the site as you enter the town. b) The use of high quality materials, for buildings and site boundaries, especially when viewed from the public road, together with E-Town Layout Milltown Maybay throughout the site. c) Provide and landscape amenity lands along the site boundaries with the Limerick Road (R503), Local Road (L-6003), the southern boundary with the Mulkear River and the eastern boundary with the Mulkear Manor Housing Estate on a phased basis to be agreed with the Planning Authority. Further landscaping should be provided within the estate. d) Provide for a pedestrian route through the site and along the Mulkear River for the width of the site. Pictures courtesy of Shannon Development e) Provide for access to the site via a new roundabout close to the junction of the 3.2.3 DERELICT AND OBSOLETE R503 and the L-6003 and the realignment of AREAS both roads. The Council will seek to remove derelict and f) Provide for a variety of employment obsolete buildings and sites in a sensitive and use types within the site ranging from start-up appropriate way that reflects physical businesses, and small offices, to larger attributes and local character. To this end, the premises and craft related industries, as is Council will examine all opportunities that considered appropriate. facilitate the development or refurbishment of g) Have regard to Policy 3 Business and derelict or obsolete sites. Where the owners of employment Activities above. derelict or obsolete properties are unwilling to h) The protection of views of the Slieve Felim improve or redevelop a property, the Council Mountains when viewed from the Limerick will consider serving a Notice under the Road and Local Road 6003. Derelict Sites Act, 1990 in order to have the property rendered non-derelict.
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Newport Local Area Plan 2010-2016
POLICY 4: DERELICT SITES The emphasis in the Plan is to protect and It is the policy of the Council to implement the reinforce the role and viability of the town provisions of the Derelict Sites Act, 1990 to centre of Newport. prevent or remove injury to amenity arising from dereliction. Main Street and the Town Square contain the main historic properties, which are a focal POLICY 5: OBSOLETE AREAS point for the development of the commercial It is the policy of the Council to identify and and tourist product in Newport. It is important, secure the redevelopment of obsolete areas. therefore, that the environment surrounding Included are areas of backland, derelict sites these sites is preserved and enhanced. and incidental open spaces which are or will be identified as opportunity sites for The designation of an Architectural development. Conservation Area and the Conservation Area Design Guide is a positive proactive step to 3.2.4 BROWN FIELD SITES ensure that the town centre of Newport is There are some sites and buildings throughout protected and developed in a positive way so the Plan Area where the former use has ceased to reinforce the character of the town. and which are now subject to dereliction and contamination, spoil deposits and negative In Newport there are examples of unsightly impact on visual amenities. The Council will advertising, unauthorised shutters, street use the enforcement powers at its disposal, clutter and the removal of architectural details where appropriate, to ensure that these sites do (such as sash windows), which are important not cause human or environmental harm. to the historic character of the town. The accumulation of a number of small breaches of POLICY 6: BROWN FIELD SITES planning can have a detrimental affect on the It is the policy of the Council to seek the character and appearance of the town centre. appropriate re-use/redevelopment of these The Council will use enforcement powers to sites. Development will be facilitated in remove unauthorised development, where accordance with the zoning and/or the deemed necessary. guidelines set out in Chapter 4. Note: A full list of opportunity sites are POLICY 7: THE TOWN CENTRE available in Appendix 4. It is the policy of the Council to: a) Strengthen the centre function of Newport Specific Objectives for Employment and as a commercial, cultural and living Economic Activity centre; E.1 To seek land suitable for the b) Resist development of take-away outlets construction and development of in order to preserve the amenity and small-to-medium sized employment character of the town centre and units/incubator units residential areas; E.2 To encourage and support appropriate c) Seek improvements to the quality of the light industrial development and town centre as part of new development; employment uses on lands zoned for d) Seek the appropriate re-use/redevelopment light industrial and employment uses of the sites set out in Appendix 4. as indicated on Zoning Map. e) Encourage the retention of shop-fronts of E.3 To seek the development / quality. redevelopment of sites identified in f) Resist advertising if by reason of size, Appendix 4 as opportunity sites. siting, design, materials or illumination it would harm the appearance of a building 3.3 TOWN CENTRE or the character of the town centre or adversely affect public safety. 3.3.1 INTRODUCTION Town centres, by their nature, define towns and provide a centre for commercial, social, leisure and tourist activity in the town, as well as an important sense of place and community.
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Specific Objectives in the Town Centre A number of planning permissions within the masterplan area have been granted during the C.1 Design a town centre improvements last plan period. However, it is appropriate scheme to improve pavement quality, that the masterplan in Tullow be retained with introduce semi-mature hardwood trees, some minor zoning amendments in order to underground wirescapes and ensure that the aims and goals are realised streetscape improvements. going forward. C.2 Improve shop-fronts and streetscapes, taking enforcement action where POLICY 8:TULLOW MASTER PLAN necessary to achieve compliance. It was and is the continuing policy of the C.3 Improve and enhance the character and Council to permit new town centre facilities, appearance of the town centre by new residential neighbourhood and employment and improved footpaths within the facilities in Tullow in accordance with an town centre. agreed Master Plan between the developer and C.4 To support and encourage a ‘green’ the Planning Authority. The Master Plan shall scheme, for landscaping and planting provide for the following: within the town centre, including (a) The expansion of the town centre to initiatives such as a ‘hanging basket’ include a supermarket, shops and other scheme. necessary town centre uses; C.5 Improve pedestrian and mobility (b) An off street car park to provide for impaired facilities in the town. proposed and future development; C.6 Prepare a feasibility plan for the (c) A new residential neighbourhood to preparation of the master plan for the comply with Policies 12 and 13 in the Ball Alley area. Plan; (d) To provide for low-density housing as part Main St. Newport of (c) above (e) To provide for employment lands to an area to the south of the Master Plan; and (f) To provide an inner relief road to link Cork Street with the Murroe Road, the alignment of which shall be agreed as part of the Master Plan. This relief road should be of a high amenity value. (g) To provide an amenity area, such as a park, within the masterplan area.
3.3.2 TOWN CENTRE EXTENSION (i) Masterplan for Newport River Area A Master Plan shall be prepared by the 1. Masterplan for Tullow Area Planning Authority in accordance with This Plan provides for the medium-term Guidelines provided in Appendix 5 for the expansion of Newport as both an employment Newport River Area. and residential centre. This follows on from the Masterplan in the 2004 Plan. In order to The Master Plan shall provide for the provide for the necessary retail and town following. centre facilities it was proposed in the 2004 • Be consistent with the policies and Plan that an area situated to the east of the objectives of the Newport Local Area Square be designated for a specific master Plan; plan. The master plan sought to provide for the • Set out an overall urban design expansion of the town centre and the provision framework for the proper planning and of a new residential neighbourhood at Tullow. sustainable development of the study The Master Plan was prepared by the area, through proposals for the developer in association with the Planning expansion of educational uses, re-use of Authority in accordance with Policy 12 of the Protected Structures, re-development of 2004 Plan. religious grounds, provision of amenity uses, opening up of the river for
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Newport Local Area Plan 2010-2016
recreational activities, the suitability of good local retail base can reduce the need to the area for a pedestrian bridge, the travel to other towns in order to shop, as is the provision of types of development current trend in Newport. which are appropriate within the context of the town centre zoning of part of the During the period of the 2004 Plan, Newport area, design criteria, densities, building has seen a relatively high level of retail heights, development of a streetscape, planning applications being granted. Some of pedestrian permeability to the rest of the which are built, some under construction and town and the identification of possible some to be constructed. It is therefore the barriers to the development and preference of the Council to consolidate and • Provide for overall improvement in the improve the existing and proposed retail for visual amenity of the area through the town, prior to further expansion. enhanced car parking, use of materials, development of streetscapes, physical It is the intention of the Council to facilitate improvements to the area and the objectives of the County Retail Strategy. development of design guidance. Furthermore, the Retail Guidelines for Planning Authorities (2005) published by the Convent School Department of the Environment Heritage and Local Government provides a comprehensive framework for Local Authorities to guide the development of the retail sector of urban areas in their jurisdictions. Under these Guidelines, the Planning Authority identifies areas that would facilitate commercial development in a planned, orderly and sustainable manner.
POLICY 9: RETAIL DEVELOPMENT It is the policy of the Council to consolidate and improve the existing and proposed retail for the town, prior to further expansion. The Council will seek to encourage the (iii) Masterplan for Ball Alley Area improvement of the quality of existing retail As per Objective C.6 it is and objective of the provision. Council to prepare a feasibility plan for the preparation of a master plan for the Ball Alley POLICY 9(A): NEW RETAIL area within the town, subject to staffing and DEVELOPMENT financial resources. It is the policy of the Council to ensure that new retail development provides a visually 3.3.3 RETAIL DEVELOPMENT interesting street frontage in line with policy Retail is the key activity that can strengthen objectives contained within this Plan. the character and importance of a town or New retail development shall be appropriately village. The traditional clustering of this located in the town centre, and shall have no activity with others, providing services to the detrimental impact on the surrounding built, local community and visitors alike, makes the historic and natural environment, residential centres of towns and villages important amenity, traffic generation or visual amenity, cultural and commercial features of everyday in line with the Retail Guidelines for Planning life. Authorities, 2005.
The retail sector is an important service sector Specific Objectives for Retail Development in Newport and is an important source of R.1 Consolidate and improve retail employment and revenue for the town. development in the town centre to meet Providing a healthy shopping environment in the needs of the existing and expanding Newport is essential to the long-term population and that of the hinterland. sustainability of the town. The provision of a
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R.2 To encourage and facilitate the re-use Post Penal Catholic Church, and a number of and regeneration of derelict land and historic buildings and shops in the town. buildings for retail uses, with due cognisance of the sequential approach. Courthouse and Bridewell R.3 Apply the sequential approach to the location of new retail development, depending on the availability of suitable sites. The preferred location for new retail development is within the town centre. R.4 Restricting major retail development to appropriate locations within the ‘town centre’ zoned area. R.5 Avoid ‘dead frontages’ on the buildings fronting onto the main streets within the
town centre, the town centre being defined as the area zoned ‘Town In the surrounding areas, tourists tend to visit Centre’ use on the Zoning Map. This the lake area of the county but a growing means that development at ground floor number of people are visiting the surrounding level is restricted to shopping and hills and rural landscape which is also popular closely related uses such as banking with hill walkers. The Clare Glens are a major with office/residential overhead. tourist attraction, located on the east side of However, the existing use of the the town. site/building shall be considered in any proposed redevelopment. 3.4.2 POTENTIAL TOURIST R.6 Encourage local shopping facilities FACILITIES AND ATTRACTIONS (corner shops) in new residential The development of the town itself is vital to schemes in order to ensure convenience its tourism potential. The appearance of the for residents to promote a continued town centre should be improved in order to sense of community and reduce make it a more attractive place to visit. journeys to higher order centres. Historic buildings should be protected and R.7 Ensure proposals for additional retail maintained, roads could be improved with the developments comply with the provision of footpaths, and the town needs provisions of the County Retail Strategy more green areas. Newport could benefit from and the ‘Retail Planning Guidelines for tourist accommodation such as a hotel or a Planning Authorities, 2005’ and any hostel, which was suggested by the local updated versions of these documents. community as a form of development which they feel would bolster the tourism potential of 3.4 TOURISM, RECREATION & the town. Furthermore, the Community Centre AMENITY and its facilities could be further improved. Tourism is regarded as an important generator of economic development. As an employment Other buildings and sites within the town itself opportunity, when properly managed, it has that could be developed to boost the tourism the positive attribute of being environmentally attractions in the town include the Flour sustainable. Tourism also has the potential to Market and Butter Factory. Views of benefit the local community in terms of local surrounding countryside should also be employment generation and the provision of protected, as the preservation of scenic natural facilities. features impacts greatly upon the perception of a town, particularly from a visitor’s point of 3.4.1 EXISTING TOURIST view. The surrounding countryside also FACILITIES AND ATTRACTIONS presents many opportunities for hill walking, The main attractions within the town itself are pony trekking and cycling. Courthouse and Bridewell, Old Courthouse and Gaol, Flour market and Butter Factory,
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Newport Local Area Plan 2010-2016
New development in the tourism sector should respect the existing character of the town and There is a range of existing community its surroundings. This will enable tourism facilities and amenities in and adjacent to the facilities to be provided in appropriate Newport Plan Area that form an integral part locations that will not have a detrimental of the community life of the town. This impact on the town or its inhabitants. includes educational, religious, public/institutional and sports and recreation An attractive town centre goes hand in hand facilities. with a strong tourism base. The local community has stressed the importance of Mulkear River, Newport improving the appearance of the town centre. The Council supports this sentiment, and will seek to improve the appearance of the town centre, by means including town renewal and the appropriate control of new development, in order to strengthen and improve the character of Newport.
POLICY 10: TOURISM It is the policy of the Council to: (a) Encourage the growth of the tourism sector in Newport in a manner that ensures the protection of the local historic, built and natural environment, and local The natural and physical environment in cultural heritage, for the benefit of both Newport also has a number of significant tourism and the local community; features and amenities that offer both active (b) Preserve the viability of existing tourist and passive recreational opportunities and attractions by not permitting developments provide important wildlife habitats. There is a in their vicinity that would adversely park within the town and a number of small impact on their setting; open space areas for recreation in and adjacent (c) Facilitate the development of tourist to the town. The areas adjacent to the river and accommodation, in appropriate locations, other open spaces such as the old grave yard, in accordance with development the various sport fields, the open land management standards. surrounding the town, coupled with the (d) Facilitate the provision of tourism signage relatively small size and linear structure of the within the town. town, give Newport a sense of openness. Nevertheless, development of attractive, 3.4.3 RECREATION AND AMENITY sustainable public spaces is important for the In a town the size of Newport, local recreation well being of the local residents as well as the and amenity areas often have an impact on the tourism potential of the town. performance of the tourism trade and the overall living quality of the town. As a small 3.4.3.1 Community Needs town, green spaces and areas of recreational One of the major issues raised through the pre- value – or lack thereof – are often evident to draft public consultation process undertaken in visitors, and can have an impact on the overall Newport is the need to improve existing appearance and “feel” to a town. A town with community facilities and to provide additional active, attractive public areas looks more facilities and amenities to serve the rapidly inviting to visitors, and could influence their growing population in Newport. decision whether to stop or even stay in the town. • Additional sports facilities, including playing pitches, basketball courts, In addition, attractive public places are a key tennis courts, pitch & putt, skateboard ingredient to successful towns and villages, park and an athletics track, to serve and local residents deserve attractive, the growing population and local functional, safe recreational places.
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youth due to: the shortage of adequate POLICY 11: RECREATION AND facilities in the town centre. AMENITY • While there is an existing It is the policy of the Council to: community/youth centre in the town, a) Protect the existing public spaces within there is a desire for additional the town; facilities for the local community, the b) Encourage the maintenance and youth, children and the elderly, which enhancement of the riverside, footpaths, could provide for meeting rooms, rights-of-way and landscape features as a games rooms, indoor sports, Gaelic source of amenity and recreation. No classes, Irish dancing, etc. There is development will be permitted other than strong support for this facility to be that which enhances the recreational and provided in the town centre. amenity value of the town. • A public park to serve the town with c) Improve the amenities of the town by associated facilities and amenities to improving pedestrian access and linkages potentially include seating and picnic within the town, enhancing existing public areas, children’s play facilities, etc. spaces within the town, and encouraging • Improved facilities for pedestrians and the sustainable development of new public cyclists, including walking/cycling spaces in appropriate locations. routes and amenity walks given the d) Co-operate with other agencies including shortage of safe routes for walking, the voluntary sector to further improve cycling and jogging in Newport and recreational and amenity facilities in the the fact that there are a number of town. amenities in the Newport Plan Area e) Ensure that proposed housing and surrounding areas that are not developments incorporate appropriate easily accessible except by car. open space and access to the river where available for the benefit of local residents 3.4.3.2 Sustainable Access (see Chapter 4: Development Community facilities and amenities are, by Management); their very nature, central to the community life f) Seek visual improvements as part of new of an area and require a high level of access developments adjacent to all approach for a variety of groups, including children, the roads to the town, to render a sense of youth and the elderly, and the community as a anticipation and arrival. whole. The provision of sustainable access to community facilities and amenities can be 3.4.3.3 Children, Youth and Elderly achieved through a number of measures: Facilities • Locating facilities in central locations Important facilities identified by the local within walking/cycling distance of the community include children’s playgrounds, main population thresholds to ensure childcare facilities, a youth centre, a those children, the elderly, other skateboard park and facilities for the elderly. vulnerable groups and the community The provision of these facilities should be as a whole can access facilities and facilitated as required at appropriate locations amenities without relying on in the Plan Area, including in conjunction with motorised transport. the school, the public park and the community • Providing a high level of public and centre and should be accessible to the users of private transport access to facilities the facility. and amenities, including reasonable proximity to bus routes and stops. 3.4.3.4 Public Park • Clustering and/or linking facilities The Plan has considered a number of potential together to allow for multi-functional areas for the provision of a public park: use, to minimise the number of trips Area 1 is to provide a linear amenity park required to access facilities and to along the river with an appropriate setback to provide focal points for community allow for public access and uses along the life, interaction and recreation. river, as supported by a large proportion of the local community. For example to create a new park on lands east of Pound Street adjacent to
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Newport Local Area Plan 2010-2016 the Cully River and to extend access north • are clustered or linked together along the Cully River. wherever facilities and amenities are Area 2 is to provide a large amenity park complementary and it is practicable to within the Tullow Masterplan area, in do so, to allow for shared and multi- conjunction with low density housing on lands purpose use of facilities; south of Cork Road and adjacent to proposed • are guided by the input received Inner Relief Road. through the pre-draft public Area 3 is to provide a park in or adjacent to consultation process. the town centre, within the River Area Masterplan area with the opening up of the POLICY 11(A) COMMUNITY river for recreational activities. FACILITIES It is the policy of the Council to support the Any or all of the above could be considered. provision of an adequate level of community facilities and amenities in appropriate, Riverside Area – Mulkear River accessible locations to serve the needs of the local community in Newport as the need arises and resources permit. Complementary facilities and amenities should be clustered or linked together wherever practicable to allow for shared and multi-purpose use of facilities.
POLICY 11(B) AMENITY PROVISION It is the policy of the Council that depending on the scale of development, the developer of all future housing or other significant developments within the town will be required to provide, as part of Phase I of the development, a facilities from the list of 3.4.3.5 Pedestrian and Cycling Routes amenities and facilities as identified under The Plan has considered a number of potential objective A.3, subject to the final decision of options for providing safe pedestrian and the Planning Authority of the most appropriate cycling routes in the Plan Area and linkages to facility to be provided. surrounding areas and amenities. This includes the use of existing streets and footpaths 3.4.3 (ii) Guidelines for Community together with new amenity walks along the Facilities and Amenities river and existing streams to create an amenity It is important to note that all community network for the local community and visitors developments must abide by many of the to the area. development guideline requirements mentioned in previous and later sections. 3.4.3 (i) Community Facilities and These guidelines include: site coverage, public Amenities Options open space, building lines, building heights, The Community Facilities and Amenities pedestrian/disabled access, infrastructural Options are to support the provision of an service standards, ground water protection, adequate level and distribution of community building regulations, discharge licence facilities and amenities in Newport that: requirements, landscaping considerations, • meets the needs of the local conservation objectives, segregated waste community as they arise and resources collection as well as the provisions on permit; contributions and securities. • are located in appropriate sites of sufficient size with good vehicular, pedestrian and cycling access from the residential population in the town centre and broader area;
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Newport Community Centre conjunction with low density housing on lands south of Cork Road and adjacent to proposed Inner Relief Road (See Specific Objective Map and objective T1). A.6 The Council will seek the removal of unsightly elements at historically sensitive locations within the town such as inappropriate advertising, poles and wirescapes. A.7 The Council will protect the amenity value of the Cully River and its banks and will encourage the development of riverside areas into POLICY 11(C) AMENITY NETWORK viable amenity land and pedestrian It is the policy of the Council to support the walkways. establishment of an accessible network of A.8 The Council will improve the visual greenway linkages and amenities that provide amenity of all approach roads to the safe and attractive circulation routes for town to render a sense of arrival. pedestrians and cyclists for the enjoyment and A.9 The Council will protect the urban recreational use of the entire community. edge of the town by appropriate zonings and Development Specific Objectives for Tourism, management. Recreation and Amenity A.10 The Council will support A.1 To design a scheme of appropriate sustainable tourist environmental improvements in the facilities (such as a hotel, hostel, town centre, including improved B&Bs) and activities within the parking, pavements, landscaping town and the surrounding and street furniture, subject to countryside. finance and staff resources. A.11 The Council will protect from A.2 The identification of lands for development the areas zoned for improving the existing park Amenity on indicated on Zoning adjacent to the River Mulkear. Map, as the said hillside slopes are A.3 To encourage the provision of the intrinsically important to the visual following amenity requirements amenity and identity of the town. for the town: The Council will protect the • A.12 Community/Youth Centre/ amenity value of the Mulkear River Youth Drop-In Facilities and its banks and will encourage the • Amenity Park development of riverside areas into • Sports and Recreation viable amenity land and pedestrian Facilities walkways. • Local Parks A.13 It is an objective of the Council to • Childcare Facilities work with local communities in the • Recreation Projects provision of locations for the • Playground Facilities purposes of allotments within • Library developments and urban area in the • Recycling Bring Banks town. • Fishing platforms • Allotments 3.5 HOUSING A.4 To seek to create a new park on lands east of Pound Street adjacent 3.5.1 GENERAL HOUSING POLICY to the Cully River and to extend OBJECTIVES access north along the Cully River. The County Settlement Strategy and the A.5 To seek to create a new park in County Housing Strategy encourages development in towns that are considered to
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Newport Local Area Plan 2010-2016 possess the capability to absorb further Example of good infill development, Main development as well as providing for local Street Newport. rural housing need, while retaining the character of those settlements.
Even if the population of Newport were to remain static, there would still be a demand for additional houses. This is as a result of new household formation, smaller households and increased longevity. However, Newport has been the subject of considerable pressure for housing in the recent past. This is largely a result of its proximity to the Limerick housing market, the attraction of urban dwellers to Newport and the affordable cost of housing in
Newport when compared to comparable Marian Estate, Newport housing in Limerick.
In addition, Newport can also be described as a district service provider for a rural hinterland with local and community services and thus there will always be a certain demand for development that meets local need. It is, therefore, important that future housing provides a suitable mix that includes both affordable and social housing, to meet both the local and external housing market.
It is important that all housing development should take place within the designated areas on the land use zoning map. This will allow Ribbon development’, ‘scattered the Council to monitor and facilitate the development’ or ‘one-off’ rural housing will development of the town in a planned, be largely discouraged. Only under sustainable manner. The Council will need to exceptional circumstances will single houses improve all aspects of infrastructure in order on zoned land be permitted. Factors that may to accommodate the current housing influence the outcome of such an application commitments. In considering applications for could include the applicant’s connection to the further development of housing, the Council land, and whether or not the applicant intends will consider the impact the proposal will have to actively pursue agricultural activities on the on current and planned services and land. infrastructure. An integral part of the Council’s policy and In view of the amount of extant planning programme for housing in North Tipperary is permissions and in order to contain the growth the travelling community. The Council has of Newport to that which is considered prepared a Traveller Accommodation sustainable, the Council will confine future Programme which is currently being reviewed. housing development to lands zoned for that The Council will however monitor the purpose and will only consider exceptions to requirements of the Travelling community in that position where it is required to meet with the Plan area for any future housing the provisions of the North Tipperary County requirements. Housing Strategy.
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POLICY 12: NEW HOUSING Planning and Development Act 2002 will be DEVELOPMENT accepted in respect of part or all of a Part V It is the policy of the Council to grant planning requirement. The decision in respect of the permission for new housing on land zoned for appropriate Part V solution will be taken residential development or a mixture of having regard to the need for social/affordable development including residential housing in the area, the type of proposed development to conform to the neighbourhood development, and the availability of funding concept as follows: for purchasing. a) to ensure the provision of a wide range of house types and sizes to meet the needs of 3.5.3 HOUSING DEVELOPMENT different sections of the population; DESIGN b) to conform with the DoEHLG Guidelines The Sustainable Residential Development in for Planning Authorities: Urban Areas Guidelines for Planning • DoEHLG Sustainable Residential Authorities (Dec 2008) are accompanied by a Development in Urban Areas, 2008 best practice urban design manual which sets • DoEHLG Urban Design – Best out and illustrates essential criteria for Practice Guide, 2008 sustainable residential development, and • DoEHLG Sustainable Urban Housing: demonstrates how new developments can be Design Standards for New integrated and facilitated across a range of Apartments, 2007 scales and locations. • DoEHLG Quality Housing for Sustainable Communities, 2007 The guidelines stress that planning authorities c) to provide suitable and supervised amenity should promote good urban design in their areas for children, teenagers and adults; policy documents and in their development d) to provide high quality residential layouts management process. Clearly defined policies that are traffic calmed by design. create more certainty for potential developers and their design teams, and also provide a The neighbourhood concept is based on the basis for developing a shared, collaborative principle that people should be able to find approach to pre-application consultations with many of the requirements for daily living the planning authority. within easy reach of their home. It ensures that new housing and service provision, in the The companion urban design manual shows form of schools, shops, community and how urban design principles can be applied in recreation facilities, are mutually supportive the design and layout of new residential and provide for sustainable and pleasant living developments, at a variety of scales of environments. development and in various urban settings.
3.5.2 SOCIAL / AFFORDABLE In particular, the design guide sets out the HOUSING following 12 criteria which can be used at pre- Under Section 95 of the Planning and application meetings and in the assessment of Development Acts, 2000-2006, the Council planning applications and appeals. requires that 20% of all land zoned for residential use and/or residential and other Criteria No. and Description uses, shall be reserved for the provisions of 1. Context: How does the development housing for the purposes of either or both of respond to its surroundings? the following: 2. Connections: How well is the new • Housing for persons referred to in neighbourhood/site connected? Section 9(2) of the Housing Act, 1988; 3. Inclusivity: How easily can people use and • Affordable housing (as defined in access the development? Section 93 of the Planning and Development 4. Variety: How does the development Acts, 2000-2006). promote a good mix of activities? 5. Efficiency: How does the development In some circumstances a financial contribution make appropriate use of resources, including in accordance with Section 3(b) (vi) of the land?
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Newport Local Area Plan 2010-2016
6. Distinctiveness: How do the proposals e) The Council shall encourage the create a sense of place? appropriate development of derelict and 7. Layout: How do the proposals create obsolete sites within the town, in a manner people-friendly streets and spaces? that reinforces local character and protects 8. Public Realm: How safe, secure and the historic environment. enjoyable are the public areas? f) All development within Newport shall be 9. Adaptability: How will the buildings cope in accordance with accepted National, with change? Regional, County or other applicable 10. Privacy/Amenity: How do the buildings guidance on residential densities. provide a decent standard of amenity? g) The Council will seek to ensure that new 11. Parking: How will the parking be secure residential and other developments and attractive? compliment the existing town in terms of 12. Detailed Design: How well thought design and layout. through is the building and landscape design? The development form promoted for Newport These guidelines will be of fundamental is based on the principles of a ‘Compact Rural importance to the future development of Town’, which is small enough to maintain a Newport. community-feel, but big enough to maintain a reasonable cross section of facilities. To POLICY 13: HOUSING DEVELOPMENT reduce dependence on the car, comfortable a) The Council shall normally resist ‘one- walking distance usually determines the size – off’ houses, particularly on the approach a 10 minute walk from one side of the urban roads and on the fringe of the town, which area to the other (up to 900m across). To contribute towards ribbon development provide a sufficiently large population to and urban sprawl, except under support a range of community facilities all exceptional circumstances. within walking distance means the density of b) There will be a presumption against development is usually higher than other granting planning permission for comparable developments, particularly residential development on lands in the towards the centre, while decreasing towards immediate vicinity of Newport yet lying the edges. High quality public realm, town outside the designated town boundary (see squares, key community focal points, Zoning Map). pedestrian and cycle linkages, and generous c) It is the policy of the Council to facilitate green spaces are all essential components. the implementation of the County Housing Facilities within the compact town are Strategy. To address the current imbalance intended to encourage the principles of between housing demand and housing sustainability and include for shopping, basic supply, the following shall be required by health, education, recreation and cultural agreement under Part V of the Planning facilities, pub, and employment. Nearby and Development Act 2000: 20% social existing settlements can also provide and affordable housing will be required on complementary additional local facilities. all sites that are residentially zoned or proposals where a mixed-use development Key Characteristics of a Compact Rural Town including residential is proposed on any include: • zoning in the Town. This requirement Mixed use development; relates to both new. • A high ratio between jobs and residents; d) The Council shall permit developments of • Population large enough to support various residential densities, where facilities while small enough for people to appropriate, having regard to the urban recognize each other and to encourage form and the suitability of the site to neighbourliness; accommodate such development, without • Pedestrian friendly environment; having a detrimental impact on the • Catering for the car without encouraging surrounding built and natural car use; environment. • Full range of building types and sizes;
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• Mixture of houses, flats, retirement existing facilities, throughout the duration of homes, starter homes, live-work units, etc; this Plan and beyond. and • Mixed tenure for both residential and POLICY 14: WATER & SEWERAGE business accommodation. SERVICES It is the policy of the Council to endeavour to: Specific Objectives for Housing a) Ensure that the necessary drainage H.1 To ensure that housing growth is facilities to serve the needs of all balanced by the provision of necessary development within the town and to services and infrastructure to ensure prevent pollution and provide for the sustainable development disposal of foul and surface water H.2 To zone lands for low density housing through the provision of separate and serviced sites to provide sewerage networks. alternatives to one-off housing in the b) Facilitate improvements to the existing countryside water supply system to cater for the H.3 To ensure that a sufficient amount of needs of an expanding system to cater land is zoned for housing purposes, in for the needs of an expanding appropriate locations within the population and to ensure sufficient designated town boundary quality and quantity in terms of existing H.4 To seek social and affordable housing provision. as part of new housing development c) Ensure the development proposals H.5 Acquire lands for the development of provide adequate water and wastewater social/affordable housing in order to infrastructure to facilitate the proposed meet local needs development, and that will contribute to H.6 Continue to acquire or encourage the an improved water/wastewater development of small infill sites infrastructure. within the town d) Ensure that proposals for development H.7 To assist and encourage housing fully demonstrate the suitability of associations in the provision of social proposed surface water outfalls to and affordable housing accommodate the proposed surface water discharge. 3.6 INFRASTRUCTURE e) Have regard to the capacity of existing drainage system in the area during the 3.6.1 INTRODUCTION assessment of planning applications. The standards to be achieved in both drinking f) To use development levies as a water and wastewater are specifically laid contribution to the upgrading or down in the relevant national regulations, provision of facilities and services, which give effect to the corresponding E.U. where such services have facilitated or Directives. will facilitate development.
3.6.2 WATER AND SEWERAGE 3.6.3 WASTE MANAGEMENT FACILITIES STRATEGY Newport has an existing wastewater treatment A “Waste Management Plan for the Midlands plant which is located north west of the Region 2005–2010 (WMP)” was made in Portryan Bridge. There is also a pumping 2005. This plan was prepared in accordance station situated east of the Murroe Road. with the requirements of the Waste Management Acts 1996 to 2005 and aims to The provision of adequate water supply and radically alter the approach to managing wastewater treatment utilities to serve the waste. It is based on the EU waste anticipated level of population growth of management hierarchy, which prioritises Newport requires the co-ordination of service waste prevention, minimisation, provision. The Council will continue to reuse/recycling, disposal with energy recovery monitor the capacity and performance of the ahead of landfill.
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Newport Local Area Plan 2010-2016
There is an existing Bring (recycling) site Traffic, The Square, Newport located adjacent to the fire station on Black Road in Newport. The Council may require a ‘construction and demolition waste management plan’ as part of a planning application for new development.
3.6.4 TRANSPORT & ACCESSIBILITY
3.6.4(i) PEDESTRIAN ACCESSIBILITY The Council will seek to improve access to buildings and public spaces through the POLICY 16: ROADS & PARKING statutory development management process. It is the policy of the Council that: This will include ensuring that all a) Future road improvements, traffic calming developments, including where possible, and parking provision will respect and change of use, alterations, and extensions to enhance the character and appearance of existing buildings, are accessible to people the town. with special mobility needs, incorporating b) Developers as part of the development of level access into the building. their sites should provide local access roads to backland areas. The Council will also encourage the c) All road development should be to development of an enhanced network of established standards and shall be pedestrian routes throughout the town, linking designed to meet with the approval of the shops, amenity areas and tourist attractions. Council. d) All development will be required to POLICY 15: PEDESTRIAN conform to the established standards for ACCESSIBILITY parking provision. Chapter 4 All new development shall comply with the (Development Management) provides requirements of the Part M of the Building parking requirement standards and Regulations, 2000 and the advice set out in dimensions for parking spaces. Buildings for Everyone (1998) as issued by e) The Council may require the provision of the National Rehabilitation Board (as secure bicycle parking facilities as part of amended). new residential and commercial development. 3.6.4(ii) ROADS & ACCESS Newport has five approach roads. It is 3.6.4(iii) PUBLIC TRANSPORT important that these approach roads clearly The improvement in public transport between define the entry points into the town. It is also Newport and Limerick and Thurles and important to ensure that the roads in the town surrounding villages is important in order to are maintained. This is important for the reduce the town’s relative isolation and appearance of the town and the general upkeep improve linkages between the town and its of the primary transport system. The Council outlying areas. will require new roads to be of a high standard. POLICY 17: PUBLIC TRANSPORT It is the policy of the Council to encourage the The Traffic Management Study carried out by development of a public transport network J.B. Barry showed that the main through through Newport, and to co-operate with traffic in the town was along the Thurles- relevant transport bodies and authorities with Limerick Road. A key objective of this Plan the aim of securing a basic public transport will be to seek an alternative route around the service to operate through the town. New town to reduce through traffic. development related to or involving public transport provision or facilities must be environmentally sustainable and must not have a detrimental impact on the character or appearance of the town.
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wirescape, therefore it is important in the Specific Objectives for Transport and interests of the townscape to ensure that Accessibility further telecommunication and related T.1 To continue to seek provision of development does not have a detrimental additional off-street parking as part of impact on the appearance or character of the new development in and around the town. town centre. T.2 To provide improved access for Some antennae and satellite dishes may be pedestrians to the river as part of new erected as exempted development under the development. In some instances the Planning and Development Regulations, 2001. Council will support improvement schemes that improve existing access POLICY 18: TELECOMMUNICATIONS and public rights of way. Where permission is required, the following T.3 To proceed with a programme of criteria shall be used in order to assess the improving and upgrading the proposed development: pavement network throughout the a) In considering proposals for the town, particularly in areas where development of telecommunications access is impeded for the mobility masts, antennae and ancillary equipment, impaired. Some pavements are very the Council will have regard to the narrow, particularly at the square, and following: require new pavements and dished i) The visual impact of the proposed crossing areas. equipment on the natural, built and T.4 To construct footpaths in the town historic environment. where necessary, but specifically in ii) The removal or modification of these locations: features of architectural importance. • Along the approach roads, for iii) The impact any such development example, the southern side of the may have on protected structures or Cork Road. This is the approach road their setting. into the town from the east, and iv) The potential for co-location of vehicles can reach fairly high speeds equipment on existing masts. on this stretch of road. v) The Department of the Environment • Some pavements in the town Heritage and Local Government centre are narrow and do not provide “Guidelines for Planning Authorities” adequate protection from traffic or (July 1996). safe crossing areas. Pavement b) Satellite dishes would normally be improvements should be provided as permitted, except: part of an overall improvement in i) On protected structures, where there parking and environmental would be a detrimental impact on the improvements for the town centre. character of the structure; T.5 To co-operate with the relevant ii) Where such development would result working groups and service providers in unacceptable harm to the visual to improve public transport links to amenity of an area. and from Newport. c) Support the provision of broadband T.6 To protect existing rights of way and infrastructure within the town. pedestrian access along the river and other public routes. Shannon Development Broadband E-Town T.7 To promote traffic calming at the Project (see Policy 3 E-Towns): This is a entry points to the town. pilot project for 5 towns in the region, including Newport, which seeks to take 3.6.5 TELECOMMUNICATIONS advantage of advances in telecommunications Satellite dishes and telecommunications and provide live/work opportunities in small apparatus, if badly sited, can materially harm town locations. The project will act as a the character and appearance of historic template for renewal as well as attracting buildings and important townscapes. Newport opportunities for E-learning, new digital is already marred by an extensive overhead media services with an emphasis on
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Newport Local Area Plan 2010-2016 connectivity and high quality architecture. It is For the overall benefit of Newport, a complete the objective of the Council to support the list of Protected Structures is attached as implementation of this project in accordance Appendix 3. with the policy objectives set out in this Plan. Please note that the delineation of a Protected 3.7 BUILT & NATURAL Structure extends to the curtilage of the ENVIRONMENT structure and includes any buildings or structures within the curtilage. 3.7.1 INTRODUCTION The residents of Newport have a positive Structures that are listed in Appendix 3 will not perception of their town, and place value in benefit from exempted development rights under the existing historic elements of the greater the Planning and Development Act, 2000. Newport area, as well as the landscape Therefore any alteration, extension or surrounding the town. There were also several demolition of the building or within the curtilage suggestions put forward regarding buildings of the building, will require planning and sites within the town that are worthy of permission. All external changes to buildings preservation. within the Architectural Conservation Area will require planning permission. Policies and The protection of the built, historic and natural objectives in relation to Protected Structures are environment is a keystone to the sustainable set out in the County Development Plan. development of a town, with regards to both physical land use planning and the potential 3.7.5 ARCHAEOLOGY socio-economic future of a town. There are three sites designated as sites with Archaeological Potential under the Urban 3.7.2 NEWPORT CONSERVATION Archaeological Survey, County Tipperary AREA North Riding Part II, 1993 In order to preserve the character and identity of Newport, a special Architectural Conservation (1) The Bridge in Newport – Ref. 37-1 Area has been designated in the town centre (see (2) Watermill at Tullow (kilvellane PR) Ref. Designations Map). Appendix 2 contains a 37-3 Conservation Area Design Statement, specifying (3) Ringfort at Tullow (kilvellane PR) Ref. the types of development allowed and providing 34-4 guidelines for the design of buildings and development within the Architectural When considering proposals within or in close Conservation Area. Refer to the Architectural proximity to areas of archaeological potential, Conservation Area Design Statement in the Council will have regard to the provisions Appendix 2. Policies and objectives in relation of the National Monuments Acts 1930 to to ACAs are set out in the County Development 1994, the observations and recommendations Plan. of The Heritage and Planning Division of the Department of the Environment, Heritage and 3.7.3 IMPLICATIONS OF A Local Government –and other interested CONSERVATION AREA FOR THE bodies. PUBLIC Normal exemptions do not apply in an 3.7.6 PRESERVING IMPORTANT Architectural Conservation Area as set out in VIEWS Section 82(1) of the Planning and It is the aim of the Council to: Development Act, 2000. This means that (a) give guidance to applicants at pre-planning development to the exterior of a building in an meetings as to how best integrate dwellings architectural conservation area will require successfully into landscapes where planning permission. important views and landscapes exist; (b) prevent development which would 3.7.4 PROTECTED STRUCTURES interfere or take from a view which is It is important for the cultural heritage, designated; appearance and character of a town to protect historic or important buildings and structures.
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(c) impose conditions on planning permissions HE.3 Provide advice, and where possible where minor modifications may render an financial assistance through otherwise negative development Conservation Grant Scheme, to acceptable. owners of historic buildings that require renovation or decoration. POLICY 19: PROTECTED VIEWS HE.4 The Council will consult The It is the policy of the Council to protect the Heritage and Planning Division of views and prospects of special amenity value the Department of the Environment, or special interest, specifically those listed Heritage and Local Government below. and other prescribed bodies on List of Views for Protection: development proposals that impact 1. View west from the Thurles approach road on archaeology or on buildings of 2. Views north and south from the bridge townscape importance. over the Mulkear River in the town centre 3. Views into and out of the Architectural 3.8 FLOOD RISK MANAGEMENT Conservation Area In November 2009 the DoEHLG published Guidelines entitled ‘The Planning System and 3.7.7 TREES THAT CONTRIBUTE TO Flood Risk Management’. The Guidelines AMENITY PRESERVATION introduce mechanisms for the incorporation of Trees form a valuable part of the urban flood risk identification, assessment and environment. They provide visual amenity, management into the planning system. The screen unsightly features and add to the Guidelines require Planning Authorities to: diversity of the urban experience. • Avoid development in areas at risk of flooding by not permitting development in It is the intention of the Council to, where flood risk areas, particularly floodplains, possible, protect trees in Newport, and in so unless where it is fully justified that there doing, may request that a tree survey be are wider sustainable grounds for completed as part of a development proposal, appropriate development and unless the to ensure that proposals for development will flood risk can be managed to an not damage or result in the loss of trees listed acceptable level without increasing flood for preservation or of mature hardwoods. risk elsewhere and where possible, reducing flood risk overall; The Council will make Tree Preservation • Adopt a sequential approach to flood risk Orders (TPO) as deemed necessary following management based on avoidance, inspection and report by a qualified reduction and then mitigation of flood risk arboriculturist. as the overall framework for assessing the location of new development in the POLICY 20: TREE PROTECTION development planning process; and It is the policy of the Council to protect mature • Incorporate flood risk assessment into the trees. Development that requires the felling or process of making decisions on planning harming of such trees will not normally be applications and planning appeals. granted. POLICY 21: FLOOD RISK Specific Objectives for Heritage MANAGEMENT It is the policy of the Council to implement the HE.1 Preserve the places of recommendations of the Department of the archaeological, architectural and Environment, Heritage and Local Government historic interest which add to the and the Office of Public Woks Guidelines on character and appearance of the ‘The Planning System and Flood Risk town (see Appendix 2 and Management’ and any subsequent guidelines Designations Map). issued in assessing applications for planning HE.2 Seek the removal of unauthorised permission to assess the likely risk of flood advertisements, signs, street signs hazard on any new development in areas and other structures within the conservation area.
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Newport Local Area Plan 2010-2016 historically prone to flood or at risk of F.5 To preserve riparian strips free of flooding. development and of adequate width to permit access for river maintenance. POLICY ENV 21(A): FLOOD ALLEVIATION AND MITIGATION 3.9 BACK LAND DEVELOPMENT MEASURES A certain amount of vacant land prevails It is the policy of the County Council to ensure within the town. This comprises mainly of a that development does not increase the risk of substantial area of back land to the rear of the flooding, and development in low-lying areas main streets. However, much of this land has or known flood plains will be required to remained undeveloped or uncultivated due to produce a Flood Risk Assessment to the decline in families living within the town demonstrate that the development will not core or above their premises and an increase in contribute to flooding within the immediate or commercial premises. The proliferation of wider catchment area. ribbon development outside the town has also undermined the residential function of the Specific Objectives for Flood Risk town. Thus, there is a need to encourage Management residential development within and closer to F.1 To integrate comprehensive flood risk the town core. assessment and management in the overall planning process. POLICY 22: BACK LAND F.2 To address flood risk management in DEVELOPMENT the detailed design of development, as It is the policy of the Council to encourage the set out in the Guidelines ‘The Planning appropriate development of back lands within System and Flood Risk Management’. the town. F.3 The Council shall require any development proposal in a location Specific Objectives for Back Land identified as being subject to flooding Development to: BL.1 The development of back lands (a) Carry out a flood risk / catchment shall, where multiple ownerships analysis for the development to assess exist, require a joint approach to the likely level of flood hazard that ensure successful redevelopment. may affect the site to the satisfaction of BL.2 Development of back lands to the the Council; rear of and south of Main Street (b) Design the development to avoid adjoining the Mulkear River shall minimum flood levels, incorporating have their design influenced by building design measures and materials nearby buildings including stone to assist evacuation and minimize finishes and a high standard of damage to property from flood waters; architectural design and such (c) Demonstrate that the proposal will development shall strengthen the not result in increased risk of flooding structure of the town centre and elsewhere, restrict flow across revitalise this area on the banks of floodplains, where compensatory the river. Appropriate flood storage / storm water retention mitigation measures shall form part measures shall be provided on site; and of any development proposal on (d) Proposals should have provision to these lands. reduce the rate and quantity of runoff BL.3 Development of back lands shall i.e. minimisation of concrete surfaces incorporate appropriate pedestrian and use of semi permeable materials linkages to the Town Centre. and include adequate measures to cope
with the flood risk, e.g. sustainable drainage systems. 3.10 ENERGY EFFICIENCY F.4 To have regard to the Office of Public Energy efficiency is paramount if Ireland is to Works Planning Policy Guidance in the assist in mitigating its vulnerability to climate design and consideration of change and to volatile fuel prices. The EU development proposals. Directive on the Energy Performance of
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Buildings (EPBD), as transposed into Irish • Building Energy Management Systems legislation in 2006, contains a range of • Occupancy Controls provisions aimed at improving energy • Monitoring and Targeting Systems performance in residential and non-residential • Combined Heat and Power (CHP) buildings both new build and existing. The incorporation of good design into POLICY 23: ENERGY EFFICIENCY developments is considered as being the key in It is the policy of the Council to promote achieving optimum energy performance of energy conservation and efficiency measures buildings. and to facilitate innovative building design that promotes energy efficiency and use of
renewable energy sources in accordance with The following list, although not national policy and guidelines. comprehensive, are examples of the issues which applicants should have regard to in 3.10.1 BUILDING ENERGY RATING designing a building/dwelling: (BER) As part of the EPBD Directive, a Building • Site layout and associated bio- Energy Rating (BER) certificate, which is climatic/passive solar design measures effectively an energy efficiency label, will be • Enhanced levels of insulation in walls, required at the point of sale or rental of a floors, glazing and doors building, or on completion of a new building. • Reduced uncontrolled air infiltration The Council will continue to conform with losses national policy in this regard. • Use of healthy and controllable ventilation systems • Housing on Zoned Land • Heat recovery systems The Planning Authority will have regard to the • Use of daylight DoEHLG Guidelines on Sustainable • Water conservation measures Residential Development in Urban Areas, • More sustainable building materials 2008 in the assessment of any proposals for • Improved heat generation appliance residential development, including inter alia efficiency, e.g. condensing boilers those in respect of energy efficiency, passive solar design and renewable energy sources. • Intelligent heating system configuration
and time /temperature /zone/ function All residential housing constructed on zoned controls areas shall be in line with the National • Efficient provision of domestic hot water Building Regulations. • Fuel switching to low or zero CO2
emitting fuels Specific Objectives • Energy efficient lighting systems EE.1 All housing, commercial and other • Incorporation of renewable energy developments which have a floor systems e.g. active solar, heat pumps, area of greater than 1000m2 the biomass Council shall seek that a minimum of • Provision of appropriate group or district 25% of all of the buildings energy heating systems. requirements is supplied by local renewable energy supply. In the case of non-domestic buildings EE.2 It is an objective of the Council to work with developers/operators of additional options include: industrial/commercial buildings in • Heating, ventilation and air conditioning the use and installation of renewable systems technologies in order to achieve • Electrical energy use including motive energy savings. power • Efficient lighting systems and controls
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Newport Local Area Plan 2010-2016
CHAPTER 4 DEVELOPMENT MANAGEMENT
MAIN SECTIONS IN THIS CHAPTER: 1. INTRODUCTION 2. PRE-PLANNING CONSULTATION 3. ENFORCEMENT 4. DEVELOPMENT CONTRIBUTIONS 5. LAND-USE ZONING OBJECTIVES 6. ACCESS FOR THE DISABLED 7. DEVELOPMENT FORM 8. PUBLIC REALM 9. DENSITY 10. DESIGN STATEMENTS 11. BIO-DIVERSITY 12. PUBLIC OPEN SPACE 13. EXTENSIONS TO DWELLINGS 14. APARTMENTS 15. RESIDENTIAL ESTATE NAMES 16. CHILDCARE FACILITIES 17. TRAFFIC AND ROAD SAFETY 18. PROTECTED STRUCTURES 19. COMMERCIAL DEVELOPMENT IN URBAN AREAS 20. INDUSTRIAL DEVELOPMENT 21. PARKING AND LOADING 22. PETROL & SERVICE STATIONS 23. OTHER DEVELOPMENT
4.1 INTRODUCTION following development management Development management is a statutory standards. process, and there is an obligation on the Council to ensure that permissions granted 4.2 Pre-Planning Consultation under the Planning Acts are consistent with The Council in accordance with Section 247 the policies and objectives in the Plan. This of the Planning and Development Act 2000 (as part of the Plan deals with the planning amended) provides an opportunity for standards and design criteria, which will be applicants to engage in discussions with the applied by the County Council to development Planning Authority, prior to making a proposals within the Plan Area (see Zoning planning application. Applicants are Map). encouraged to avail of this service, particularly for large scale developments such as This section sets out the main guidelines in residential estates, quarries and wind farms, to respect of the management of development, a ensure planning applications are processed in more detailed set of guidelines is contained in a timely manner. the County Development Plan. There is provision for a degree of flexibility, which It should, however, be noted that such will apply where proposed development is discussions will not prejudice any subsequent otherwise consistent with proper planning and decision made by North Tipperary County development and the preservation and Council. improvement of amenities in the town. 4.3 ENFORCEMENT In respect of development proposals in the The Planning Acts give power to the Council Conservation Area, the Council will apply the to take enforcement action when development design standard set out in the Conservation is started without planning permission, if Area Design Statement in addition to the conditions attached to permission are not
Development Management 29
complied with, or when other breaches of C To provide and improve control have been committed. commercial activities. B/E To provide for business and Contraventions of planning law undermine the employment related uses successful implementation of the Council’s S To protect and provide for social policies and are unfair on those who have and public facilities. abided by planning controls. A To provide/preserve and enhance open spaces and amenity areas. The Council will take enforcement action Ag To provide for agricultural needs whenever it is expedient to do so, having and to protect and enhance rural regard to the policies in this Plan and other amenity. material considerations. Appendix 1 lists the matrix of land-use 4.4 DEVELOPMENT activities referred to under each zoning CONTRIBUTIONS objective. It indicates the acceptability or Considerable sums of money have been and otherwise (in principle) of the specified land- will continue to be expended by the Council in uses in each zone. the provision of public services. The Council will require financial contributions towards the 4.6 ACCESS FOR THE DISABLED capital expenditure necessary for the provision Access requirements for physically disabled of infrastructure works required which persons should be incorporated into the design facilitate development. Such works include of buildings and layouts of developments drainage, water supply, roads, footpaths and likely to be used by the general public and will traffic management, open space and car be a material consideration of the Planning parking. Authority in assessing applications.
The County Council has prepared a Developers should have regard to the criteria Development Contribution Scheme under set out in the following in the preparation of Section 48 of the Planning and Development development proposals Act, 2000.This sets out the contributions • Access for the disabled - minimum design required in Newport in respect of the provision criteria, published by the National of public infrastructure and facilities. Rehabilitation Board; • Part M of the Building Regulations 1997 to 4.5 LAND-USE ZONING 2000; and OBJECTIVES • Buildings for Everyone - Access and uses for The purpose of land-use zoning is to indicate all the citizens, published by the National the planning control objectives of the Council Rehabilitation Board, 1998. for all lands within the town boundary. The needs of people with disabilities should be Table 5: Key to Development Plan Zoning taken into account in the design and Objectives construction of footpaths and parking areas. Zone Objective Footpaths in developments shall be dished at junctions. Parking areas should make R To preserve and enhance existing provision for spaces for disabled drivers and residential amenity. such spaces should be located in the most R1 To provide for new residential convenient locations for ease of use. development. Designated car parking spaces should be R2 To provide for new Low-density reserved for people with disabilities at a ratio residential development of 1:10. Their location should be clearly R3 To provide for new residential signposted and bays marked. These spaces serviced sites development should be located closest to the point of entry TC To provide for town centre to the building with no crossing of vehicular facilities. routes. The pedestrian route should be defined (e.g. textured surface), non slip and well lit.
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Newport Local Area Plan 2010-2016
• To create a variety of functional and Tactile indicators are becoming increasingly secure public spaces that interconnect more common. Tactile paving surfaces can be with movement through the site, used to convey important information to including formal squares, new streets, visually impaired pedestrians about their incidental open spaces and urban environment. The provision of tactile surfaces gardens; for the visually impaired in all developments • To promote clear views and easy will be required. orientation, including linkages with adjacent sites; and 4.7 DEVELOPMENT FORM • To secure a significant open space that The Department of Environment and Local provides both a recreational resource Government has published a range of and a distinctive setting for new guideline documents which relate to development. development of residential estates. All residential developments will be assessed with Current building form in Newport is mixed regard to these guidelines and in particular the with a variety of development styles. The following: inherited building form is reflected on the main street and surrounding roads, where there • DoEHLG Sustainable Residential is a mixture of two storey terraced dwellings, Development in Urban Areas, 2008. larger two storey buildings, and one-off and • DoEHLG Urban Design – Best low density developments that include Practice Guide, 2008. substantial farmhouses and more modern • DoEHLG Sustainable Urban Housing: cottages and bungalows. Design Standards for New Apartments, 2007. A fundamental requirement will be to ensure • DoEHLG Quality Housing for that new development will be integrated into Sustainable Communities, 2007. the landscape setting. This can be achieved by retaining existing site features (such as trees, The main objective for new residential hedgerows, ponds, rock outcrops, etc) and by development in Newport is to achieve high using strong structure planting that quality living environments that are more complements and reinforces the existing sustainable than many previous examples and vegetation pattern. can be enjoyed by all who use them. In the majority of cases, recent housing The scale, massing and height of proposed developments have tended to be repetitive and development needs to be considered in uniform. A similar mix of houses arranged to a relation to that of adjoining buildings, the standardised layout around a rigid road local topography, the general pattern of hierarchy results in sameness that lacks any heights in the area, and views and landmarks. local identity. One housing area looks very In the majority of cases, successful similar to any other. The general objectives for development is achieved by defining and new development in Newport seek to avoid enclosing space by buildings, structures and this past trend and are summarized as follows: landscape. Buildings that follow a continuous • To achieve a distinct sense of place - building line around a street block and contain related to the existing town but with the private space within rear gardens or separate identity; courtyards are usually more successful than • To create a hierarchy of legible urban individual buildings that stand in the middle of forms including distinct a plot. neighbourhoods, focal centres and landmark buildings; At key locations, such as street corners and • To provide for a variety of house other focal points, the building form should be types and densities, including articulated to reinforce the legibility of the provision of private, social, affordable layout (e.g. by varying the building height and sheltered housing; and/or architectural treatment).
Development Management 31
Applications for new development will with a purpose in mind. Space left over after therefore be assessed by the County Council development, without a function, is a wasted according to how well they respond to these resource and will detract from the area’s sense guidelines and to the following general of identity. In particular, the specifications of principles: materials and maintenance should demonstrate • Buildings should generally be two or high standards of visual attractiveness, three-storeys, terraced or semi- durability and environmental performance. detached. Some single storey Such considerations will be essential dwellings should also be incorporated requirements of new development in Newport to meet the needs of all potential and applicants will need to demonstrate that occupants; the quality of the public realm has been fully • Detached buildings should be taken into account as an integral part of any incorporated at appropriate key submitted schemes. locations where they can be incorporated in the general form of the The creation of high quality housing, attractive street through the use of boundary public open spaces and a sense of community walls and landscaping; shall take priority in design considerations. • The built form should be arranged in New development shall follow the principles simple blocks according to the below and shall comply with the design building type and required density; guidelines for urban residential development • Parking should be provided discreetly, set out in the North Tipperary County in indented bays and parking courts Development Plan. Applications for new wherever possible; development will be assessed by the County • Rear courtyard areas should be Council according to how well they respond to arranged to be over-looked by active the general principles outlined below. frontages; • The corners and other key focal points Preliminary design requirements for new of blocks should be articulated residential developments should include: • through height and/or architectural A comprehensive plan demonstrating treatment; layout principles, access and linkages • The plot width for individual units to adjoining developed areas and should vary in order to reduce towards the town centre and town repetition; and facilities and also show how linkages • Occasional non-domestic buildings to adjoining undeveloped lands can be accommodated. will be encouraged within residential • areas at suitable locations as a means Consideration of the main points of of encouraging mixed-use access for pedestrians, cyclists, development. emergency vehicles, public transport, service vehicles and private motorists; • In seeking to achieve the above standards, this Walking and cycling routes to local LAP does not seek to prescribe in detail the facilities such as shops, schools, form and appearance of development in health centres, etc; • Newport which may be unduly prescriptive, Consideration of provision for low but instead sets out guiding principles that the design speed (including 20mph) and County Council wish to see embodied in new facilities for pedestrians and cyclists; development. • Any off-site road improvement works, public transport, cycling and walking 4.8 PUBLIC REALM infrastructure that will be required; The quality of the public realm depends on the • Impact on the existing road network in arrangement of its paving, planting, lighting, terms of environmental and travel shelter, signage, street furniture, and the way it issues; is over-looked, as well as the routes passing • Lighting and landscaping for walking through it and the uses next to it. To be and cycling routes; effective, public space needs to be designed
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Newport Local Area Plan 2010-2016
• The location, amount and impact of rural area, it is appropriate in controlled car parking; and circumstances to consider proposals for • Visitor parking for cars and for developments at lower densities near the edge bicycles. of the town. It is desirable that serviced sites of not less than 0.10 hectares (0.25 acres) are 4.9 DENSITY provided, except in exceptional circumstances. To achieve the objectives of sustainability it is Larger sites will be required for housing considered in this LAP that new development exceeding 250sq.m. to allow for sufficient needs to be focused within the defined private amenity space, parking and settlement boundary of Newport, with an landscaping. emphasis on high quality urban design. In the interests of land efficiency within the plan 4.10 DESIGN STATEMENTS boundary it is considered necessary to apply The Council will require that all planning minimum recommended densities. applications for housing schemes over 5 number houses are accompanied by a detailed In determining suitable density, the character design statement. and amenities of the site and of the surrounding area will be considered along The Council will require schemes to have with the need for a variety of site sizes and regard to the neighbourhood principle as set house designs to encourage social mix and out in Chapter 5 of the Plan. In this regard, the choice. In appropriate locations higher statement shall take account of the following densities will be required which must be design principles. subject to exceptional quality of design and finishes, proper provision for active and Context: Developments should take account passive recreation and good living conditions, of the characteristics of the site, the natural including privacy and adequate natural light, and built environment, views and vistas. within each accommodation unit. Natural Features: Developments should seek The Council does not wish to set minimum or the retention of natural features, trees, maximum residential densities, but to seek hedgerows, watercourses, landform features. efficient and sustainable development on all residential zoned land. The Council will assess Traffic Management: Developments should appropriate density on a case by case basis, ensure that natural traffic calming is having regard to the DoEHLG Sustainable incorporated within the scheme. Long straight Residential Development in Urban Areas, roads and artificial traffic calming measures 2008. should be avoided.
The following standards may be taken as Permeability: Developments should seek to guide for developments at the initial design ensure integration and linkages with core stage. community facilities and should ensure access provision for pedestrians and cyclists. Table 6: Residential Density House Design: Dwellings should be designed Town Centre / Follow established taking reference from the prevailing character Infill Development plot ratios of the town or village. The development Town Centre / 25-40 units per should also make provision for a mix of house New Development hectare designs to accommodate different family Urban Fringe 20-25 units / types. hectare Low Density 2/5 units to the acre Public Open Space: Public open space should Housing incorporate high quality hard and soft landscaping which creates areas for active use In order to offer an effective alternative to the and visual interest. provision of single houses in the surrounding
Development Management 33
The Council will require that a development Phasing: Large scale residential estates shall proposing five or more dwellings incorporates be designed to ensure the development can be a minimum of 15% of the gross site area as constructed in distinct phases. Each phase useable public open space. shall incorporate the full completion of open space and infrastructural services. Private Open Space: Private Open Space shall be designed for maximum privacy and Building Heights: A variety of building orientated for maximum sunshine and shelter. heights will be encouraged in all new developments / redevelopment. Key The provision of adequate private open space considerations in establishing appropriate is essential for the privacy and amenity of building heights will be: occupants of residential developments. i. The scale of the existing streetscape and existing building heights in the The following quantitative minimum surrounding areas. standards will be applied to housing ii. Assessment of integration with the developments: existing streetscape in the area iii. The degree of overlooking and any Table 7: Private Open Space: Dwellings resulting loss of privacy. iv. The degree of over-shadowing and any Dwellings Square Metre loss of light that may arise. 3-4 bed 65 sq.m. v. Impacts arising on the streetscapes of 1-2 bed 48 sq.m. Newport, including the degree of obtrusion of the building on the skyline. The provision of private open space for vi. The extent to which the building detracts apartment developments will require a more from important landmarks. creative approach. Private open space should vii. The effect on the microclimate in the be provided in the form of communal vicinity of the proposed development. landscaped courtyards, roof gardens, balconies viii. The degree to which the building may or winter gardens (glass screened areas contribute to the overall townscape. In separated from living areas). particular, care will be required in the treatment of roof-tops and all The Council will require developments meet machine/mechanical rooms will need to be the following minimum quantitative standards adequately screened or designed as an for apartment developments: integral part of the building.
Table 8: Private Open Space for 4.11 BIO-DIVERSITY Apartments Design layouts should aim to enhance and protect the biodiversity resources of the area. Town 1 bed 10 sq.m. This can be achieved through the following: i. Retain and enhance existing vegetation, Centre 2-3 bed 15-20sqm. including trees, shrubs and hedgerows, Edge of 1 bed 20 sq.m. wherever possible and incorporate these Centre 2-3 bed 30-40 sq.m. into the development. ii. Networks of wildlife sites are more Overlooking: Residential development shall ecologically valuable than isolated be designed to ensure sufficient privacy for wildlife areas. Where possible create occupants. In general, the Council will require linking corridors of habitats. a separation distance of 22m metres between iii. Use native planting species of local first floor opposing windows. The Council provenance (i.e. grown locally rather than may consider accepting a reduced standard imported). Trees and shrubs that grow subject to innovative design measures for naturally in the surrounding countryside window design, orientation of building and are often the best choice for the area. habitable spaces. iv. Where possible and appropriate avoid the culverting of watercourses
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Newport Local Area Plan 2010-2016 v. Where possible set aside maintenance-free streams and hedgerows. Tree planting / semi-natural areas and avoid or limit the should normally form an integral part of use of herbicides and pesticides. such open space areas. ix) Hard landscape elements such as paving, 4.12 PUBLIC OPEN SPACE cobbled areas etc should be incorporated Public open space is one of the key elements into the design and presentation of open in defining the quality of the residential areas. environment. It provides passive as well as x) Developers should consider providing a active amenity and has important ecological variety of open spaces. These should and environmental aspects. Open space include both formal and informal semi- standards shall comply with the guidelines set natural areas, such as wetlands, out in the North Tipperary County woodlands, meadows, green corridors, as Development Plan. In calculating the area of well as formal gardens, play areas and open space, the area of roads, grass margins, seating areas. roundabouts, footpaths, left over areas, backlands, buffer zones around ecological 4.12.1 MANAGEMENT PLAN FOR monuments and visibility splays shall not be PUBLIC OPEN SPACE taken into account. Developers will be required to make suitable provision for the future management and The Council will require all open space maintenance of open space. Where spaces and provision to take account of the following facilities are not taken in charge by the principles: Council alternative arrangements should be i) Open space should be provided on a made through Management Company’s or as hierarchical basis in a comprehensive and otherwise agreed with the Planning Authority. linked way, designed as an integral part of the development 4.13 EXTENSIONS TO DWELLINGS ii) Areas should be of demonstrable The Council will seek to implement the recreational or amenity value. Small following guidelines in respect of residential dysfunctional open spaces should be extensions: avoided. • The extension should generally be iii) The majority of open space should be subordinate to the main building. multi-functional and should include space • The form and design should integrate for informal amenity, children’s play areas with the main building, following and passive amenity. window proportions, detailing and iv) Areas should be easily and safely finishes, including texture, materials accessible from all dwellings which the and colour. space is designed to serve. • A pitched roof will be required except v) The design, location and appearance of on some small single storey open space areas should have regard to the extensions. amenities of nearby dwellings, for • Designs should have regard for the example areas where children play should amenities of the neighbouring be overlooked by the fronts of nearby residents, in terms of light and dwellings to provide for maximum privacy. surveillance and overlooking • Dormer windows should be vi) Open space areas shall be suitably subordinate in design, set back from proportioned. Narrow tracts, backlands the eaves line and built to match the areas, steep gradients or peripheral areas existing roof. will not be acceptable. vii) Public open space should not be located so 4.14 APARTMENTS close to adjoining dwellings so as to cause The Council in assessing new apartment undue noise or nuisance to existing or developments will have regard to “Sustainable proposed residents. Urban Housing: Design Standards for New viii) Attractive natural landscape features Apartments: Guidelines for Planning should be protected and incorporated into Authorities, 2007”. open space areas, for example trees,
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• “Childcare Facilities: Guidelines for The Council will require developments meet Planning Authorities, 2001” as the following minimum standards: published by the DoEHLG. • “Childcare Strategy for North Table 9: Minimum floor areas for Tipperary 2007”. Apartments. Requirement One childcare facility with One bedroom 45sq.m. places for 20 children for each 75 dwellings. Two bedroom 73sq.m. Locations Commercial parks, adjacent Three bedrooms 90 sq.m. to schools, on land zoned for Town Centre purposes. Facilities Should be accessible to all The Council will also apply the following groups, should include safe standards for apartment developments: and convenient parking for staff and customers and a safe • Dual aspect apartments should be the drop off area for parents. standard design approach to maximise Facilities should have an sunlight. Where it is not possible to outdoor area for outdoor incorporate dual aspect designs (for playtime. example corner units) single aspect apartments should ensure that the In assessing applications for childcare main living areas face south. facilities in existing residential business areas, • All apartment units should include the Local Authority will look favourably on storage provision for bulky items in proposals that protect the character and addition to the minimum floor area amenities of the area and provide for high specified above. This storage quality childcare facilities. provision may be provided in a communal areas (e.g. at basement 4.17 TRAFFIC AND ROAD SAFETY level). The Council will require that proposals for all • Developments should include new developments demonstrate that a safe provision for storage and collection of access and egress can be provided to ensure waste materials. traffic safety is not compromised. • Developments should be provided with the potential for locating 4.17.1 SIGHT LINES IN URBAN AREAS communal satellite dishes (at roof In urban areas visibility splays for entrance level) to avoid subsequent demand for will be determined on a site specific basis individual satellite dishes. subject to: • Traffic Safety 4.15 RESIDENTIAL ESTATE NAMES • Need to promote in-fill development The Council will require estate names to be • The need to avoid undue disturbance agreed with the local authority. The Council to adjoining properties. will require estate names to take account of local distinctiveness and character and use the 4.17.2 TRAFFIC IMPACT Irish language where possible or appropriate. ASSESSMENT The Council will require that Traffic Impact 4.16 CHILDCARE FACILITIES Assessments (TIA’s) are carried out where a The Planning Authority will assess childcare proposed development may significantly developments having regard to the following impact on the capacity of the surrounding road guidelines: network.
The TIA shall be prepared in accordance with the “Traffic Management Guidelines Manual,
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2003” published by the Department of Transport 2003 and the “Traffic and Transport The Council will require that planning Assessment Guidelines 2007” published be the applications that involve works to a protected NRA. structure are accompanied by the following:
The following are the minimum thresholds of • An Architectural Impact Assessment developments which will require a TIA: to be prepared by a suitably qualified • Residential Development over 200 individual with conservation dwellings expertise. • Retail and Leisure Developments over • A full method statement of the 2,500 sq.m. proposed works and a schedule of • Industrial Developments over 5,000 mitigation measures during the sq.m. construction phase of development. • Office, Hospitals and Educational Developments over 2,500sq.m. The Council will require that a Conservation • Warehousing Developments over Architect (or appropriately qualified 10,000 sqm. individual) be retained by the developer during the construction phase of development. TIA’s will also be required where there is a 10% increase in traffic or a 5% increase in 4.18 COMMERCIAL DEVELOPMENT congested areas. IN URBAN AREAS
TIA’s will also be required for sub-threshold 4.18.1 DESIGN / PLOT RATIO development where the Council considers that The design of commercial developments in a development may have an impact on the urban areas shall generally be in keeping with carrying capacity of the surrounding network. the prevailing character of the area.
4.17.3 ROAD SAFETY AUDITS The Council will require that significant new The Council will require that a Road Safety development be accompanied by a design Audit is carried out where a development is statement demonstrating that the design will likely to have a significant impact on a contribute positively to the streetscape/urban Motorway, National Road or Regional Road. area in which it is set.
Road Safety Audits shall be carried out independently by assessors approved by the The Council will asses plot ratio having regard NRA in accordance with the NRA “Road to the location of the development, the Safety Audit Guidelines”. character of the area and parking and loading standards. However, the plot ratios set out in 4.17.4 BICYCLES Table 10 may be taken as a guide for Cycling is a viable alternative to the car for developers at the initial design stage: access within the town of Newport. In order to promote its use and in support of the Council’s Table 10: Plot Ratios for Commercial aim for sustainable development, the Council Developments will require that secure cycle parking facilities are provided for new development where Town Centre 1.0-2.0 possible. Town Suburbs 0.25-0.5 4.18 Protected Structures The Council in assessing proposals that involve works to a protected structure or Developments in town centres shall not developments within the attendant grounds of exceed maximum site coverage of 70% unless a proposed structure, will have regard to the in exceptional circumstances. “Guidelines on Architectural Heritage”, as published by the DoEHLG,
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4.18.2 SHOP FRONTS AND SIGNAGE • External roller shutters shall not be High quality shop front design and signage permitted. can make a significant positive impact on the streetscape. Conversely, designs which are out Advertising signs should be sensitively of keeping and can have a serious detrimental designed and not excessive in terms of scale, visual impact in an urban area. size and number. Miscellaneous advertising signs such as banners, flags, spotlights, neon The Council will require that new shop fronts lights and moving message signs will not in town centres, take reference from the normally be permitted. existing traditional designs with advertising signs kept to a minimum. 4.19 INDUSTRIAL DEVELOPMENT The Council in assessing applications for new The Council will encourage new designs to industrial estates (light, general and reflect the proportions, character and materials warehousing) will require the following of traditional shopfronts particularly in standards to be met: designated Architectural Conservation Areas. Access: Single access to multi-unit Traditional Shopfront developments. Access road shall have a minimum carriageway width of 7.5m with 1.3m footpaths.
Site Layouts: Adequate space shall be provided for the loading and unloading of goods and the manoeuvring of vehicles within the site. Building line set back of at least 12 metres from estate road boundaries should be incorporated into all site layouts.
Design: Designs shall be of a high quality and shall comply with the following: • Building heights shall not generally exceed 10.5 metres and should not exceed a height which is necessary for the function of the building. The Council will assess new shopfronts based • Building mass should be broken down on the following criteria: into stepped sections to mitigate the • Shop front advertisements should visual impact. normally be restricted to fascia signs • Multi-unit buildings should placed immediately above the shop incorporate a uniform design in terms windows. Fascia lettering and logos of architectural treatment, roof are best hand-painted in a simple and profiles and boundary fences. colour which harmonises with the shop. Fencing and Landscaping: A comprehensive • Hanging signs should normally not be landscaping plan including full details of mounted higher than the first floor boundary treatment and plant shall accompany windows. There should be normally applications. not more that one hanging sign to each property frontage. No security fencing should be installed • In cases of properties having multiple forward of the front building line of any tenancies, the ground floor shop may industrial or warehouse facility. have a fascia sign and one projecting sign may be permitted to the first floor Use: Full details of the proposed use, premises. including industrial process involved, any
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Newport Local Area Plan 2010-2016 toxic materials, chemicals or solvents use, Table 11: Car Parking Standards shall be submitted. Land-use Standards Storage of Goods and Fuels: Goods, Cinema 1 space per 3 including raw materials, manufactured goods, seats packaging etc. shall be stored or displayed Bars/Restaurant/Hotel 1 space per 15 only within the enclosed units, all over sq. m. public ground. Oil, chemical storage tanks shall be area adequately bunded to protect against spillage. Clinics/Surgeries 2 spaces per Provision of adequate storage shall be consulting provided to facilitate segregation of materials. room Caravan Park 1 space per unit Signage: Signage shall be restricted to a single of sign identifying all occupiers of the site at the accommodation entrance and to fingerpost signs at junctions as Crèche 1 per employee appropriate. & 0.25 per child Car Parking Provision: Car parking should Dance halls/Discos 1 space per 10 be provided in accordance with the standards sq. m. set out in Table 11. Parking should also be Dwelling (up to 3- 1 space per separately provided for articulated and fixed bedrooms) dwelling unit axle vehicles/trucks. Dwelling (4-bedrooms or 2 spaces per
more) unit Noise Levels: Noise levels arising from any Hotel/Motel/Guest House 1 space for industrial development should not exceed 55 dB(A) Leq between 0800 to 1800 hours. every 2 bed spaces Monday to Saturday inclusive, but excluding public holidays, when measured at any point Leisure Centre 1 space per 50 along the site boundary. At all other times the sq. m. noise level should not exceed 45 dB(A) Leq Light Industry 1 space per 35 when measured at the same locations unless sq. m. otherwise agreed by the Planning Authority. Manufacturing 1 space per 35 No pure tones should be audible at any time. sq. m. Nursing Homes 1 space per 4 4.20 PARKING AND LOADING residents Table 11 sets out the Council’s car parking Offices 1 space per 35 requirements. In addition to the general car sq. m. parking standards required, service bays may Retail Shops/Supermarkets 1 space per 20 also be required. sq. m. Retail Warehousing 1 space per 35 The Council will require proposals for sq. m. development to be accompanied by a schedule Science & Technology 1 space per 25 of car parking standards and full details of Based sq. m. services areas/delivery areas. Proposals for Enterprises/Business Park delivery areas shall include an illustration of Warehousing 1 space per 100 turning movements. sq. m. Other Individual Where the developer is unable to meet the assessment requirements relating to car parking, a contribution, commensurate with the shortfall Car parking should be located where possible in spaces, shall be paid to the Council to behind established building lines in the facilitate the provision of car parking facilities interest of good townscape. Where parking is elsewhere. proposed to the front of a building, it is important that planting and boundary
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walls/railings are used to maintain the visual • A minimum of frontage of 30m within appearance of the area. In town centre mixed- a 50/60 KPH area and 45m in other use development proposals, consideration will speed limit area. be given to dual parking where peak times do • A minimum distance of 7m from the not coincide. pump island to the road boundary • Two access points, between 7-9m Where parking is associated with late night wide, with a minimum junction radius uses such as places of entertainment, car of 10.7m parking should be sited so as to reduce noise • A minimum distance of 50m from disturbance to adjoining residents to a entrance to nearest major junction and reasonable level. 25m to nearest minor junction; • A footpath of 2m wide with 0.5m high Design Dimensions wall along the front boundary; • Each car space shall be 4.8m x 2.5m • A petrol/oil interceptor to the surface with 6.1m circulation aisles. water drainage; • Disabled spaces shall be 3m wide, • Adequate facilities for storage of with a one space per 10 provisions. refuse and waste on site; • Loading bays should be generally 9m • A scheme of landscaping to protect x 5m (but at least 6m x 3m). visual amenities.
4.21 PETROL & SERVICE STATIONS 4.22 OTHER DEVELOPMENT Newport is reasonably well served as regards Other development or development that is not retail petrol outlets. When assessing any future specified elsewhere in this Plan will be planning applications, the Council will assessed on an individual basis on the merits consider the need for such provision, but will of each development or application. resist proposals where current provision is considered adequate.
Petrol stations often take the role of providing general convenience retail provision for a town or village. While, this role may be important, the retail provision of petrol stations can have a detrimental impact on vitality of the town centre.
The Council, in accordance with the Retail Planning Guidelines, 2005 will generally require that net retail floor space shall not exceed 100sq.m. Where floor space exceeds this requirement, the development shall be subject to the sequential test approach and a Retail Impact Assessment will be required to demonstrate that the development would not impact on the vitality and viability of the town centre.
The Council will require that proposals for Petrol Stations also comply with S.I. 311 of the 1979 Dangerous Substances (Retail and Private Petroleum Stores Regulations), and the following:
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Appendix 1: Zoning and Use Class Matrix
Use Classes R R1 R2 R3 TC C B/E S A Ag Abattoir x X x x x o o x x x Advertising Structures/Panels x x x x o o √ o x x Agricultural Buildings/Structures x x x x x x o x o √ Allotments o o o o x o o x x o Bed and Breakfast o o o o √ √ x x o o Betting Office o o x x √ √ x x x x Caravan Park/Camping x o x x x x o x x o Car Park o o o o √ √ √ o x x Cash and Carry Wholesale x x x x √ √ o x x x Community Facility o √ √ √ √ √ o √ o o Crèche/Nursery School o √ √ √ √ √ o o x x Dance hall/Disco/Cinema x x x x √ o o x x x Doctor/Dentist o √ o o √ √ x x x x Educational x o o o √ √ o √ o o E-Town √ √ √ √ √ √ √ x x x Enterprise Centre o √ x x √ √ √ o x x Funeral Home o √ x x √ √ 0 x x x Garden Centre x x x x x o √ x x √ Guest House/Hostel o √ x x √ √ x x o x Heavy Vehicle Park x o x x x o √ x x x Home Based Economic Activities o o o o o x x x x x Hotel/Motel x o x x √ √ x x x o Household Fuel Depot o o x x √ o √ x x x Industrial - General x o x x o o o x x x Industrial - Light o √ x x o o √ x x x Industrial - Special x x x x x o o x x x Motor Sales Outlet x o x x √ o o x x x Nursing Home o √ o o √ √ x o x o Offices less than 100 sq. m. o √ x x √ √ o x x x Offices above 100 sq. m. x o x x √ √ √ x x x Petrol Station x √ x x x o o x x x Public House o √ x x √ √ x x x x Recreational Buildings o √ o o √ o o o x x Refuse Transfer Station x x x x x o o x o x Residential √ √ √ √ √ x o x x o Restaurant o √ x x √ o x x x x Retail Warehouse x x x x √ o o x x x Retirement/Nursing Home o √ √ √ √ √ x o x o Scrap Yard/Recycling Facility x x x x x o o x x x Shop – Neighbourhood o √ √ x √ √ x x x x Service Garage o √ x x o o √ x x x Take-Away x x x x o x x x x x Transport Depot x x x x x o o x x x Veterinary Surgery o √ x x √ √ o x x o Warehousing x x x x o √ √ x x x Workshops x x x x o √ √ x x x
Appendix 41
Key Permitted in Principle √ Open for Consideration o Not Permitted x
Legend to Development Plan Zoning Objectives Zone Objective R To preserve and enhance existing residential amenity R1 To provide for new residential development R2 To provide for new low-density residential development R3 To provide for new residential serviced sites development TC To provide for town centre facilities C To provide and improve commercial activities B/E To provide for business and employment related uses S To protect and provide for social and public facilities A To provide/preserve and enhance open spaces and amenity areas Ag To provide for agricultural needs and to protect and enhance rural amenity
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Newport Local Area Plan 2010-2016
Appendix 2: Conservation Area Design Statement
2.1 INTRODUCTION Where development takes place within the Architectural Conservation Areas are designed architectural conservation area without to protect and enhance parts of towns and planning permission the Council may require villages that have special character and the owners or occupiers to restore the historic interest. Conservation seeks to character of the building. promote an understanding of that character and ensure its continuity by encouraging 2.1.3 HISTORICAL DEVELOPMENT sensitive development that respects its ethos OF NEWPORT without necessarily replicating the past. Prior to the invasion of Cromwell most of the lands in the area were in the ownership of the The purpose of this statement is to: Ryan family. Following the Cromwell • Promote an awareness of the invasion most of the lands were given to the historic core of Newport. Waller and Shrimpton families. The Wallers • Explain the policy guidelines restored the medieval church and townhouse intended to conserve and enhance at Castlewaller and this area later thrived as an that heritage. important settlement and became one of the • Give guidance on good design most important fair venues in the Munster practice for development within the Region. Conservation Area. The present Main Street was developed by Note: The Newport Conservation Area is Robert Joselyn who gave land for the first indicated on the Zoning Map. public buildings in Newport including the old Catholic Church and first gaol and courthouse. 2.1.1 STATUTORY STATUS OF The present courthouse and gaol were ARCHITECTURAL CONSERVATION constructed in 1860s. By 1822 a garrison was AREAS located in the town and the Barracks was The Planning and Development Act, 2000 constructed in c.1830 on Main Street, and the affords legal status to Architectural adjoining Market House was constructed in th Conservation Areas. The Act defines an 1822. The 19 Century town hosted many Architectural Conservation Area as a place, shopkeepers and traders and saw the area, group of structures or townscape that is establishment of the first Catholic National of special architectural, historical, School at the site of the existing Ball Alley. archaeological, artistic, cultural, scientific, This site also housed a butter factory and flour social or technical interest or value, or which mill. contributes to the appreciation of protected th structures. The unique architectural qualities The 20 Century saw the expansion of the and historic significance of the streetscape in town with a new Catholic Church adjacent to Newport warrant the designation of a the Convent and extensions of the Main Street conservation area and the adherence to the and Square. Newport today has retained much th principles of conservation. of its 19 century character as a market town and is still an important centre for the wider 2.1.2 IMPLICATIONS OF AN hinterland. ARCHITECTURAL CONSERVATION AREA FOR THE PUBLIC 2.1.4 NEWPORT CONSERVATION Normal exemptions do not apply in an AREA architectural conservation area as provisions The Newport Conservation Area comprises have been made in Section 82 (1) of the mostly the area surrounding Main Street and Planning and Development Act, 2000. This the Square. It includes the bridge and River means that development to the exterior of a Mulkear as it flows through the town centre. It building in an architectural conservation area also includes Chapel Lane, River Lane and the will require planning permission. remains of the Mill and remains of the post- penal Catholic Church.
Appendix 43
2.1.5 DESIGN APPROACH brick dressings are critical elements in Sensitivity is required in the design of determining the heritage character of a town. buildings or extensions within the The fabric of Newport is made up of elements Conservation Area. The following general which themselves may be quite small, but principles apply to development proposals in when taken together are important in the area: determining the character of the town. The accumulative effect of small changes to these i) TRADITIONAL DESIGN elements whether by removal, crude repair or This is often accepted as the right tactless additions can have a long-term approach for development within a detrimental effect on the character and visual Conservation Area, especially in relation amenity of the town. Whilst the fabric of the to infill development in a street frontage. town is simple in detail, it reflects centuries of By noting the important characteristics of local craftsmanship and is an important surrounding property and applying these expression of the town’s vernacular features in a traditional way, new architecture. buildings and extensions can be produced to respect the existing form. Architectural Despite the value of these simple details there innovation can still exist within this is an unfortunate change towards aluminium framework, thus avoiding hollow pastiche and PVC window replacement, which has styles. meant that many original sash windows are lost to Newport’s streetscape. The replacement ii) CONVERSION/ADAPTATION of traditional shopfronts with inappropriate Conversion/Adaptation of an existing modern designs further erodes the underlying property should be considered before the fabric of the town’s heritage. Likewise, the need to demolish and replace. Older removal of chimneys from the roofscape can buildings can be successfully adapted to have a detrimental impact on the character and new uses and conversion can make good appearance of the town. economic sense. Conversion can often enable an important street facade to be 2.2 SHOPFRONTS retained. Shop-fronts are one of the quality features of Irish vernacular architecture. Shopfronts in iii) EXTENSIONS/ALTERATIONS Newport are often an integral and harmonious These must complement the existing part of the simple and unpretentious building. The extension should be architecture of the town, whilst their colours subordinate in scale and in a form that and small-scale details are invaluable allows the identity and character of the ingredients for the preservation of essential original structure to be retained. Important liveliness of the streets. This is true to architectural details should be preserved Newport. Many of the shops within the and protected, including stone walls, iron Conservation Area have separate entrances to railings, sash windows and moulded upper residential accommodation. Some have plasterwork. access to the rear yard of the shop. These are important architectural features as well as iv) NEW BUILDINGS important to retaining the viability of living These will have to take proper account of over the shop and linking off-street spaces to the neighbouring properties and adjacent the streets. spaces. Proposals should have regard to the continuity of rhythm, scale, mass and Traditionally, shop-fronts were applied to the outline of adjacent buildings and their facade and had a strong vertical emphasis. The details, materials, texture and colour. columns or pilasters, which may be of stone, plaster or timber, appear to carry the weight of 2.1.6 FABRIC OF THE the fascia and the wall above. They may have CONSERVATION AREA decorative fluting or carved panels or a plain Construction and architectural details such as surface. The top of the pilaster may be plain or doors, windows, cornices, consoles, cast iron decorative; the base always contains a plinth. gutters, decorative plaster hood mouldings and
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Appendix 3: Record of Protected Structures
Ref* Name Address Description S485 Church of the Most Church Street Built in 1933, this prominent church is Holy Redeemer designed based on Renaissance style. The church tower is a landmark from all approach roads. S486 Protestant Church Church Street Freestanding cuboidal limestone graveyard mausoleum, built c. 1830, and standing in graveyard of now demolished church. Rubble limestone walls with cut stone coping, dressed stone quoins and with pilasters to front with egg-shaped finials. Square-headed entrance with keystone and with carved stone coat of arms and inscribed plaque, now illegible. Inscribed stone tablet to rear, also illegible. Enclosed by rubble limestone walls and containing stone and cast-iron tombs and memorials. S487 Convent House and Church Street Five Bay two storey rendered building. School S488 O’Sullivans Pub Main Street/ Two storey pub with simple shop front. Ballinahinch Road S489 Hickey’s Main Street/ Two storey shop/pub with simple shop Ballinahinch front. Road S490 The Barracks Main Street Two storey, rendered building. S491 McDonagh’s House Main Street Built as Market House c.1822. S492 Town house (known as South Main Two-storey, four bay town late Georgian O’Sullivans) Street/Chapel town house. Lane S493 Ed Daly Butchers The Square Two storey, Three bay building with coach arch. S494 Town House The Square Two No. 2 storey, 2 bay semi-detached late Georgian town houses with fan light over entrances. S495 Courthouse and Jail Street Built in c.1862 this is a two storey Bridewell limestone building with sash windows. S496 St John’s School, Pound Street S497 Bloomfield House Custom Gap Two storey, 4 bay with side extension, fan Road light over entrance, two chimneys and hipped roof. S498 Coffey’s House Killoscully Two storey, 3 bay Georgian house with Road two central chimneys and hipped roof. S499 Ryan’s The Square Formally Ryan’s public house, two storey, two bay house with hipped roof. S500 The Pound Keepers Cork Road Dormer style cottage, pitched tiled roof, House timber windows and door. S501 Old Chapel and Gates Chapel Road Ruins of old stone cruciform style church and gates, built in 1795.
Appendix 45
DPS782 Churchfield House Newport Detached three-bay two-storey house, with projecting porch, built c. 1820. Hipped artificial slate roof with rendered chimneystacks. Roughcast rendered walls with render plinth. Square-headed replacement uPVC windows and some timber sash windows. Set within mature garden. DPS783 House Newport End-of-terrace three-bay two-storey house, built c. 1860, with lean-to additions to rear. Pitched slate roof with rendered chimneystack and replacement rainwater goods. Roughcast rendered stone walls having raised render surrounds to openings. Two-over-two timber sash windows with stone sills and replacement timber door. DPS784 Ball Alley Newport Three handball alleys constructed in mass concrete against the rendered random stone walls of the former two-storey National School. Contains remnants of tiered pre-cast concrete seating and steps to ball alleys, and blocked window openings with stone sills to school building. Date plaque to school in partition wall. DPS785 Bridge Tullow Single-arch concrete road bridge over River Mulkear, built c.1930. Decorative chevron cut-outs to parapet. String course to bridge and abutments, excised to vehicular sides and with panels to abutments. Remains of earlier bridge at north-west corner of existing bridge has round dressed limestone pier and remains of second, supporting sandstone upper structure with dressed voussoirs, string course, rendered parapets and with arch between standing pier and river bank. DPS786 House Tullow Terraced five-bay house, built c. 1880, with single-storey front and two-storey rear elevations. Stepped pitched slate roofs with decorative timber bargeboard, rendered chimneystacks with decorative terracotta pots, and cast-iron rainwater goods. Lined-and-ruled rendered walls with render quoins. Two-over-two pane timber sash windows, some uPVC replacement to rear, with stone sills and wrought-iron sill guards. Replacement timber door.
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DPS787 J. Daly Tullow Terraced three-bay three-storey house, built c. 1870, now in use as public house to ground floor. Pitched artificial slate roof with rendered chimneystacks and replacement uPVC rainwater goods. Rendered walls with moulded string course and render fascia between ground and first floors. One-overone pane timber sash windows to upper floors, with stone sills and moulded surrounds. Ground floor openings altered and timber doors and windows inserted. DPS788 Well Carrowkeale Freestanding well with random coursed rubble walling. DPS789 ClareView Clonbealy Detached four-bay two-storey over basement former charter school, built c. 1820, with entrance porch. Later used as barracks and now a house. Pitched slate roof with rendered chimneystacks at gables. Rendered walls with render quoins. Replacement uPVC windows, set in square-headed openings to ground and first floors and segmental-headed to basement and upper south gable. Porch has gabled roof with gable front and uPVC door approached by flight of curved steps. Rendered gate piers and wrought-iron entrance gate. Remnants of rubble garden walls. DPS790 Sewer Vent Clonbealy Cast-iron sewer ventilation pipe, erected c. 1880, consisting of a cylindrical shaft with a fluted and flared base and crown top. DPS791 Sewer Vent Tullow Cast-iron sewer ventilation pipe, erected c. 1880, consisting of a cylindrical shaft with a fluted and flared base and crown top. DPS792 Mount Rivers Clonbunny Five bay, two storey over basement with single storey wing to either side. Central breakfront with wyatt window at first floor level. Lined and ruled with snecked quoins. Cut stone parapit. Cut stone portico with 4 columns on cut stone steeps. Stone outbuildings to rear. Recently renovated.
Note : * Reference number follows on from the reference numbers in the Record of Protected Structures in the North Tipperary County Council Development Plan 2010-2016.
Appendix 47
Appendix 4: Opportunity Sites
Opportunity Sites in Newport (Refer to Zoning Map) Ref Location Planning Authority Policy No. Description O 1 Removed Removed
O 3, Chapel Lane, These sites are in the conservation & 4 Mill Site, River area and shall conform to design Lane guidance in the conservation area design statement. Redevelopment must protect the character of the lanes. Car parking must be provided as a single unit, preferably on the southern side of Site 3. O 5 East Side of This site contains sheds and a derelict Black Road house. The site is suitable for mixed- use town centre development with an off-street car park. Development shall 1) provide both active and passive access to the river; and 2) create a streetscape along Black Road with access to backlands. O 7 Church Field Close proximity to Church, graveyard and town centre, this important site is suitable for mixed use development including a car parking area. This would provide a new streetscape on Church Street with 2/3 storey buildings, and include a public square within the development. Access road to the land shall provide access to the land north and west of the site. O 10 Garage and The current garage is incompatible Cottage North of with the land uses in the area an Cork Road and causes traffic problems on Cork Lands to Rear Road. The redevelopment of the site would involve demolition of the garage as entrance to the backlands. Development of the site would accommodate most town centre uses, 2 storey buildings with adequate off- street car parking. It should also create linkages with the adjoining green spaces to the north and west. O 11 North of Cork Currently occupied by a fuel store Street with high dashed boundary wall facing on the Cork Street. This site is suitable for redevelopment to provide a streetscape on Cork Street comprising 2/3 storey building of retail units on ground floor and residential on upper floors.
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Newport Local Area Plan 2010-2016
Ref Location Planning Authority Policy No. Description O 15 North side of This site is currently the garden of a Church Street private residence. However, if proposed for development, would be suitable for commercial uses or mixed town centre uses.
Progress to Date on Opportunity Sites identified in the Newport Local Area Plan 2004
Opportunity Sites in Newport Ref Location Planning Authority Policy No. Description O 2 Planning Ref. 09510239, Planning Application withdrawn 18/12/2009.
O 6 Planning Ref. 07511601, NTCC granted permission on 26/06/2008.
O 8 Planning Ref. 07511068, ABP granted permission on 08/11/2007.
O 9 Planning Ref. 07511166, ABP granted permission on 15/12/2008.
O 12 Public Car Park.
O 13 Planning Ref. 08510685, NTCC granted permission on 18/01/2009.
O 14 Proposed Protected Structure.
Appendix 49
Appendix 5: Masterplan Guidelines
Tullow Area – Masterplan Guidelines
This Plan provides for the medium-term expansion of Newport as both an employment and residential centre. In order to provide for the necessary retail and town centre facilities it is proposed that an area situated to the east of the Square be designated for a specific master plan. The Master Plan will seek to provide for the expansion of the town centre and the provision of a new residential neighbourhood at Tullow. The Master Plan shall be prepared by the developer in association with the Planning Authority in accordance with Policy 8 set out below.
Tullow Area
See Section 3.2.2 above POLICY 8: MASTER PLAN It was and is the continuing policy of the Council to permit new town centre facilities, residential neighbourhood and employment facilities in Tullow in accordance with an agreed Master Plan between the developer and the Planning Authority. The Master Plan providing for the following: (a) The expansion of the town centre to include a supermarket, shops and other necessary town centre uses; (b) An off street car park to provide for proposed and future development; (c) A new residential neighbourhood to comply with Policies 12 and 13 in the Plan; (d) To provide for low-density housing as part of (c) above (e) To provide for employment lands to an area to the south of the Master Plan; and (f) To provide an inner relief road to link Cork Street with the Murroe Road, the alignment of which shall be agreed as part of the Master Plan. This relief road should be of a high amenity value. (g) To provide an amenity area, such as a park, within the masterplan area.
It is proposed to retain this masterplan area. There have been planning applications granted and refused on sites within this area and the continuation of the Masterplan Policy aims to ensure a coherent and sustainable development of the area.
Planning Applications include: 1. 05/51/1541 Thomas Croffey, permission to demolish exist. habitable hse & sheds & construct a mixed use develop. at Cork St. & Jail St/Custom Gap Rd, Tullow, Newport as Phase 1 of Newport L.A.P. 2004 Town Centre Extn - Master Plan consist. of formation of new town square with linking sts The develop. extends to a gross flr area of 16,340 sq.ms. & will consist of: Building A; office unit,
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Newport Local Area Plan 2010-2016 childcare cntr, 9 aparts. Building B; medical cntr, shop unit, financial services unit, fitness cntr, 2 office units, 3 aparts. Building C Homeware Unit (1,570.73 sq ms retail area) & staff admin & anc. areas. Building D; supermarket (1,110.07 sq ms retail area) & staff, adminis & anc. mall area, toilets, serv. & plant areas, 8 shop units, 16 aparts. Building E; public hse, restaur. 7 bdr duplex aparts. Building F; 7 shop units, 14 aparts. Hsg; 7 hses, 6 livewk units, shop/work area with apart. over; Infrastructure wks incl. new entr. at Cork & Jail St. & Custom Gap Rd. hard & soft landscap. 415 car park. spaces all anc. Wks, DEEMED WITHDRAWN 23/03/2007.
07/51/1166 Thomas Croffey, permission to demolish existing habitable house & sheds & to construct a mixed use development as Phase 1 of the Newport Local Area Plan 2004 Town Centre Extension - Master Plan consisting of the formation of a new town square with linking streets (Gross Floor Area 12,903 sqm). The development will consist of 6 no. building blocks (A-F). The overall development will comprise a total of (i) 46 no. residential units (8 no. houses, 6 no. townhouses and 32 no. apartments), (ii)3 no. offices (iii)Medical centre (iv)Financial Services Centre (v) Fitness centre (vi) Childcare Centre (vii) 14 no. shop units (viii) Home Retail Unit (1824 sqm), (ix) Supermarket (1048 sqm retail area) (x) Public House (xi) Restaurant (xii) All necessary infrastructure works including new street entrances at Cork Street and Jail Street / Custom Gap Road (xiii) hard and soft landscaping (xiv)351 no. car parking spaces (xv) ESB Substations and all other ancillary buildings, works and services (xvi)Provision for continuing a link street to the remaining Master Plan Area and the proposed Newport Inner Relief Road. The highest building on site (Building B) will be 10.4m over finished floor levels, GRANTED by ABP 15/12/2008.
2. 51/23351 Singland Homes Ltd., permission for Demolition of existing dwellinghouse and construction of 132 dwellinghouses together with associated site works, GRANTED 28/02/2002.
06/51/1208 Singland Homes Ltd., permission to change of house type to those already approved under PLC/23351 on Sites 107 – 114, DEEMED WITHDRAWN 25/04/2007.
06/51/1478 Patrick Delaney, permission for 104 new houses, (10 detached and 94 semi-detached) and associated site works behind (South of approved housing (not built) PLC/23351, DEEMED WITHDRAWN 17/11/2007.
08/51/0719 Singland Homes Ltd., permission for demolition of 2 no. houses and the construction of 32 no. houses consisting of 2 no. 2 bedroom houses and 30 no. 3 bedroom houses and all associated site works, REFUSED 19/12/2008.
3. 07/51/1157 Newport Venture, permission for a distributor road between the R503 and local county road (Murroe Road) and associated site works including footpaths, lighting, cycletracks, drainage, etc. GRANTED by ABP 24/10/2008.
4. 51/23061 Pat Delaney, permission for 80 houses and new entrances and roads and services, GRANTED 10/04/2001.
03/51/0807 Singland Homes Ltd., permission for 95 houses, new entrance, roads and services (Outline permission ref. PLC/23061), GRANTED 01/03/2004.
06/51/1411 Singland Homes Ltd., permission for 98 No. two storey houses. The development will consist of the construction of the first phase of the Inner Relief Road from Cork Road, as defined in the Newport Local Area Plan 2004 Master Plan Area. The development will consist of 10 house types comprising 4 No. 4 bedroom detached houses; 12 No. 3 bedroom detached houses, 70 No. 3 bedroom semi-detached houses, 12 No. 3 bedroom terraced houses, all necessary infrastructure works including access roads, parking, hard and soft landscaping and all other ancillary works and services, GRANTED by ABP 05/03/2009.
Appendix 51
08/51/0039 David Lehane, permission for construction of 104 new houses (10 detached and 94 semi- detached) and associated site works behind (south of) proposed housing (not built) Planning Register Reference 06/51/1411, REFUSED by ABP 27/03/2009.
Tullow Area
Newport Local Area Plan 2010 – Zoning Map
Newport Aerial photograph of masterplan area
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Newport Local Area Plan 2010-2016
Newport River Area – Masterplan Guidelines
The site is strategically located close to the It is an objective of North Tipperary County centre of the town and alongside the Mulkear Council to prepare a Masterplan for what is River, which is part of the Lower Shannon being entitled the Newport River Area, see River SAC, it includes historic buildings area within red line below. It is anticipated which are included in the Record of Protected that the master plan would be prepared and Structures (Convent House and School and the would give direction as to how future Church of the Most Holy Redeemer) and development should take place within this key offers opportunities to open up backland areas area of Newport. for development, together with the re-use of land for religious, educational, amenity and recreational purposes. Land ownerships in the area are piecemeal; however, some of the land is in public ownership.
Newport River Area
Masterplan Area
Appendix 53
Newport River Area
Newport Local Area Plan 2010 – Zoning Map
The Master Plan shall provide for the improvements to the area and following. development of design guidance. • Be consistent with the policies and objectives of the Newport Local Area Note: Based on the agreed master plan it may Plan; and be necessary to provide improvements in • Set out an overall urban design infrastructure to cope with existing deficits framework for the proper planning and and the planned completion/expansion of the sustainable development of the study area. However, this element of the project will area, through proposals for the be carried out and completed by the expansion of educational uses, re-use of owner/developer if deemed necessary. Protected Structures, re-development of religious grounds, provision of amenity River Area Masterplan Vision uses, opening up of the river for - distinct and vibrant - recreational activities, the suitability of the area for a pedestrian bridge, the Role: To realise the potential of the River provision of types of development Area with uses to include: which are appropriate within the context • Residential of the town centre zoning of part of the • Commercial area, design criteria, densities, building • Cultural heights, development of a streetscape, • Amenity/Leisure pedestrian permeability to the rest of the town and the identification of possible Aims: barriers to the development. Movement and Connectivity Aims • Provide for overall improvement in the Commercial Aims visual amenity of the area through Amenity Aims enhanced car parking, use of materials, Housing Aims development of streetscapes, physical
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Newport Local Area Plan 2010-2016
Movement and Connectivity Aims b) east / west connections (pedestrian cycling To facilitate and provide for ease of movement and vehicles) through the area and to promote connectivity and permeability through the site and surrounding environs. This is to be achieved through the following objectives: -
M1: remove traffic congestion by: a) enhance public access (cycling/ walking)
Commercial Aims To enable Newport to become a vibrant commercial village centre serving the town and surrounding area by welcoming new commercial opportunities whilst complimenting and sustaining existing commercial activity.
C1: enhance and expand commercial development by: M2: improve connectivity by: a) integrating and linking Gap Road, Main St. a) utilise river as a transport route (cycling/ and site with particular focus on River Area walking routes) C2: to promote the sustainable commercial development of the area by: a) developing a hierarchy of uses and sizes (appropriate mix of retail types and unit sizes, sustainable mix of office, light industrial, etc.)
M3: improve permeability by: a) north / south connections (pedestrian cycling and vehicles)
Appendix 55
b) Part V on-site C3: to promote synergies with major c) promote passive supervision functional uses in the area d) layout to facilitate permeability and access e) to make provision for childcare facilities Amenity Aims To enhance amenity and cultural uses in the area by improving existing and introducing new uses. A1: utilise river by: a) access to and over b) improve the quality of the river as an amenity c) safety / security d) develop diversity uses in and along the river e) explore potential of introducing (river) water into the site Proposed Indicative River Area Masterplan
A2: provide leisure / recreation by: a) multi-purpose facility (publicly accessible; indoor and outdoor) b) public space
A3: provide cultural facility by: a) tourism centre, i.e. museum for (social) history, theatre etc.
A4: to integrate public spaces by: a) development of green routes (joining linear park and river walk)
Housing Aims H1: to provide for sustainable communities by: a) a mix of dwelling types, sizes and tenure at an urban scale
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Appendix Strategic Environmental Assessment of the Newport Development Plan
Appendix 6: Strategic Environmental Assessment
Following on a screening process for Strategic Environmental Assessment and Habitats Directive Assessment, it is not considered necessary to prepare either a Strategic Environmental Assessment or an Habitats Directive Assessment in this instance. The issues arising from the Screening process together with the comments from the relevant bodies consulted under the SEA and HAD process have been taken into account in the preparation of the Proposed Newport Local Area Plan.
Appendix 57
Appendix 7: Newport Development Strategy 2012 Newport Development Association and Queen’s University Belfast (2003)
Below is the Development Strategy for Newport as proposed by the NDA and QUB in 2003. The proposed LAP has taken this into account.
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