South Tipperary County Development Plan 2009-2015
Appendices 1 - 9 APPENDIX 1: LAND USE MATRIX
Use Classes VC/TC R1 R2+3 LI GI A SP Ag Abattoir X X X X 3 X X O Agricultural Buildings/Structures X X X X X O X 3 Guest House/Bed and Breakfast 3 O O X X O X X Betting Office/Amusement Centre O X X X X X X X Caravan Park/Camping X X X X X O X O Cash and Carry Wholesale O X X 3 X X X X Community Facility 3 O O O X O 3 O Childcare 3 O 3 O X X 3 X Dance hall/Disco/Cinema 3 X X X O X X X Doctor/Dentist 3 O O X X X X X Educational/School 3 O O X X O 3 O Enterprise/Employment/Workshop O O O 3 3 X X X Funeral Home O X X O X X X X Garden Centre X X X O X O X O Haulage/Bus/Truck Park X X X 3 O X X O Health Centre 3 O O X X X O X Hotel 3 O O X X X X X Household Fuel Depot X X X 3 3 X X X Industrial/General X X X 3 3 X X X Motor Sales Outlet O X X 3 O X X X Offices other than ancillary to main use 3 X X 3 O X X X Parks/Playgrounds 3 3 3 X X 3 3 O Petrol Station O X X 3 O X X X Places of Worship 3 O O X X X 3 X Public House 3 X X X X X X X Sports/Leisure Facilities (Commercial) 3 O O O X X X X Refuse Transfer Station X X X X 3 X X X Residential 3 3 3 X X X X O* Restaurant other than ancillary to main use 3 O O X X X X X Retail Warehouse O X X O X X X X Retirement/Nursing Home O O 3 X X X X O Recycling Facility X X X O 3 X X X Shop – Neighbourhood 3 O O X X X X X Supermarket (circa 1500sqm) 3 X X X X X X X Service Garage X X X 3 3 X X X Take-Away O X X X X X X X Traveller Halting Site/Group Housing X O 3 X X X X O Veterinary Surgery O O O O X X X O Warehousing X X X 3 3 X X X *Refer to Chapter 3, Settlement Strategy: Individual Houses in the Open Countryside, for residential development on Agriculturally zoned land.
Permitted in Principle 3 Open for Consideration O Not Permitted X
- 1 - APPENDIX 2: SETTLEMENT AND ACA DESIGN GUIDELINES
1.0: Rationale for Design Guidance. The place where people live has a major effect on their life. Considerations of design and layout must be informed by the wider context, having regard not just to any immediate neighbouring buildings but the townscape and landscape of the wider locality. The local pattern of streets and spaces, building traditions, materials and ecology should all help to determine the character and identity of a development, recognising that new building technologies are capable of delivering acceptable built forms and may be more efficient. The Council will have regard to the content of the following when assessing development proposals: Guidelines for Planning Authorities – Sustainable Residential Development in Urban Areas December 2008 (DoEHLG) Urban Design Manual – a Best Practice Guide 2008 (DoEHLG); Sustainable Urban Housing: Design Standards for New Apartments 2007 (DoEHLG)
1.1 Access Applicable development standards are set out in the Traffic Management Guidelines as produced by the DoEHLG, DoT and the DTO and the Recommendations for Site Development Works for Housing Areas, 1998, (DoEHLG).
Pedestrians and cyclists, particularly children and the persons with impaired mobility, need routes that are positive, safe, direct, accessible and free from barriers. People feel safer on streets where there is activity, where drivers, residents and other users can see them.
Speed limits enforced by design are preferred to those imposed by way of retro-fitted calming devices. Roads should be laid out in such a way as to offer a series of alternative direct routes to any destination for the cyclist/pedestrian. Grouped residential car parking, which should be overlooked by dwellings, should be considered as well as underground car parking, where density permits. Residential roads should be designed so as to discourage parking of heavy goods vehicles (HGV’s). Layouts that seek to ensure low traffic speeds and greater priority for pedestrians and cyclists within housing areas will be encouraged and the design standards will be interpreted with this criterion in mind.
1.2 Public Space & Recreation. Open Space generally should be laid out so that it is attractive and usable by the residents. Large undefined areas should be avoided, as should pockets of badly shaped, fragmented or unusable land that are difficult to maintain and may serve as areas for the accumulation of rubbish and locations for anti-social behaviour.
The design should be such that all common public areas are overlooked from dwellings or from frequented roads or footpaths. Open spaces, sport and recreation all underpin people's quality of life. Well designed housing schemes incorporating open space, sport and recreation facilities are therefore fundamental to delivering sustainable developments and communities. Of fundamental importance to delivering these open spaces, recreation facilities, communities, etc. are the following guiding principles, which will be considered by the Council when assessing developments:
(i) Promotion of accessibility by walking, cycling and public transport, and ensure that facilities are accessible for people with disabilities; (ii) Locating more intensive recreational uses in sites where they can contribute to the range and quality of existing facilities and community vitality and viability; (iii) Careful consideration of security and personal safety, especially for children; (iv) Meeting the regeneration needs of areas, using brownfield in preference to greenfield sites; (v) Improve and enhance social inclusion; (vi) Providing havens and habitats for flora and fauna where sites may also have potential to be corridors or stepping stones from one habitat to another; and, (vii) Functioning as a community resource as a place for congregating and for holding community events, religious festivals, fêtes and travelling fairs, etc.
- 2 - High quality, complementary materials and fixtures incorporated into hard landscaping will make a significant contribution to the character and appearance of development. The need for street furniture and boundary fences or walls should be considered as an integral part of the design process to avoid the problems of inappropriate later additions. Sensitive use of surface materials and boundary treatment should complement adjacent building forms. All hard landscaping should complement proposed building materials where changes in surface finishes should help to reinforce patterns of circulation and define the function of spaces. The settlement should be contained along its boundaries by the use of appropriate native broadleaf species and natural hedgerows. Finally, proposals should where possible incorporate water courses into new open space and amenity areas through minimising culverting, encouraging native waterside vegetation and controlling runoff. Maximum protection and use of existing habitats and ecosystems rather than trying to create new areas is advisable.
1.3 The Building and its Context. Framing the Public Domain. Streets should do more than just accommodate traffic. They should offer safe and attractive spaces for everyone who uses them. Within large schemes, the layout should facilitate the creation of different housing areas with their own identifiable character. A network of distinctive places has the advantage of making a development 'legible' i.e. it is easy to find your way around. This helps to build a sense of place and community. It can also encourage people to walk and cycle rather than use the car.
The following criteria should ensure the development provides a high quality environment for new residents:
(i) Layouts should create a series of linked but contrasting places that can help to restrain traffic speeds and provide a neighbourhood focus; (ii) Points where routes converge, gateways, landmarks and landmark buildings are used to provide easily identifiable visual markers; (iii) Clearly defined building lines should create a strong visual edge; (iv) Building frontages, windows and entrances should face and overlook the street where possible and corner units should therefore use dual frontages; (v) Designs should incorporate clearly defined boundaries with particular attention to corners and public spaces; (vi) Variation in building heights and building types should be used to create visual interest and break up the overall mass of development; and, (vii) No dwelling units will be allowed to have rear boundaries fronting onto public spaces or roadways either within the development or on adjoining lands. This is particularly relevant to the provision of integrated designs for neighbouring/adjoining developments
1.4 Building Design Diversity and choice of housing opportunities will create more balanced communities. A successful neighbourhood requires a mix of dwelling types and tenures, catering for the range of housing needs that a community experiences over time, in terms of household size, age, mobility and financial means. The design of all new housing developments should take into account the character and local styles of building but should not rule out innovative design. There are many ways in which a quality contemporary design can draw upon local references. Distinctiveness is essentially a product of several elements notably the scale and form of buildings, their materials and architectural detailing. The proposed scheme should ensure:
- 3 - (i) The design is well related to its surroundings in terms of building heights, setbacks, use of materials and established settlement form and pattern; (ii) The elements of local topography and ecology are reflected in the layout; (iii) All views of local landmarks are retained and used as focal points; (iv) The size, position and shape of window and door openings should be appropriate to the proportions of the building; (v) The use of elaborate materials and features should be kept to a minimum in order to prevent over-complicated façades; and, (vi) The design should ensure that ancillary accommodation, such as meter boxes, waste pipes and soil stacks are not visually dominant.
A choice of appropriate materials, colours and textures is fundamental to conserving and enhancing local distinctiveness throughout the county. In all cases the proposed development should ensure that: (i) Materials used are typical of the locality, in terms of colour, style and texture; (ii) Materials used are authentic for their purpose; and, (iii) Materials used successfully create diversity, visual interest between different buildings and enhance the setting of individual elements of the overall development.
2.0 Developing within an Architectural Conservation Area. Architectural Conservation Areas (ACA’s) are designated in order to protect and enhance those parts of settlements that have special character or historic interest.
2.1 Purpose of an ACA: Historically, change was gradual and building alterations and additions were undertaken in a manner complementary to the built fabric of the street. Local materials were primarily used, resulting in consistency and a distinctive regional or local character. Today, the pressure for change and diversity is far greater with universal availability of building materials due to modern manufacturing processes and reduced transportation costs. Thus, without a conservation policy and the exercise of care in the design and choice of materials for alterations, repairs and new development, the unique character of some settlement centres and associated streetscapes will be eroded and lost to future generations.
2.2 Implications of an ACA for the Public Normal exempt development rights do not apply in an ACA as provision has been made in Chapter II, Part IV of the Planning and Development Act 2000 - 2007. Put simply, this means that development to the exterior of a building in an architectural conservation area will require planning permission if such development materially affects the external appearance of the building/area. Where development takes place within the architectural conservation area without planning permission the Council may require the owners or occupiers to restore the character of the building.
2.3 Design Approach Sensitivity is required in the design of buildings or extensions within an ACA and the following general principles apply.
2.3.1 Conversion/adaptation of an existing property should be considered before the need to demolish and replace. Older buildings can be successfully adapted to new uses and conversion can make good economic sense. Conversion can often enable an important street facade to be retained.
2.3.2 Extensions/alterations must complement the existing building. The extension should be subordinate in scale and in a form that allows the identity and character of the original structure to be retained. Important architectural details should be preserved and protected, including stone walls, iron railings, sash windows and moulded plasterwork.
2.3.3 New Buildings will have to take proper account of the neighbouring properties and adjacent spaces. Proposals should have regard to the continuity of rhythm, scale, mass and outline of adjacent buildings and their details, materials, texture and colour.
- 4 - 3.0 Shopfront Design Shopfronts in South Tipperary are often an integral and harmonious part of the simple and unpretentious architecture of the settlement, whilst their colours and small scale details are invaluable ingredients for the preservation of essential liveliness of the streets. The preservation of the remaining examples of this craft is vital for the retention of the identity and character of the counties settlements.
Traditional shopfronts display the vernacular architecture and are an important expression of Vernacular Shopfront Tipperary Town local history. The name and signboard of a traditional shopfront may be identified with a particular family style and tradition. A family that has been trading in a town for many generations will often take particular pride in the shopfront sign. Thus, rather than a faceless multiple, the sign records the service of a respected local trader. Such shopfronts are living examples of local craftsmen; the carpenter, painter and sign writer, working at their best and with quality materials. The protection of old shopfronts within settlements will serve to record local history and enhance the character of the town.
4.0 Guidelines for New Shopfronts The following criteria will apply when considering proposed shopfront in ACA’s: (i) Shop-front advertisements normally should be restricted to fascia signs placed immediately above the shop window. Fascia lettering and logos are best hand- painted in a style and colour that harmonises with the shop and helps to portray its use. Long continuous fascia signs, stretching full-width across a frontage or straddling across two or more buildings should be avoided. Signs that extend higher than the sill of first floor windows normally will not be acceptable. (ii) Hanging signs can have a place in the streetscape, however, they should not be mounted higher than first floor windows. There should be normally not more than one hanging sign to each property frontage, and the bracket should not extend more than 80cm from the wall face and the lowest part of the sign a minimum of 2.2m above pavement level. (iii) In the case of properties with multiple tenancies, the ground floor shop may have a fascia sign and one additional projecting sign may be permitted to the first floor premises. A plaque located at the front door should serve all additional tenants. (iv) Where there is insufficient fascia space decorative lettering can be painted directly onto the display window, provided it is of an appropriate form. (v) Brand advertising is not acceptable on fascias and fascias should not link buildings of different styles. (vi) Modern roller shutters result in a blank appearance during closing hours and render a dead street frontage. Thus, applications including such roller shutters will be deemed unacceptable. (vii) Separate entrances to upper level residences shall be retained and reinstated.
Note: Murals require planning permission and applications for wall painted advertising will be assessed against the visual impact on the character of the area, particularly within an ACA.
- 5 - APPENDIX 3: WIND ENERGY DEVELOPMENT
Set out below are the main policy provisions of the County Development Plan with regard to wind energy development based on the following: (i) Wind Energy Development Guidelines, Guidelines for Planning Authorities 2006 (DoEHLG, June 2006) and the preceding draft guidelines; (ii) Development policies set out in the South Tipperary County Development Plan 2003 and associated Variation No. 1 SEA, Environmental Report 2006; (iii) Phase 1 of the South Tipperary County Landscape Character Assessment; (iv) The Planning and Development Acts 2000-2007; and, (v) Sustainable Energy Ireland Wind Atlas 2003.
Taking cognisance of the above, the county is divided into three main landscape categories, based on the capacity of the landscape to facilitate such development. The associated maps identify the three following areas: areas unsuitable for wind energy development, areas preferred for wind energy development, and areas open for consideration.
WIND 1: General Policy Statement on Wind Energy Development It is the policy of the Council to support, in principle and in appropriate locations, the development of wind energy resources in South Tipperary. The Council recognises that there is a need to promote the development of ‘green electricity’ resources and to reduce fossil fuel dependency and green house gas emissions in order to address the global issue of climate change, and to comply with European and international policies with regards to renewable and sustainable energy resources. It will be an objective of the Council to ensure the security of energy supply by accommodating the development of wind energy resources in appropriate areas in the county.
WIND 2: Government Legislation and Guidance It is the policy of the Council to ensure that all wind energy development in the county complies with the provisions of all applicable government legislation and guidance on wind energy development and renewable energy resources. 1
WIND 3: Preferred Areas for Wind Energy Development It is the policy of the Council to ensure that wind energy development shall only be permitted in areas as detailed below, and as identified on the associated wind energy maps: Preferred Areas – wind energy development in these areas shall generally be considered to be acceptable in principle, subject to proper planning and sustainable development, and the guidelines set out in this policy document. Areas Open for Consideration – wind energy development in these areas may or may not be appropriate, depending on the character of the landscape and the potential impact of the proposed development. Any impact on the environment must be low and subject to proper planning and sustainable development, and the guidelines set out in this policy document. Unsuitable Areas – wind energy development in these areas is not permitted. These areas either have a special or unique landscape character, and the main objective is conservation.
In addition to the requirements of Article 23 of the Planning and Development Regulations 2001 – 2008 and Chapter 5 of the Wind Energy Development Guidelines, Guidelines for Planning Authorities (DoEHLG) 2006, the Council will require the submission of the following information in support of all planning application for wind energy development: (i) Longitudinal site sections showing clearly details of all structures and ancillaries proposed on the site; (ii) Details, maps, drawings etc as required to indicate connections to the national grid; (iii) Predicted noise and shadow flicker outputs from the proposed wind energy development to determine impact on nearby residents; (iv) Details, maps, drawings etc as necessary showing requirements for additional ancillary equipment/infrastructure;
1 Note: as of the date of this document, the current government guidelines on wind energy development are the Wind Energy Development Guidelines, Guidelines for Planning Authorities (DoEHLG, June 2006).
- 6 - (v) Hydro geological survey of the site, with particular reference to significant impacts and mitigation measures required in the vicinity of proposed turbines, access roads, borrow pits and drainage channels. Details of any blasting should also be provided; and, (vi) Details of total predicted noise levels at noise sensitive locations, significant impacts thereof and mitigation measures as necessary.
WIND 4: General Considerations for Applications for Wind Energy Development. It is the policy of the Council that when assessing planning applications for wind energy development, the Council will require compliance with policy INF 7, the Wind Energy Development Guidelines, Guidelines for Planning Authorities (DoEHLG) 2006 and the criteria set out below.
(i) Site location in terms of its suitability designation (e.g. Preferred Areas, etc); (ii) Visual impact of turbines and of ancillary development (such as access roads, boundary fencing, control buildings and grid connections), having regard to the ZTV within South Tipperary and neighbouring counties and Appendix 3 of the Wind Energy Development Guidelines, Guidelines for Planning Authorities (DoEHLG) 2006; (iii) Siting and location; (iv) Spatial extent, scale and design of wind energy developments; (v) Cumulative effect having regard to issues raised in point (b) above and the effect of other wind energy developments in the area; (vi) The impact on natural and built heritage, particularly Annex 1 bird species, protected mammals, macro invertebrates, fish etc, designated landscapes and habitats 2. The developer should liaise with the National Parks and Wildlife Services (NPWS) if Annex 1 species are present at or in the vicinity of the site; (vii) Impact on geology and ground conditions with particular consideration given to significant impacts such as bog bursts, landslides etc during all phases of the development 3. Sufficient information must be provided to allow ground conditions to be adequately assessed; (viii) Impact on existing built environment, particularly neighbouring residential properties and other sensitive amenity areas; (ix) Landscape and visual impacts of operation and decommissioning. Special regard should be had to Table 1 of the Wind Energy Development Guidelines, Guidelines for Planning Authorities (DoEHLG) 2006; and, (x) National policy on wind energy (e.g. Government legislation and guidelines). (xi) The impact of any proposal for wind energy development on surrounding tourism and recreational related activities and the compatibility of same will be carefully considered in the assessment of any planning application. The Planning Authority will endeavour to liaise with Bord Fáilte and regional and local tourist bodies during the assessment of planning applications for wind energy development which may impact on tourism / recreational related activities and will consider any observations received accordingly.
The Council will refer to current Government legislation and guidelines with regard to development management standards for wind energy development and associated ancillary development.
WIND 5: Environmental Impact Assessment (EIA) It is the policy of the Council to require wind energy development to be accompanied by an Environmental Impact Assessment (EIA) in compliance with Government legislation, policy or guidelines which pertain at time of consideration of the planning application. The Council may if it considers necessary, require the preparation of an environmental assessment for sub-threshold development.
2Lands to which the EC Birds Directive (79/490/EC), Habitats Directive (92/43/EEC), Habitats Regulations (SI 94 of 1997), and Natura 2000 Sites apply. Particular species include Hen Harriers, Golden Plover, Red Grouse and Merlin. 3 Reference should be made to the Geological Survey of Ireland, Report on Landslides, with relevant details to be submitted by a suitably qualified engineer.
- 7 - Note: the current requirement under the Planning and Development Regulations 2001 – 2008 is that an EIA is required for the development of installations for the harnessing of wind power for energy production with more than 5 turbines or having a total output greater than 5 megawatts.
WIND 6: Conditions on Wind Energy Development It is the policy of the Council that when granting planning permission for wind energy developments, to have regard to the proper planning and sustainable development of the area and in particular Chapter 7 of the Wind Energy Development Guidelines, Guidelines for Planning Authorities (DoEHLG) 2006. In addition, the Council may include conditions regarding: (i) Surface water management plans; (ii) Environmental management plans for all phases of the development; (iii) Limiting construction to a certain part of the year; (iv) Duration of the planning permission and eventual decommissioning of the development; (v) Landscaping; (vi) Surveys on birds and relevant protected species and other baseline environmental data collection; and, (vii) Ongoing monitoring during operation of the wind energy development.
WIND 7: Auto Producers
It is the policy of the Council to facilitate, where appropriate, small scale wind energy development by auto producers/micro renewables where energy generated is required in order to meet the immediate needs of the development provided the following criteria are met: (i) The energy will be primarily generated to be used on the site; (ii) The impact of noise on nearby residents will not be significant; (iii) The visual impact on nearby residents will not be significant; (iv) Shadow flicker will not impact on the amenity of nearby residents; and, (v) Visual impact will be minimal.
Auto producers can be defined as bodies / persons / companies that seek to develop small scale wind developments in order to meet their immediate energy requirements. Similarly, micro-renewables include non-commercial renewable energy development which provides electricity to a single end user. In all cases the Council will have regard to the proper planning and sustainable development of the area and the Wind Energy Development Guidelines, Guidelines for Planning Authorities (DoEHLG) 2006.
- 8 - - 9 - APPENDIX 4
RURAL DESIGN GUIDE FOR March INDIVIDUAL HOUSES IN THE 2009 COUNTRYSIDE
- 10 - Rural Design Guide for Individual Houses in the Countryside
South Tipperary County Council
11. South Tipperary County: Rural Design Guide for Indi vidual Houses in the Countryside South Tipperary County Council County Hall Clonmel South Tipperary County
Rural Design Guide for Individual Houses in the Countryside: South Tipperary County
All rights reserved. No part of this document may be reproduced in any form (including by storage in any retrieval system), transmitted by any means, electronic, mechanical, photo-copying, or otherwise, or adapted without the written permission of South Tipperary County Council. 49 O’Connell Street, Limerick
All sketches and illustrations by Jon Elliott Photo and design credits as given in rear of document
12. South Tipperary County: Rural Design Guide for Indi vidual Houses in the Countryside Page
1. Introduction Purpose 14 How to use the Guide 15
2. Selecting the Site Landscape context 16 Existing development pattern 19 Existing infrastructure 21
3. Planning the Site Working with the landscape 23 Using natural slopes positively 24 Energy efficiency 25 Appropriate site proportions 29 Sensitive external works 30
4. Designing the House Key principles of design 32 Different house types 37 Building additions 40 Building conversions 41
5. Making an Application Process 42
6. Checklists Site Selection 43 Site Planning 45 Building Forms 46 Planning Application 47
Appendix 1: Recommended Planting Types 48 Appendix 2: Building Regulations 50 Appendix 3: Photo Titles and Credits 51
13. South Tipperary County: Rural Design Guide for Indi vidual Houses in the Countryside Purpose
It is recognised that now is the time Purpose of the Guide
to reinvent the country house and South Tipperary County Council has produced this Guide for all those who are thinking of building a house in the develop a new rural architecture for countryside. It has been prepared to show the importance of good siting and sensitive design for one- the 21st century, rather than simply off houses in the rural areas of the County. The aim of remodelling or recreating the the Guide is:
methods and manners of the past. • To describe the site planning and design issues that need to be addressed; and • To clearly set out what may be acceptable and what is not acceptable for one-off houses in the County.
South Tipperary County Council recognises the need to improve the quality of house design in the countryside and, in particular, that new houses are better related to their surroundings. The Guide does this by identifying key site planning and design principles that need to be taken into account when considering a new house. This does not mean that all one-off houses should look the same. Instead the County Council promotes a creative interpretation of the key principles so that individual and contemporary house designs are achieved.
The County Council will expect all planning applications for one-off houses to demonstrate how these guidelines have been taken into account. Proposals which fully 1. reflect the guidelines are likely to reduce requests for further information, while those that do not are unlikely to be successful.
The Guide has been produced following detailed consultation with the Agents operating in the South Tipperary County area and the Elected Members in the form of workshops. Subsequent observations and comments on content and emphasis were gratefully received and have been fully considered in the preparation of the Guide.
Main Objectives: • To stimulate debate about one-off house designs; • To foster greater consistency in planning decision- making; • To inform and inspire applicants, builders, designers 2. and planners; and Successful contemporary houses that respect and take full • To help conserve and enhance the landscape and advantage of the natural characteristics of their sites environment in South Tipperary County.
14. South Tipperary County: Rural Design Guide for Indi vidual Houses in the Countryside Purpose
How to Use the Guide STEP 1 Assess your requirements
Draft a Design Brief. Following this Introduction - Appoint an Architect or suitably qualified designer. Section 2 Provides guidance on selecting a suitable Start searching for a suitable site. site for potential development and on essential site planning requirements. STEP 2 Select the Right Site
Consult with the County Council and Section 3 Looks at the principles of acceptable site assess relevant policies. layout. Assess potential sites according to - • Landscape character and context Section 4 Demonstrates principles of good house • Landform and vegetation design. • Views into and out of the area • Settlement pattern Section 5 Provides information on making a Planning • Micro-climate and sustainable energy Application. • Vehicle access requirements • Service infrastructure Section 6 Provides checklists for each step in the Plan the Site planning and design process. STEP 3
Prepare a plan of your site showing all The Appendices provide further technical information to existing features and the proposed help inform and guide the planning application. layout. Carefully consider the effects of - All photo titles, with credits where applicable, are given in • Topography Appendix 3. • Energy efficiency • Building proportion and set-back • Means of vehicle access and parking Step 1 • Plot boundaries • Garden design Each Section of the Guide provides details on the steps that need to be taken when considering an application STEP 4 Design the House
for a one-off house in the countryside. Develop a design that is sensitive to its setting by carefully considering - The first step is to make a detailed list of your needs for • Building scale and form the new house, or a Brief, for your designer to follow. • Elevational treatment • Materials and colours Consider employing a qualified designer at the start who • Roofs and chimneys can bring both experience and inspiration to the design • Windows and doors process. A good designer will advise you on the choice of the right site and the correct approach to addressing STEP 5 Make an Application
the various constraints and requirements of the brief, the Ensure that all drawings and required site, and its relationship to the landscape setting. information are submitted in the right format. The end result should be a well-designed house that is a desirable place to live, that is visually pleasing, STEP 6 Checklists energy efficient and appropriate to the context. • Site Selection • Site Planning • Building Form • Planning Application
15. South Tipperary County: Rural Design Guide for Indi vidual Houses in the Countryside Landscape context
STEP 2 Select the Right Site If a proper fit in the landscape is not
Consult with the County Council and achieved, then even a well-designed examine relevant policies. Assess potential sites according to - building can fail. • Landscape character and context • Landform and vegetation The Surrounding Landscape • Views into and out of the area
• Settlement pattern Many rural houses in South Tipperary have developed • Micro-climate and sustainable energy over centuries, and traditional forms of building are often • Vehicle access requirements well integrated into their landscape setting. However, • Service infrastructure much new development has occurred without proper
regard to the effect on the surrounding landscape and its wider visual impact, particularly when seen from public roads.
Before you start
The careful siting of new houses in the open countryside is essential to achieving acceptable development. Your designer will be able to interpret the landscape, identify the more likely locations and advise on alternative sites for potential development.
In starting your search for a site it is important to check with the County Development Plan and any Local Area Plans that may apply, especially in relation to:
• Policies for particular landscape areas; • Land use zonings; • Areas designated for heritage or amenity, such as 3. Natural Heritage Areas (NHAs), Special Protection Areas (SPAs), and Special Areas of Conservation New dwellings that would detract from particularly scenic or vulnerable landscapes will not be permitted (SACs); • Areas of Archaeological Interest, archaeology policies, Record of Protected Structures and the The siting of a new dwelling needs to be compatible Record of Monuments and Places. with the general principles set out in Sustainable Rural Housing, Guidelines for Planning Authorities (April If a site falls within or is located close to any such areas 2005): it will be necessary to take advice from the County Planning Department before proceeding. 1. The protection of water quality in the arrangements made for on site wastewater disposal facilities; Having identified a potential site which is likely to satisfy 2. The provision and safe access in relation to road and planning requirements, your designer should then public safety; and undertake a thorough analysis of the landscape context 3. The conservation of sensitive areas such as natural prior to acquisition and development. habitats, the environs of protected structures and other aspects of heritage. Refer to Step 6 Checklists for Landscape Analysis requirements.
16. South Tipperary County: Rural Design Guide for Indi vidual Houses in the Countryside Landscape context
Assessing the site
The landscape analysis will determine the suitability of a potential site in terms of its landscape character and the capacity of the wider area to absorb new development without spoiling that character. A creative response to the particular characteristics of a site will help to secure a design solution that fits comfortably into the landscape surroundings.
The key questions to be asked when looking for a site are:
• Would the new development detract from the quality of long distance views in the area? • Can the local topography help absorb the new
4. development into the landscape? • Can existing vegetation in the vicinity of the site help Most traditional dwellings integrate well with their integrate the new development with its surroundings? surroundings • Would the new development intrude on views from public roads or public areas? • Would new development be in keeping with the existing settlement pattern? • Would new development result in the destruction of existing vegetation (e.g. roadside hedgerows)? • Can the proposed site optimise the potential for renewable energy sources? • Can suitable access be gained to the proposed site from existing roads? • Is the proposed site in reasonable proximity to every- day needs (e.g. shops, schools, pubs, church, etc)? • Is the site connected to or in reasonable proximity to essential services (e.g. water, electricity, telephone)? Sites with no landscape features or that would result in the • Are ground conditions suitable for a sewage destruction of existing features should be avoided treatment system? • Is the site large enough to accommodate the type of development envisaged?
If a potential site does not satisfy most of these essential criteria, then alternative locations should be sought.
Sites with existing landscape features that can help absorb new development should always be preferred 5.
17. South Tipperary County: Rural Design Guide for Indi vidual Houses in the Countryside Landscape context
Landform Settlement Pattern
The impact of new development on the landscape can Respecting the existing settlement pattern in the vicinity be highly variable, depending mostly on the landform of a potential site is fundamental to how well a new and the presence of existing vegetation. The landscape house will integrate with the landscape. The most types of South Tipperary range from the rolling valleys intrusive form of new development is the suburban style and uplands to the north, the prominent Galtee plot that bears no resemblance to the rural character of Mountains and Slievenamon to the west and east, and the locality. The traditional rural settlement pattern is one the low-lying flatter land and river valleys that cover of scattered development surrounded by land, with the much of the central area. buildings always subservient to the landscape; while the suburban pattern is of regular plots with buildings and When selecting a site, carefully appraise the general their gardens forming the dominant image. Such landform of the area and aim to avoid : development changes the character of the countryside for the worse, and when repeated leads to ribbon • Sites on exposed hilltops with lack of shelter and development and a loss of rural amenity. where buildings would be conspicuous. • Sites within intensively farmed low-lying areas with little natural screening, unless substantial new planting can be achieved to help absorb the proposed dwelling. • Areas of boggy ground subject to frost and flooding.
Instead look for :
• Variations in landform that can help nestle the building into the local landscape; • Established trees and boundary hedges to help absorb the new building. Suburban pattern Rural pattern New houses in lowland areas can be especially conspicuous. Sites with existing vegetation should be selected in preference to those that are devoid of planting. Setting a building against a backdrop of trees or behind an existing hedgerow can be one of the most successful ways for blending new development with the landscape, especially for flat or gently undulating areas.
Within hilly and undulating landscapes, sites within established mid-slope zones can often be more successfully contained by landform and existing landscape features .
18. South Tipperary County: Rural Design Guide for Indi vidual Houses in the Countryside Existing development pattern
Site selection should respect the local settlement pattern and avoid infilling between existing building clusters
Ribbon Development
In all cases new sites should not contribute to ribbon development along roads or within undeveloped areas between existing building clusters. Any prospective site that would exacerbate ribbon development, or lead to the coalescence of existing ribbon development, should be avoided.
‘Ribbon development’ is defined as 5 or more houses on either side of a given 250m of road frontage. It is undesirable because:
• It extends urban influences into the countryside; • Results in numerous accesses onto rural roads; • Leads to the loss of roadside features (hedgerows, sod-and-stone banks, ditches, etc.); • Sterilises backlands and landlocks farmland; • Creates servicing problems (e.g. water supply, drainage, footpaths, street lighting, etc.); and • Intrudes on public views of the rural setting.
250m typical
Site selection should avoid contributing to ribbon development
19.
South Tipperary County: Rural Design Guide for Indi vidual Houses in the Countryside Existing development pattern
Family Farmsteads
The provision of accommodation for family members on existing farmsteads can often be achieved by locating the new building as an integral part of the overall farm composition, as opposed to a more isolated location in poor proximity to the main buildings, or where new building may result in or contribute to ribbon development. Existing farm Where a grouping around the original buildings is not practical, consideration could be given to providing new dwellings for family members in suitable locations elsewhere on the farm holding, in reasonable proximity to the farm and with vehicle access via internal lanes from the existing entrance.
Certain clusters may also be especially suitable for sensitive restoration, combining traditional built form with contemporary building materials and living spaces.
Unacceptable ribbon development In all cases, the need to achieve sensitive location in the landscape, as well as appropriate good quality building design, will be essential requirements.
Possible grouping for family members
6.
Traditional grouping of farmyard buildings.
Possible alternative grouping for family members
Provision for family members can take the form of a cluster of new buildings around the existing farm, or in suitable groupings elsewhere on the farmstead. Vehicle access should be via an existing internal track or lane, as opposed to frontage access onto the public road. Traditional forms can be successfully adapted for new uses.
20. South Tipperary County: Rural Design Guide for Indi vidual Houses in the Countryside Existing infrastructure
Sustainable Energy Likely travel patterns are another important factor when selecting a suitable site. Energy used in driving from Site selection should be strongly influenced by energy- place to place can amount to a significant proportion of a saving objectives, including being able to maximise on household’s total energy consumption. By locating a new passive solar heating gains through site orientation and dwelling closer to every day needs, such as the selecting a location sheltered from the wind. workplace, existing schools, shops, church, public transport routes, etc. transport energy consumption can In many rural locations it should also be possible to be greatly reduced. consider specific renewable energy installations, such as solar panels, wind turbines, ground (or air) heat pump systems, and ‘grey-water’ recycling facilities. A potential Accessibility and Roads site needs to be assessed to determine whether it can support such sustainable energy objectives. Vehicle access needs to be carefully considered in relation to category of the road, distance from the road, Sustainable Energy Ireland promotes and assists the and existing roadside boundary features (1) . development of sustainable energy and can provide wide ranging advice on current technologies (refer Access to potential sites should be from existing www.sei.ie). entrance points on suitable existing roads (2) , modified as appropriate to meet sightline requirements but avoiding Specific measures for increasing the energy excessive loss of existing roadside hedgerow. efficiency of new buildings are also included in Step 3 (Planning the Site). Proposed Existing hedgerow Access retained or set back behind sight line
2.4m Eye Height 1.05m
Y distance
Sight Line Requirements Y Road hierarchy distance Roads with 100kph speed limits 215m General Regional Roads 130m General Local Roads greater than 4.25m wide 90m Local Roads 4.25m wide or less 70m Local Tertiary Roads 70m Within 50kph speed limits 70m Within 60kph speed limits 90m
In all cases, safety concerns are paramount and any proposals need to satisfy the requirements of the County Council’s Road Section.
For further guidance on appropriate site boundary treatments refer to Step 3 (Planning the Site).
(1) Sustainable Rural Housing, Guidelines for Planning Authorities, DoEHLG (April 2005).
(2) Prominent sites that are exposed to the elements are to be Policy Statement on Development Management and Access avoided. to National Roads , National Roads Authority (May 2006).
21. South Tipperary County: Rural Design Guide for Indi vidual Houses in the Countryside Existing infrastructure
Service Infrastructure Site Selection Summary
The available services in the area should be assessed at A well considered site for a new house in the countryside an early stage. In particular, a constant water supply and is one which: a site that can accommodate the safe disposal of wastewater and sewage effluent are essential • Will not have adverse impacts on sensitive landscape requirements. areas, protected structures or other aspects of heritage; When selecting a site ensure that: • Is located in an area that has the capacity to absorb another building, without adverse impact on visual • The ground conditions are suitable, with adequate amenity; percolation for a sewage treatment system, in • Is capable of being visually integrated into the accordance with the EPA ‘Waste Water Treatment landscape through variations in landform and the Manuals’. presence of established trees and boundary hedges; • It complies with the Council’s current ‘Ground Water • Suits the existing settlement pattern of the locality; Protection Scheme’. • Will not contribute to ribbon development; • It is large enough to accommodate the requirements • Can take full advantage of renewable energy of a sewage treatment system. sources; • A maintenance agreement with an approved agent • Is in reasonable proximity to essential community can be put in place to upkeep the system. services; • That water supply from a public source is available - • Is safely accessible from the existing road network; if joining a group water scheme, confirmation from • Is capable of connection to existing service the group secretary will be required. infrastructure and can accommodate safe disposal of • It is large enough to locate a well (if this is the only wastewater and sewage effluent; and option) at least 10m from the septic tank or treatment • Meets other planning criteria and policy system and 30–60m from the percolation area requirements. (depending on the percolation rate). • It is connected or in reasonable proximity to existing telephone and electricity services. For Site Selection Checklist refer Step 6.
If a potential site does not satisfy the above requirements, it may be unsuitable for development.
7.
Simple forms, use of natural locally sourced materials and the relationship of the buildings to the topography creates a composition that both respects and complements the landscape.
22. South Tipperary County: Rural Design Guide for Indi vidual Houses in the Countryside Working with the landscape
STEP 3 Plan the Site
Prepare a plan of your site showing all existing features and the proposed layout. Carefully consider the effects of - • Topography • Energy efficiency • Building proportion and set-back • Means of vehicle access and parking • Plot boundaries • Garden design
Site Layout
Having found a location that satisfies the selection criteria set out in the previous section, the next step will be to examine more closely the existing features of the 8. proposed site.
New dwellings are often placed to be seen, and conceived in a far too fussy and over-complicated manner, and with minimal new landscaping. The outcome is invariably suburban, with buildings that appear awkward within their surroundings, especially when adjacent properties vie for attention, rather than unobtrusively settling into the landscape.
Understanding the details of a proposed site is essential to achieving an acceptable design solution. The analysis should provide the basis for your designer to develop a site layout that is more sympathetic and integrated into the landscape. 9.
Site Analysis
Show all existing features, including:
• The contours of the land; • Vegetation cover including hedgerows and individual trees; • Rock outcrops; • Water courses, ditches and wetland areas; • Location and type of boundaries; • Existing buildings, including outbuildings; • Other structures, such as wells, gate piers, and historical or archaeological features; • All pipes, culverts, septic tanks, storage tanks, 10. percolation areas, and land drainage. • Examples of contemporary houses sensitively designed in Roads, rights of way, footpaths and access tracks. response to their landscape context.
South Tipperary County: Rural Design Guide for Indi vidual Houses in the Countryside 23. Use natural slopes positively
Topography
The position of a new dwelling in undulating and hilly areas needs to be carefully considered to achieve a practical design which does not look out of place.
• Use the natural folds of the landform to help absorb the new house. • Select naturally-occurring shelves or the gentlest part of a slope so as to minimise earth moving and to avoid excessive scarring of the landscape. • For steeply sloping sites (e.g. in excess of 1:5) consider suitable split level (stepped) schemes that Avoid over-excavation or creating an artificial plateau. relate more closely to existing ground levels. • Avoid the need for excessive cut and fill. • Carefully shape the land around the building so that it blends more successfully with the surroundings while creating further shelter. • Either remove excess fill or carefully grade it around the building to suit the natural slope of the land.
Let the natural slope of the land dictate the building form.
A new building should respond positively to a sloping site.
11.
Sloping sites can present the opportunity for creating an innovative solution to house design without detracting from the character of the hillside.
South Tipperary County: Rural Design Guide for Indi vidual Houses in the Countryside 24. Energy efficiency
Sustainable Site Planning Internal Layout
Energy Performance Organise the internal layout of the house to make best use of sunshine and daylight - locate the most used As described in Step 2, being more efficient in how we rooms on the south side and least used rooms to the use energy in our daily lives can strongly influence the north side. As well as reducing energy costs, sunny selection of a site. Considering increased energy south-facing rooms have high amenity value. Try to efficiency at the site planning stage can also have minimise projections such as bay and dormer windows, immediate benefits such as: which increase the surface-to-volume ratio of a building and thereby increase heat loss. They also tend to be more difficult to insulate effectively. • Saving money on electricity and heating bills; • Creating a more comfortable and convenient home; • Making a vital contribution to reducing climate Tree and hedge screening change.
The EU Directive on the Energy Performance of Buildings requires every home for sale or rent in Ireland Garage, storage, Study, office, to be rated as to its energy performance. services kitchen Building Form and Orientation Evening - Kitchen, breakfast, Traditionally buildings in the countryside were positioned living, sitting Day - living, to take advantage of available shelter, such as natural conservatory, folds in the landform, orientating the building in relation to prevailing winds and the path of the sun, and using Prevailing sheltered areas next to woodlands. Such factors are winds equally relevant to present day houses for energy conservation reasons.
A compact building form is best for reducing heat loss. A Orientate the uses of the house to maximise on solar gain. rectangular building with one of the longer facades facing south can allow for increased solar heating, day-lighting and natural ventilation. Pitched roofs should also have one slope orientated south to allow for optimum performance of a roof-mounted or roof-integrated active solar heating system.
Creating Shelter:
• Use existing natural features of the site to help protect the building from the elements. • Arrange the site to guide the wind over and around the building. • Use the house, out-buildings and garden walls to 12. create a more enclosed micro-climate. Award-winning family home based on sustainable design • Introduce shelter planting of native species to help principles, including sheltered location, use of a ground dissipate the wind. source heat recovery system, high levels of thermal • Retain existing boundaries such as hedgerows, stone insulation, maximum use of natural lighting, and walls or earth and stone banks. maintenance-free materials.
South Tipperary County: Rural Design Guide for Indi vidual Houses in the Countryside 25. Energy efficiency
Renewable Energy Resources
Renewable energy resources are abundantly available throughout Ireland. They offer sustainable alternatives to the dependency on imported fossil fuels as well as reducing harmful greenhouse emissions.
There are specific planning requirements for the Many decisions affecting the energy performance of a installation or erection of a solar panel on, or within the house need to be taken early in the site planning and curtilage of a house, or any buildings within the curtilage - design process - refer to Appendix A for further details refer to Step 6 Checklists for further details. and to current Sustainable Energy Ireland publications (e.g. ‘ Your Guide to Building an Energy-efficient Home’ ). If considering the installation of solar panels, you will need to provide (as a minimum) the following information Solar Energy to South Tipperary County Council:
Solar is a clean, renewable energy generated from the • Dimensions of the panels, their number, type, and the sun. The main domestic applications are: projection above the roof slope. • Their colour. Solar Hot Water Heating Systems - for domestic • Plan showing their position on the building. applications comprise of a solar collector (solar panel, • Brief technical specifications such as power output flat plate or evacuated tube), hot water storage cylinder (as usually supplied by the manufacturer). and a pump. Panels should ideally face south and mounted on the main property roof, or in some cases on Wind Energy a shed roof or floor/wall mounted. Flat plate collectors can be installed as an integral part of the roof Wind turbines - harness the wind to produce electrical construction, or retrofitted to existing buildings. power. The efficiency of a domestic system will depend on factors such as location and surrounding Solar Photovoltaic (PV) - involves generating electricity environment. The optimum size for the average from the sun's energy that exists in daylight. Groups of household is usually between 1.5 and 3 KWs. Because PV cells are electrically configured into modules and wind speed increases with height, a typical wind turbine arrays, which can be used to charge batteries, operate needs to be mounted on a mast or tower. An ideal motors and to power electrical tools. With a converter, location is on a smooth-top hill with a flat, clear exposure PV systems can produce alternating current (AC) and free from obstructions such as buildings, woodlands compatible with conventional appliances. PV is silent and or other large trees that may cause excessive has low visual impact. Panels can be installed on or as turbulence. Such siting could result in adverse visual an integral part of the roof. They should not be in shadow impacts and needs to be carefully considered in relation and work best if south facing. to the context of the site.
The Greener Homes Scheme , administered by Sustainable Energy Ireland, is now available and provides assistance to homeowners who intend to purchase a new renewable energy heating system for either new or existing homes.
The total aperture of solar panels should not exceed 50% of Scheme eligibility criteria and terms and conditions are the total roof area. available from www.sei.ie/greenerhomes
South Tipperary County: Rural Design Guide for Indi vidual Houses in the Countryside 26. Energy efficiency
• Existing and proposed ground levels in the vicinity of the system. • The total area of the heat pump. • Plans showing position on the ground. • Brief technical specifications such as power and noise output (as usually supplied by the manufacturer). There are specific planning requirements for the construction, erection or placing within the curtilage of a Biomass Energy house of a wind turbine - refer to Step 6 Checklists for
further details. Biomass energy is obtained from organic materials such as wood (chips or pellets) or natural oils (e.g. from crops If considering the installation of a wind turbine, you will such as rapeseed). This can be burned like a need to provide (as a minimum) the following information conventional fuel but unlike fossil fuels the equivalent to South Tipperary County Council: amount of CO 2 released during burning is reabsorbed by the new crops and forests replanted after harvesting, • Dimensions of the turbine (including rotar blades). resulting in a zero-emission rating. • Height above ground or building. • Material type and finish. Biofuels are currently 50% cheaper than fossil fuels to • Plan showing position on the ground. run. Wood pellets (highly compressed dried sawdust and • Brief technical specifications such as power and bark) from sustainably managed wood sources (e.g. noise output (as usually supplied by the local woodland or specifically grown tree crops) can be manufacturer). burned in modern, computer-controlled boiler plant to provide space and hot water heating. A wood pellet Geothermal Energy boiler is simple to install, and there is very little adjustment needed to existing plumbing if converting Geothermal heat pumps - transfer heat from the ground from a conventional system. into a building to provide space heating and, in some cases, to pre-heat domestic hot water. The technology Water Recycling relies on the fact that the earth (beneath the surface) remains at a relatively constant temperature throughout Recent concerns over dwindling reserves of the year, warmer than the air above it during the winter. groundwater, increasing costs of domestic water supply, and costly sewage treatment plants has generated A typical system can provide 95%-100% of a renewed interest in the recycling of domestic water. household’s heating requirements. The ground source Techniques that need to be considered at the site heat pump comprises a ground loop (series of pipes planning stage for reducing domestic water consumption buried in the ground either horizontally or vertically), a include: heat pump, and a distribution system. Water butt - a simple, low cost method for collecting There are specific planning requirements for rainwater from the roof and storing if for use in the the installation on or within the curtilage of a garden (e.g. instead of a mains-water hosepipe for lawns, etc). house of a ground heat pump system - refer to
Step 6 Checklists for further details. Rainwater harvesting - provides an efficient and economic means for utilising the rainwater coming from If considering the installation of a ground heat pump roofs to supply toilets, washing machines and irrigation system, you will need to provide (as a minimum) the systems. following information to South Tipperary County Council:
South Tipperary County: Rural Design Guide for Indi vidual Houses in the Countryside 27. Plan for sustainability
Greywater recycling - enables slightly polluted water Surface Water Drainage from the bath, shower and washbasin to be reused in the house (e.g. for toilet flushing, in the washing machine, All domestic buildings should be provided with a watering the garden or for cleaning purposes). drainage system to remove surface water from the roof, Proprietary systems comprise modular tanks, above or or other surfaces where rainwater might accumulate under ground, gravity fed by the greywater. The clarified (such as paved areas). Surface water discharge should clean water is direct pressure fed back through the be carried out to a point of disposal that will not house or to an outside tap for re-use. endanger the building, environment or the heath and safety of people in the vicinity. The preferred method of The benefits of water recycling include: discharge is the Sustainable Urban Drainage System (SUDS), which comprises - • Rainwater harvesting (including some versions of grey-water recycling) displaces a large proportion of • Filter strips and swales; the water that would otherwise need to be provided • Filter drains and permeable surfaces; by the mains supply. • Infiltration devices; or • Typically a household can expect to save up to 50% • Basins and ponds. of their mains water needs, significantly reducing overall water supply costs. SUDS can be designed to fit into most rural settings and • In more remote areas, rainwater can provide for an a variety of design solutions are available to suit the off-mains supply, which can be up-graded to fully specific site conditions. drinkable standard (potable) by using non-chemical ultra-violet sterilisation. If the site cannot drain to an infiltration system, it may be • Rainwater recycling can form part of an attenuation necessary to discharge to a water course. Where this is and rainwater management scheme, by reducing not feasible, surface water should discharge to the storm-water runoff and controlling the flow-rate off nearest storm-water sewer. site. The discharge of storm-water from roofed and paved If considering a rainwater recycling system, you should areas to a foul water sewer or onto the public road is not take into account: permitted.
• For rainwater collection, the external drainage of the Specific information is required to support an application roof needs to be designed to bring the water to a for discharging water to a soakaway, water-course or central point. storm-water sewer. If in doubt, contact the Water • Access for an underground storage tank and Services Section of South Tipperary County Council. excavation is required. • Internal plumbing should usually separate out the drinking (including bathing) water from the non- drinking water (WC, washing machine, outside tap).
South Tipperary County: Rural Design Guide for Indi vidual Houses in the Countryside 28. Appropriate site proportions
Proportion and Set-back
At an early stage it is essential to consider the proportion of the proposed house in relation to both the size of the available plot and the size of existing buildings in the vicinity. The new house will also need to be set-back an acceptable distance from the public road to provide adequate frontage for planting and to reduce the visual impact of development. The set-back distance will vary according to plot size, adjacent building line and the natural features of the site. House Size: 350-400sq.m. 2-storey House Size: 300-350sq.m. Plot Size (min.): 2-storey 0.50ha (1.25acres) House Size: 200-300sq.m. Plot Size (min.): 0.40ha (1.0acres) House Size: 200sq.m. 2-storey or large dormer Single-storey/Dormer Plot Size (min.): Plot Size (min.): 0.30ha (0.75acres) 0.20ha (0.5acres)
Houses in excess of 400sq.m. will only be considered where 50m typical typical 50m
40m typical typical 40m part of a substantial
30m typical typical 30m landholding with 20m typical typical 20m natural screening.
Typical house proportion in relation to plot size and set-back.
The height of a new building further affects the suitable set-back distance - a single-storey or small dormer house may require less separation from the road than a large dormer or 2-storey house. In areas of existing housing, the set-back distance should be varied from that of its neighbours so as to avoid the repetition that may otherwise occur from a linear series of buildings.
The set-back on sites that are elevated, exposed or in sensitive locations will need to be determined according to individual visual assessment.
Over-scaled in relation to plot and distance from road.
Typical set-back The size of a new dwelling should be suitably proportioned to its plot and of a similar scale as any existing houses in the area. The new building should be arranged to respect Adequately set-back from road and absorbed by planting. the privacy of neighbours and to avoid any over-looking.
South Tipperary County: Rural Design Guide for Indi vidual Houses in the Countryside 29. Sensitive external works
Vehicle Access and Parking Boundaries
The space around the new building should be Destruction of existing roadside boundaries should be considered as an integral part of the site layout, not as avoided, except to the limited extent necessary to an afterthought. In particular, vehicles need to be create an entrance to the new house. Such features carefully provided for: are highly important to the landscape - their removal may also lead to potential traffic hazard by inviting • All parking requirements should be met on site and parking directly on the roadside. off road. • Vehicle access and provision for parking should not New road boundaries and entrances need to be dominate the site. designed sympathetically, especially where several • The driveway should preferably be indirect, gently different frontages are adjacent to one another: crossing the natural contours of the site or curving subtly around existing site features, as opposed to • Entranceways should be kept to a minimum width - taking a harsh straight line from the road. with sight lines designed according to standards set • Surface materials should be sympathetic to the rural out in the County Development Plan. character of the site (such as gravel with soft edges • New front boundaries should be restricted to a as opposed to tarmac with pre-cast concrete kerbs). simple range of materials that are already common • Frontage parking should be avoided and instead to the area, such as hedgerows, sod and stone provided to the side or rear of the house. banks and stone walls. • Where the garage is attached, it should be • Gateways should also be simple, constructed from subservient to the scale of the building. timber or metal and defined by restrained piers of stone or painted render. • For large houses constructed on substantial plots, higher standards for piers, splay walls and gates may be appropriate. • For side boundaries, existing hedgerows are preferable, or simple timber fencing with new hedge planting. • Suburban ranch-type fences, concrete block walls, and the regimented use of fast-growing conifers should be avoided.
Splay with rendered walls and traditional barred gate Avoid over-dominance of vehicle access.
Convex with hedges and traditional barred gate
Concave with stone wall/hedge and traditional iron gate
Vehicle access and parking should be treated as an Aim to achieve simple entranceway treatments. integral part of the site layout.
South Tipperary County: Rural Design Guide for Indi vidual Houses in the Countryside 30. Sensitive external works
Garden Design Principles to be considered include:
• Step 2 of the Guide stressed the importance of Retain all trees, hedgerows and other existing respecting the landscape context and the need to link the features (e.g. streams, rock outcrops) to provide a new house with its surroundings. This can best be framework for the garden. • achieved by retaining existing vegetation on the plot, Adopt a ‘naturalistic’ approach which is usually most appropriate boundary treatments, and new garden appropriate in a countryside context. design. • Avoid large expanses of manicured lawns and suburban style gardens with exotic species - these usually appear alien to their surroundings and do not provide habitats for wildlife. • Plant the space between the house and the front boundary with trees in informal clumps. • Create new hedgerows of mixed native species. • Trees and shrubs which are locally native will be easier to establish than more exotic species, and in keeping with the character of the area. • On exposed sites, consider more substantial shelter planting of native trees to help reduce the effects of 13. cold winds and driving rain, whilst also increasing Use existing site features to help absorb the building and/or privacy. undertake new planting of mostly native species to provide • Use hard elements (paths and walls) to sensitively a strong landscape structure. sub-divide the garden and to link it with the landscape setting. • Incorporate practical needs sensitively into the overall design of the site, such as fuel and refuse storage areas, a compost/recycling area, clothes drying area, and a safe place for children to play.
15.
All applications for a new house in the countryside should be accompanied by a comprehensive landscape plan as part of any application, showing existing features to be retained and landscaping proposals (both hard and soft elements). 14. Refer to Appendix 1 for Recommended Planting Use garden walls and naturalistic planting to help tie the building into the landscape Species.
South Tipperary County: Rural Design Guide for Indi vidual Houses in the Countryside 31. Key principles of design
STEP 4 Design the House Contemporary Approach
Develop a design that is sensitive to its New house design needs to be respectful of the past setting by carefully considering - while also reflecting modern lifestyles and advanced • Building scale and form building technologies in innovative ways. • Elevational treatment
• Materials and colours Many new dwellings have been designed in a far too • Roofs and chimneys ‘fussy’ and over complicated manner. These are often • Windows and doors selected from pattern books, using imitation detailing and materials that are unsympathetic to a rural area - particularly when adjacent properties vie for attention, rather than sitting comfortably in the landscape. Traditional Building Forms South Tipperary County Council promotes the
contemporary design of new houses in the countryside The traditional buildings of the County tended to be very where it satisfies the principles set out in this Guide. simple, with little or no decorative detailing and built of a Good design is not just subjective - if issues such as limited range of locally available natural materials. Many proportion, scale, form and massing are skilfully handled, were only one room deep, giving a narrow rectangular together with respect for context, the resultant building plan form, which could be extended sequentially, and will inevitably appear appropriate or ‘good’. The general with consistent roof pitches. The addition of byres and approach should be one of simplicity, avoiding over- ancillary buildings, with lean-to and split level roofs, onto elaboration of elevational treatments and using a the gable ends of houses was common, adding variety restricted palette of details and materials. and visual interest to the simple rectangular form.
Simplicity of traditional building forms.
16.
Simplicity of contemporary form.
In most cases the services of a qualified architect (a member of the RIAI) should be sought to deal not only with the design of the house, but also to understand the constraints and steer the development through the planning requirements.
32. South Tipperary County: Rural Design Guide for Indi vidual Houses in the Countryside Key principles of design
Scale and Form
As described in Step 3 ( Appropriate proportions ) it is important to consider how the scale and form of a proposed new dwelling will affect the setting, its visibility in the landscape, and its relationship to nearby buildings. It is essential the new building is designed to fit the site.
The traditional linear plan form provides a versatile shape that is equally applicable to contemporary buildings. Rectangular narrow forms can adapt to most plot sizes and different landforms - running along a slope, stepping down a slope, or enclosing spaces such as courtyards - and are readily distinguished from their suburban counterparts. A dwelling with a large deep plan usually results in an over-scaled ‘boxy’ building with an expansive roof of 17. shallow pitch. This is one of the reasons why bungalows often appear to be an inappropriate building design - they almost invariably are out of scale and incongruous to the countryside context.
Aim to achieve:
Simplicity in design Rectangular, narrow plan forms Consistent roof slopes Simple dominant form with additions Limited variation to front elevation Well proportioned windows and doors Quality, predominantly natural materials Minimal ornate decoration Plan depths that exceed 7 metres
create poorly proportioned boxy Try to avoid: buildings with expansive shallow roof Continuous eaves accentuate the pitches that usually appear alien to linear form the countryside. Complexity in design Boxy, irregular plan forms Shallow pitched roofs Complex elevations Horizontally proportioned or arched windows Over-use of artificial materials 18. Overhanging roof verges and barge boards Accommodation can be achieved by breaking-down the floor plan into smaller rectangular units, creating a more sensitive composition. Diminishing ridge heights emphasise the single dominant form and look satisfactory. 19.
33. South Tipperary County: Rural Design Guide for Indi vidual Houses in the Countryside Key principles of design
Projecting eaves, modern Interlocking concrete tiles bargeboard + box soffit details Projecting balconies Applied stonework and decoration Mock Georgian porticos
Windows with horizontal emphasis + shutters
Bay windows Flat roof additions
Double garage doors and artificial materials
Complexity Unsympathetic
Traditional chimney and terracotta pot Gables used sparingly to create focal points and enclosure Consistently pitched slate roof and verge detail Painted lime-rich render Simple detailing to window openings Upper windows beneath eaves
Subservient building additions Single garage doors of natural material
Climbers and shrubs to soften Well-proportioned windows with vertical emphasis appearance of building and create established setting Simple porch with suitable door Simplicity Sympathetic
34. South Tipperary County: Rural Design Guide for Indi vidual Houses in the Countryside Key principles of design
Detailed Design Considerations Natural stone garden and boundary walls can be especially effective in linking the new house with the Great care and attention to detail is needed to ensure landscape. In all cases where stone is used it should be that new buildings enhance rather than detract from the sourced from the locality. landscape. Generally: A random mix of materials such as brick, stone and concrete should be avoided. Artificial materials, including • Avoid ‘off-the-shelf’ designs and use of inappropriate pvc doors, windows, eaves and weatherboarding, fibre- standard materials. cement slates and concrete roof tiles should generally be • Avoid using ‘images’ of past architectural styles, such avoided. as medieval leaded lights, mock Georgian porticos and doors, ornamental barge boards and half timbering. • Take care not to overuse ornamental detailing such as coloured brick banding, applied quoins and unusual window shapes.
Materials
Wherever possible, building materials that are more sustainable should be used, including:
Natural raw materials - such as unfired earth/clay blocks, clay tiles, slates and wooden fibreboard, as a more 20. sustainable alternative to concrete based products. Insulation - sheep's wool, flax and hemp which can be used as a natural fibre insulation material. Timber - sourced from well managed forests. 21. Lime-Based Mortar and Render - which gives flexibility and allows the masonry to 'breathe'. Render can be self- coloured. Natural Paints - based on plant oils and extracts and simple minerals. 22. Glazing - double glazed 'E glass' has an invisible metallic coating that reflects the heat back into the room.
Contemporary materials such as copper and zinc can be 25. 23. successfully combined with timber, glass, slate, rendered and painted blockwork to create attractive houses.
Although many traditional houses were constructed from stone, they almost always had a painted plaster finish (except for grand classical houses or the more important civic buildings). In new houses, stone should be used in a restrained manner to provide contrast and, in suitable locations, to help integrate the building with the landscape. In contemporary houses, the skilful use of stone can provide an attractive interplay of ‘solid’ and 26. 24. ‘light’ materials. Contemporary building forms and materials
35. South Tipperary County: Rural Design Guide for Indi vidual Houses in the Countryside Key principles of design
Colours • Rainwater goods should be as discrete as practicable. The colour of a new building should aim to blend with the • Chimneys are an expected feature of houses in the local landscape. Bold, vivid colours should be avoided, countryside and can add interest to most types of especially on walls and roofs. Generally the use of building - their proportions and details should be ‘earthy’ colours that complement the natural hues of the appropriate to the size and style of house. countryside will be most appropriate for large surfaces
(walls). Roof should appear darker than the walls. Windows and Doors Whites, off-whites, light greys and ochres were often the
dominant colours for walls of traditional buildings, and The elevational appearance of a building is determined can effectively off-set more brightly painted elements more than anything else by the positioning, size and such as doors. Windows and their surrounds should design of door and window openings. preferably also be muted in colour.
• The total area of window and door openings needs to Roofs and Chimneys be in proportion to the scale and style of the house.
• Roofs can be the most dominant element of a building Gable end and north facing walls will usually benefit when seen in the landscape, especially from elevated from a lower ratio of opening to wall. view points. • Windows should usually line-up over each other - although a carefully considered contemporary design • Roofs on new houses should aim to be simple and can result in a visually balanced elevation with less consistently pitched. regular pattern of openings. • • Roofs that oversail the external walls should be The size of opening should reflect the function of the avoided, unless an integral part of a contemporary room - very small bathroom, cloakroom or landing design. windows can contribute to the composition of a façade by contrasting with more expansive openings • Natural roofing materials should be used, such as flat to principal living areas. dark tiles and natural slate (which are slightly • textured and weather readily), sized to suit the scale Irregularly-sized windows and elaborate bay windows of the roof and laid in diminishing courses from the should be avoided. eaves.
27.
Contemporary use of materials and colours
36.
South Tipperary County: Rural Design Guide for Indi vidual Houses in the Countryside Different house types
Single-storey houses
Bungalows Contemporary Alternatives
The single-storey bungalow, now all-pervasive in rural The traditional single-storey house can be reinterpreted areas, was for the most part influenced by foreign in many different ways in response to your brief, the suburban house catalogues of the 1960s and early- landscape context and the size and configuration of your 1970s. plot. By following the general principles set out in the Guide, it is possible to achieve an innovative design Typified by a large mixture of often contrasting materials, solution for a variety of single-storey house sizes which disproportionate windows, expansive low pitched roofs, meets your living needs and respects the local character elaborate ornamentation, brightly painted facades, of the countryside. suburban-style landscaping and rigid siting, the building type invariably appears inappropriate in a countryside setting.
Modern bungalow type to be avoided. 28.
Simple interpretation of traditional building form. 29.
31.
33. 32. 30.
37.
South Tipperary County: Rural Design Guide for Indi vidual Houses in the Countryside Different house types
Dormer houses
The dormer house evolved from the bungalow during the Contemporary Alternatives 1960s onwards in response to gaining more accommodation in the roof. Many were derived from The dormer house can provide a suitable building type in pattern-book designs, resulting in an uninhibited range of the countryside but the design needs to be carefully mostly suburban forms and styles. Frequently comprising considered so as to avoid over-complicated roof planes irregularly shaped roofs, asymmetrical elevations, use of and eaves lines. In many cases, depending on your artificial materials and elaborate detailing. When design requirements and the context of the site, a 2- combined with poor siting within expanses of lawn, the storey building may be preferable. dormer house usually appears alien to its rural surroundings. Where dormers are required, they can often be best located on the rear (private) roof slopes as opposed to the public front of the dwelling. Traditional eaves dormers are the preferred form, simply detailed to suit the style of the house. Rooflights should be considered to avoid a proliferation of dormers and in preference to mid-roof dormers.
Dormer house type to be avoided.
34.
Simple interpretation of dormer building form.
36. 35.
38. 37.
38.
South Tipperary County: Rural Design Guide for Indi vidual Houses in the Countryside Different house types
2-storey houses
Numerous two-storey houses in a wide variety of styles Contemporary Alternatives have been recently constructed throughout the County to meet the growing demand for living in the countryside. The main design emphasis for 2-storey houses should Many of these may make reference to traditional forms, be to reduce the mass of the floor plan (especially for but frequently they appear over-scaled or unnecessarily large houses) so as to avoid irregular boxy building elaborate in their detailing. Simplicity is avoided in the shapes that may not sit comfortably on their sites. quest for making individual statements, while innovative design in a contemporary form is rarely achieved. The narrow rectangular plan house does not result in overly high or shallow pitched roofs, and allows subservient additions and extensions to the main structure. On hilly and undulating sites, the narrow plan form reduces the need for an excavated platform and enables the building to more fully respond to the natural contours of the site.
Simple 2-storey building form based on a narrow plan form.
39.
40.
43. 42. 41.
39.
South Tipperary County: Rural Design Guide for Indi vidual Houses in the Countryside Building additions
Building Extensions and Garages Conservatories/Sun Rooms
The addition of outbuildings or extensions can be one of Conservatories or sun rooms can form attractive the most controversial parts in the design of a house. additions to the house if well-located, as well as a means The key objective is ensuring that the main house is for achieving solar gain. Considerations of scale, clearly seen as the dominant element. The scale and proportion and spatial layout of the house are all detail of additions, garages in particular, should match important to ensure that a conservatory is an appropriate the balance of the house and be subservient to it. With addition. They should not be added to front elevations, or larger houses, detached garages may be more suitable, appear too suburban or elaborate in style. Additions to located discreetly to the rear or side of the main building. gable ends or rear elevations are usually most appropriate. Extensions and garages should generally be built with similar materials to the existing house. Flat roof Artificial materials (e.g. UPVc) should be avoided. extensions should be avoided where they would conflict Generally painted timber is preferred, finished in muted with the style of the main building. Over-scaled garage tones such as grey-green. Whites and bright colours can doors and the use of artificial materials should generally be over-conspicuous, detracting from the appearance of be avoided. the house.
Flat roof
44.
Front elevation
Inappropriate building extensions 45.
Over-elaborate
Gable end
Appropriate extension, subservient to main house and of same materials Simple, to rear
40.
South Tipperary County: Rural Design Guide for Indi vidual Houses in the Countryside Building conversions
There are numerous empty buildings throughout South The adaptation and reuse of existing Tipperary, often located on good sized plots with road buildings is an important principle of access and within mature landscape settings. The sympathetic restoration of buildings which are sustainable development. The conversion structurally sound, reasonably intact, safely accessible of traditional rural buildings into and capable of being connected to water and other contemporary living spaces can not only services should be viewed as an important alternative to building new houses in the countryside. bring buildings back to life but may also provide opportunities to sensitively The approach to conversion should be simple and conserve the built heritage and maintain uncluttered, with no attempt to over-domesticate or suburbanise the building or its setting. The original the character and distinctiveness of the idiosyncrasies of the building should be conserved and area. enhanced. Factors to be considered include:
The original building height and eaves lines must be fully respected. The internal room layout should be arranged so that the original structure, openings and features can be retained, or adapted with as few external changes as possible. The existing roof structure should be retained wherever possible, and left uncluttered. The addition of dormers can be too domestic in character and, subject to proportion and scale, 46. should usually be avoided - flush fitting roof lights are more suitable for buildings with low eaves, provided that they are narrow and not too large or numerous. Roofing materials should be slate, laid to the original pattern. All existing materials should be salvaged and re- used - only good quality natural materials should be added, and wherever possible of local origin. The size, coursing, joint width and pointing on new stonework should match the original. Window and door openings should preferably be unaltered - new openings where necessary should be 47. vertically proportioned. New window and door joinery should be purpose- made. Garages and workshops should preferably be provided by sensitively converting associated sheds and outbuildings. Any essential new additions should be of materials that match or complement the main building to be converted, and carefully sited so as not to detract from its setting.
48.
41.
South Tipperary County: Rural Design Guide for Indi vidual Houses in the Countryside Process
STEP 5 Make an Application With applications for one-off houses in the countryside, the omissions that commonly occur include: Ensure that all drawings and required information is submitted in the right • Lack of sufficient site survey information. Indicate format. existing and proposed site levels, and finished floor levels for all new houses. Many sites in the County are sloping and the development must be designed accordingly. Considering an Application • Indicate in as much detail as possible proposed building materials for all building elements - including South Tipperary County Council are committed to their colour and texture. securing high quality design throughout the County and • Remember to consider the scale and orientation of engaging effectively with applicants. The Council has a any adjoining buildings. Contiguous elevations and duty to communicate to applicants the particular issues cross sections may be especially important in that need to be considered before making an application, assessing the interrelationship of new house types. and to explain to them what is required. Pre-planning • Consider the spaces between buildings, their meetings are therefore encouraged. landscaping, planting and materials at the earliest stage in the design. A qualified Landscape Architect Likewise applicants will be expected to demonstrate from will have special expertise in these matters and the outset that careful consideration has been given to should be involved in scheme design wherever the location, siting and design of new housing in the possible, especially for sensitive or conspicuous countryside. sites. Include sufficient details on existing and proposed vegetation, hard landscaping materials and In most cases the assistance of skilled architects boundary treatments, planting species, and phasing and designers should be sought for preparing the of the landscape construction. application, especially for sensitive locations. This • Lack of sufficient details showing how the house will will not only help achieve good quality design, but be serviced and the means for achieving safe should help reduce the need to submit additional access. details in response to ‘requests for further • Lack of sufficient details on renewable energy information’. sources.
Applicants, and their agents, should familiarise An ‘agent’ can act on your behalf in terms of planning themselves with the relevant policies of the County advice, as well as preparing the drawings necessary for Development Plan, as well as the principles and advice the application to be considered by the County Council. contained in this Guide and other relevant Council Alternatively, it is possible to have someone prepare the documents. plans/drawings for you to submit with the application.
Submitting an Application In every instance, to enable a prompt assessment of Applicants should note that guidance notes for your project, it is essential that whoever prepares completing a Planning Application are obtainable from the application is familiar with this Guide as well as the County Council. Failure to fully meet the other specific requirements of the County Council requirements may result in an application being rejected such as siting, traffic safety, public health, design as invalid or in a request for further information. It is in standards, etc. as contained in the current County your interest to make sure that all required information Development Plan. and documentation is submitted to avoid unnecessary delay in processing the Application.
42. South Tipperary County: Rural Design Guide for Indi vidual Houses in the Countryside Site Selection
STEP 6 Checklists
• Site Selection • Site Planning • Building Form • Planning Application
Have you… Further Details/Information
The County has many designated areas ! Assessed the suitability of a site in terms of its landscape character and for environmental protection, e.g. Special Areas of Conservation (SACs), the sensitivity and capacity of the area to absorb development? Special Protection Areas (SPAs) and ! Consulted with South Tipperary County Council if a site falls within or is Natural Heritage Areas (NHAs), as well as designations for heritage protection located close to sensitive landscape areas or other environmental such as Architectural Conservation designation? Areas (ACAs) and Protected Structures. ! Prepared a written brief of your requirements for the house? There are also numerous archaeological ! sites listed as Recorded Monuments for Considered the early appointment of a skilled designer to steer you protection. through the planning process? Lists of suitably experienced Architects ! Appraised the form of existing buildings before selecting a site to are available from the RIAI. ensure that new development will be compatible with the existing character of the area? Undertake a detailed assessment of the context - refer next page. ! Considered a site where natural features such as trees and hedgerows
can help assimilate new development with the surroundings? Refer to the requirements of: ! Avoided hilly sites where development may break the skyline when ‘Sustainable Rural Housing - Guidelines for Planning Authorities’ , DoEHLG April viewed from a distance, or would result in excessive cutting or filling of 2005 the local topography? and The National Roads Authority (NRA) ! Avoided elevated and exposed locations such as hilltops and ridgelines, ‘Policy Statement on Development which would increase energy consumption and fuel costs? Management and Access to National ! Avoided sites that are subject to flooding, boggy, or in a frost pocket? Roads’ , May 2006. ! Ensured that a site will not contribute to ribbon development or other Consult with the County Roads Section inappropriate development form? if in doubt on vehicular access and road safety issues. ! Considered the micro-climate and the benefits of sustainable energy?
! Considered the proximity of a site to existing facilities, such as schools, Any Planning Application for a new single dwelling (where not served by shops, church, pub? public sewer mains) must be ! Ensured that the site is accessible from the public road and can achieve accompanied by a Site Suitability adequate sight lines at the entrance without excessive loss of the Assessment Report, in accordance with the Environmental Protection Agency existing roadside boundary? Wastewater Treatment Manuals. The ! Considered the availability of existing service infrastructure, including site assessments are carried out by water supply, telephone and electricity? private operators who are screened by ! the Council’s Environment Department - Undertaken a Site Suitability Assessment (Percolation tests) to an up-to-date list of approved assessors determine whether ground conditions are suitable for effluent disposal? is available from South Tipperary County Council Planning Department.
43. South Tipperary County: Rural Design Guide for Indi vidual Houses in the Countryside Site Selection
Landscape Context Assessment
In most cases, particularly in sensitive or vulnerable landscapes, South Tipperary County Council may require evidence that the following analyses have been undertaken as part of the planning and design process:
Landscape Context Landscape Character
On a suitable scale map of your site assess: Assess the visual and subjective qualities of the site and • The local topography (hills, valleys, ridges, contours). its environs, including: • Surrounding villages, farmsteads and other one-off • Quality of views to and from the site. houses. • Definition of surrounding landscape character, e.g. • Long distance views of the site from roads, lanes, moorland, pasture, arable, hedgerow pattern, etc. public footpaths and other properties. • Presence of rivers, streams and other water features. • Definition of field size and pattern, e.g. small scale, Landform large, regular, fragmented, etc.
Prepare: Climate • A contour plan showing the general shape of the landform. Identify: • A slope analysis diagram showing aspect, angle of • South facing slopes and orientation to benefit from slope and indicative areas suitable for development. solar gain. • Cross sections demonstrating an understanding of • Potential frost and mist hollows. visibility to and from the site (noting the effects of • Existing tree belts providing shelter. existing vegetation, roads and other vantage points). • Prevailing winds and potential areas of shelter provided by topography. Vegetation
Note: A thorough photographic record is essential for use • Different types of cover around the site, e.g. during the site assessment process. Panoramic woodlands, hedgerows and sod banks. views are very useful for assessing the impact of • Opportunities for extending existing vegetation potential development on the landscape setting. patterns into or around the site. • Locally occurring tree and shrub species.
44. South Tipperary County: Rural Design Guide for Indi vidual Houses in the Countryside Site Planning
Have you… Further Details/Information
! Obtain a detailed survey of the site and Prepared a detailed analysis of your site showing all existing features? its immediate surroundings showing ! Considered the detailed effects of topography in terms of building form and contours; vegetation; boundaries; existing structures; historical or avoiding excessive cut and fill? archaeological features; all pipes, ! Identified south facing slopes and orientation to benefit from solar gain, and septic tanks, wells, percolation areas, etc.; roads, rights of way and access noted potential frost and mist hollows, prevailing winds and potential areas tracks; water courses and wetlands; soil of shelter afforded by topography? types and land drainage characteristics. ! Have you examined the requirements for incorporating renewable energy The Planning and Development sources? Regulations 2007 make specific ! provision for renewable energy Considered the proportion of the house in relation to the size of the plot installations. and scale of any existing buildings in the locality? ! Ensured that the building can be positioned to avoid overlooking or loss of light/privacy to neighbouring properties? ! Ensured that the site has sufficient depth to be able to locate the building back from the road edge? ! Carefully considered the means of vehicle access to the site? ! Ensured that sufficient front boundary vegetation can be retained while
accommodating vehicle access requirements? ! Established means for protecting existing trees, hedgerows and banks, and noted opportunities for extending existing vegetation patterns into, or around, the site to help absorb or screen the new development into its setting? ! Considered appropriate boundary treatments?
! Prepared a landscaping plan showing all existing features to be retained and new planting and hard surfaces?
45. South Tipperary County: Rural Design Guide for Indi vidual Houses in the Countryside Building Form
Have you aimed to achieve... Have you tried to avoid...
! A contemporary design that reflects modern ! An over-scaling of traditional form and altering lifestyles while being respectful of the past? roof pitch to suit? ! A simple design solution? ! A complex design solution?
! A wide frontage and narrow depth plan form, with ! A cumbersome, boxy and near-square floor plan?
additive elements where required/suitable? ! Unusual and elaborate forms, complicated roof ! An external appearance that reflects the internal shapes, exaggerated and random changes in plan arrangement? ridge line? ! A main elevation that is generally flat-fronted, ! Imitation styles, such as haciendas, chalets, log except for porches, with subtle breaks in the cabins and pattern book designs? building line used to add interest and to create ! ‘Façade’ architecture and randomly applied and define external spaces? external finishes? ! A limited range of building materials and, ! Predominant use of artificial materials? wherever possible, locally available? ! Arbitrary changes in materials? ! The use of real materials - stone, timber, slate - in ! Bright garish colours, especially in structural preference to artificial ones? elements such as roofs and walls? ! Limited colours, and muted in hues? ! Over-sailing roofs and boxed verges? ! Consistently pitched roofs, dark tiled and with ! Irregularly placed or over-large roof lights? neat eaves detailing? ! Protruding bay windows and elaborate porches? ! Carefully located and detailed windows, doors ! Ill-proportioned openings and dormers? and chimneys? ! Over-scaled or contrasting additions (garages, ! Extensions or additions that are subservient to the conservatories, sun rooms)? main building and of similar scale/style?
46. South Tipperary County: Rural Design Guide for Indi vidual Houses in the Countryside Planning Application
Have you…
! Fully complied with the guidance notes for completing a Planning Application, obtainable from South Tipperary County Council? ! Copy of the site notice and plan showing its position on site?
! Submitted a landscape context assessment?
! Submitted sufficient site survey details?
! Submitted a site analysis plan?
! Copies of the Site Layout Plan at not less than 1:500 scale?
! Copies of drawings of floor plans at not less than 1:200 scale?
! Copies of drawings of all elevations at not less than 1:200 scale?
! Submitted sufficient information to demonstrate the scale and orientation of the building in relation to any neighbours (including contiguous elevations as appropriate)? ! Submitted sufficient details of proposed building materials?
! Submitted required information for renewable energy applications?
! Submitted results of a Site Suitability Assessment Report, including trial hole layout plan?
! A schedule listing all plans, maps and drawings?
! The appropriate fee?
47. South Tipperary County: Rural Design Guide for Indi vidual Houses in the Countryside
Recommended Planting Types Woodland Planting
Rural gardens should aim to be natural in appearance Woodland planting can be used to create naturalistic and in harmony with the landscape character of the site screening of particular views or to help the new house location. Suburban garden styles should be avoided. In integrate more effectively with the surroundings. the majority of cases, planting should be of native Typically woodland (or Shelter Belt) planting should species - these not only respect and reinforce the contain a large percentage of small trees (feathered or character of the landscape but also support wildlife and whips) interspersed with larger trees (clear stem) to help to meet bio-diversity targets. provide a more immediate effect - e.g. :
The main planting types to be considered when planning 80% feathered/whips (60-90cm height) planted at 1.2m a new garden comprise: centres 20% Standard Trees (6-8cm girth, 10-12cm girth, 14- 16cm girth, and 16-18cm girth) • Woodlands/Shelter Belts
• Hedgerows Typical recommended species/mix : • Specimen Trees
• Shrubs Common Ash Fraxinus exselsior 20% European Beech Fagus sylvatica 20% Alder Alnus glutinosa 15% English Oak Quercus robur 5% Durmast Oak Quercus petraea 5% Rowan Sorbus aucuparia 15% Hawthorn Crataegus monogyna 10% Larch Larix decidua 5% Scot’s Pine Pinus sylvestris 5%
Typically plants are available from the nursery in the following forms:
Feathered Shrubs Multi-Stem Conifer Standard
48. South Tipperary County: Rural Design Guide for Indi vidual Houses in the Countryside
Hedgerows Shrubs
New hedgerows should consist of a combination of Shrub species can be planted in bold groups to the native tree species with under-storey planting of mult- edges of Woodland/Shelter Belts to provide added stemmed shrubs. Shrubs should be planted in a double- interest and a lower layer of vegetation. They should be staggered row, around 0.9m apart (2-3 plants/sq.m.), planted as bare-root whips (min. 60-90cm girth) or in 2-5 with trees (species as per Woodland) randomly litre containers, at around 2 plants/sq.m. interspersed.Shrubs should comprise bare-root whips (min. 60-90cm height). Typical recommended species include:
Typical recommended species/mix: Whitethorn Crataegus laevigata Blackthorn Prunus spinosa Whitethorn Crataegus laevigata 10% Holly Ilex aquifolium Blackthorn Prunus spinosa 60% Hazel Corylus avellana Holly Ilex aquifolium 5% Guelder Rose Vibernum Opulus Hazel Corylus avellana 10% Buckthorn Rhamnus frangula Guelder Rose Vibernum Opulus 5% Spindle Euonymus europeaus Spindle Euonymus europeaus 5% Dog Rose Rosa rugosa Dog Rose Rosa rugosa 5%
Specimen Trees All trees and bare rooted shrubs should be planted from early November up to the end of March. Trees planted singly or in small groups (3-5) should be of a large size, Advanced Heavy Standard Trees (16 – 18cm girth), to make an immediate impression .
Typical recommended species include:
Common Ash Fraxinus exselsior European Beech Fagus sylvatica Hazel Spindle Dog Rose English Oak Quercus robur Durmast Oak Quercus petraea Rowan Sorbus aucuparia Larch Larix decidua
Cornus C. ‘Sibirica’ Ivy
Alder European Beech Ash Blackthorn Guelder Rose Holly
Rowan Scots Pine Larch Hawthorn Blackthorn Beech (hedge) Common Native Trees Common Native Shrubs
49. South Tipperary County: Rural Design Guide for Indi vidual Houses in the Countryside
Building Regulations This information is a guideline only, and not a detailed review of the Building Regulations. Applicants should The Building Control Act 1990 establishes a statutory seek professional advice for their own specific situations duty to design and construct in accordance with the and should consult the current technical guidance building regulations. Every building to which the Building documents and current regulations. Regulations apply should be designed and constructed in accordance with the provisions of such regulations, In accordance with the Building Control Regulations and the responsibility for compliance rests with the 1997, a Commencement Notice must be submitted to the designers, the constructor and the building owners. Building Control Section of South Tipperary County Council, 14-28 days before the commencement of works. The Building Regulations 1997 set out the technical requirements for the design and construction of building All queries on Building Control issues and Building works. The Regulations are divided into 12 parts, and for Regulations can be directed to the Building Control private dwelling houses, the most common areas to be Section of South Tipperary County Council. addressed as follows:
Part Description Requirements
A Structure The requires buildings to be designed and constructed so as to ensure that they can withstand the combined loads without impairing the stability of any part of the building.
B Fire Safety Mains powered Fire Detection and alarm system, window sizes for escape or rescue. Adequate Fire Resistance.
C Site preparation and Resistance Site preparation, drainage, dangerous substances (e.g. Radon), resistance to to Moisture weather and ground moisture.
D Materials and Workmanship Fitness of Materials and Adequacy of Workmanship
E Sound Resistance of noise pollution from one dwelling to another.
F Ventilation Ventilation of rooms of specific floor area and condensation in roofs.
G Hygiene Installation of adequate washing and toilet facilities.
H Drainage and Waste Water Dis- Installation of adequate wastewater drainage and septic tanks. posal
J Heat Producing Appliances Appliances designed to burn solid fuel, oil or gas. Adequate design and installa- tion of Air Supplies, Exhaust Gases, protection of the Building and Oil Storage Tanks
K Stairways, Ladders, Ramps and Safe and Adequate Design of stairs and protection from Falls. Guards
L Conservation of Fuel and Energy Limiting heat loss, maximize heat gains and controlling output.
M Access for people with disabili- Approach to, access into and circulation within a dwelling, access to electrical ties switches etc. Also the provision of Sanitary accommodation.
50. South Tipperary County: Rural Design Guide for Indi vidual Houses in the Countryside
Photo Titles and Credits
The photos that appear in this Guide have been obtained from a variety of sources. Every effort has been made to cor- rectly credit the authors of the photos where known and the designers of the houses where applicable. Any omissions or inaccuracies can be brought to the attention of South Tipperary County Council Planning Department.
1. Carton Le Vert House - Antoin MacGabhan Architect (IAI Award 2003 ‘Best Building in the Landscape’). 2. Mountain Guesthouse, Georgia, US - Mack Scogin Merrill ELAM 3. Glen of Aherlow - author 4. South Tipperary house - author 5. South Tipperary house - author 6. Farmyard, North Tipperary - photo courtesy of AJ Murphy 7. Poustinia, Kilsheelan - Bates Maher Architects (RIBA European Award Winner 2006) 8. The S House 9. Summer Residence, Northern Zealand, Denmark - Henning Larsen 10. House at Kilcornan, Ennistymon - Michael Kelly Architect (IAI Award 2005) 11. The In Between House 12. Cedar House, Cringleford - Crispin Lambert Architecture (South Norfolk Design Award 2007) 13. Garden at Fedany 14. Garden at Ballinterry 15. Garden in South Tipperary 16. Esher House - Wilkinson King Architects (Best Residential Design, Daily Telegraph Home Building and Renovation Award 2005) 17. House at Grange, Co. Limerick - author 18. Bungalow - author 19. House at Murroe, Co. Limerick - author 20. Seafield, Coney Island - Robinson Patterson Partnership (IAI Award 2004) 21. Long View, Henley on Thames - Avanti Architects 22. Seafield, Coney Island - Robinson Patterson Partnership (IAI Award 2004) 23. Poustinia, Kilsheelan - Bates + Maher Architects (RIBA European Award Winner 2006) 24. Westlake House, Peterborough - Spacelab UK Architects 25. Westlake House, Peterborough - Spacelab UK Architects 26. Cavegn House, Vorarlberg, Austria - Ivan Cavegn Architect 27. Long View, Henley on Thames - Avanti Architects 28. North Tipperary House - AJ Murphy Architect 29. Weekend House - John Dorman Architects (IAI Award 2001) 30. The In Between House 31. House at Borrisokane, North Tipperary - author 32. Bungalow at Fedamore, Co. Limerick - author 33. House at Clonakilty - Niall McLaughlin Architects (Winner Grand Designs 2007) 34. Dormer House, South Tipperary - author 35. Carton Le Vert House - Antoin MacGabhan Architect (IAI Award 2003 ‘Best Building in the Landscape’). 36. Seafield, Coney Island - Robinson Patterson Partnership (IAI Award 2004) 37. House at Dromkeen - author 38. House at Patrickswell, Co. Limerick - author 39. Ardvey House, Isle of Harris - Graphite Studio Architects 40. House at Adare, Co. Limerick - Healy & Partners Architects 41. Jacob’s Ladder, Oxfordshire - Niall McLaughlin Architect 42. House in Limerick County - Murray O’Laoire Architects 43. House in South Tipperary - author 44. Conservatory - author 45. Conservatory - author 46. Derelict House in South Tipperary - author 47. Derelict House in South Tipperary - author 48. Derelict House in South Tipperary - author
51. South Tipperary County: Rural Design Guide for Indi vidual Houses in the Countryside APPENDIX 5: RECORD OF PROTECTED STRUCTURES
Ref Townland Description CDP S001 GRAIGUEPADEEN Farmhouse, Located at Grauigepaudeen, Urlingford S002 FENNOR Graveyard with extensive medieval church remains and a later former Church of Ireland (First Fruits) church also in ruins. S003 KILCOOLYABBEY Kilcooly Abbey House. The present building (original burnt 1840) consists of 2 storey over basement 5 bay main block 3 bay breakfront entrance bay windows to sides and flat gabled 2 flanking 'pavillions' linked by S004 KILCOOLYABBEY Roadside boundary wall enclosing Kilcooly Abbey Demesne. S005 KILCOOLYABBEY Kilcooly Abbey and adjacent dovecot (in ruins). S006 KILCOOLYABBEY Church of Ireland Church at Kilcooly Abbey. S007 CLONOULTY CURRAGH Church of St. John the Baptist, Roman Catholic Church, multi-stage peaked bell tower, Clonoulty. S008 CLONOULTY St. John's Funeral Chapel, cut limestone, Clonoulty. CHURCHQUARTER S009 CLONOULTY Community Centre. 7 bay, 2 storey with arched 'gothic' CHURCHQUARTER windows. Clonoulty. S010 CLONOULTY Thatched house, five bays, single storey. Clonoulty CHURCHQUARTER S011 SRAHAVARRELLA The Old Rectory, Clonoulty. S012 GRAIGUENOE AND Masonry bridge over River Suir at Holycross. HOLYCROSS S013 KILLOUGH Killough Castle and adjoining house. S014 LANESPARK Gothic Tower. S015 CLONAMICKLON Clonamicklon Castle (in ruins). S016 GORTEEN LOWER Victorian letterbox set into roadside boundary wall. Ballysloe Gortnahoe S017 FARRANRORY UPPER The War house Ballingarry S018 RAHYVIRA Ironmills Bridge masonry bridge over River Suir. S019 ROSSACROW St. Brigid's Church, Annacarthy. S020 GORTARUSH UPPER Former railway station, 3 bay. Cut stone windows, quoins. Part 2 storey, with 2 gables and projected porch. Bell tower, private waiting room in red sandstone. Original windows in diamond pattern. 4 chimneys, slate roof. Outbuildings very fine. Dundrum S021 GARRYDUFF EAST Garda Station, 2 storey, slate roof (complex). Limestone quoins and window surrounds. Tower. Original casements (6 pairs). Outbuildings (At risk). Dundrum. S022 GARRYDUFF EAST St. Mary's Church of Ireland, Dundrum. S023 DUNDRUM Dundrum House Early 18 century 7 bay with 3 bay breakfront 2 stories over raised basement with single storey 1 bay flanking wings. Fine stable block adjoining including front entrance piers, gates and railings and adjoining stables. Dundrum S024 NODSTOWN Nodstown Castle (in ruins). S025 NODSTOWN House adjoining Nodstown Castle. 3 bay, 2 storey. Brick front render
- 52 - Ref Townland Description CDP S026 CLONOULTY Former railway Station and yard at Gouldscross. CHURCHQUARTER S027 WOODFORD Woodford House. S028 LONGFIELD Longfield House. S029 ARDMAYLE Former Church of Ireland Church, large tower house at west end. S030 ARDMAYLE Forte Edward, Ardmayle. S031 CASTLEMOYLE NORTH The Old Rectory, Ardmayle. S032 ARDMAYLE Ardmayle Castle, Elizabethan or Jacobean (in ruins). S033 ARDMAYLE WEST Ardmayle Bridge, masonry bridge over River Suir. S034 ARDMAYLE Dairygold Co-Op store. Former mill building S035 CASTLEMOYLE NORTH King George V letterbox set into roadside boundary wall at Ardmayle. S036 KILLENURE Church of the Assumption, Knockavilla. S037 KILLENURE Killenure Castle and adjoining house. 16 Century O'Dwyer fortified house 3 stories corner towers house destroyed in the 1640's with later 18 and 19 Century additions and substantial outbuildings gate lodge and parklands S038 SYNONE House set in a farmyard, two storeys, gable-ended with cornices. S039 GAILE Gaile House. S040 ARDMAYLE EAST Bianconi Mortuary Chapel and Campanile, Boherlahan. S041 BALLINURE Thatched house set in a farmyard. S042 NEWPARK (DUALLA) Ballyowen House. S043 BALLINUNTY Chimney stack at mill building. S044 BALLINTOGHER King George V letterbox set into roadside boundary wall at Laffansbridge. S045 MANSERGHSHILL Former railway station. Laffansbridge Killenaule S046 NOAN Noan House. S047 KILLENAULE St. Mary's Church, Bailey Street, Killenaule including entrance and railings. S048 KILLENAULE Slieveardagh Culture and Enterprise Centre, former Church of Ireland Church River Street, Killenaule. S049 KILLENAULE Bailey House, Bailey Street, Killenaule (nursing home). 2-storey gothic style. Former Parochial House S050 KILLENAULE Former national school (now library), Bailey Street, Killenaule. S051 BALLINGARRY LOWER Chimney stack at former coal mine. S052 LISNAMROCK Chimney stack at former coal mine at Coalbrook. S053 CROHANE LOWER Church of Ireland Church. Crohane, Killenaule Rev Barbara Fryday S054 LISMOLIN Church of Ireland Church (in ruins).graveyard and gate lodge ruined S055 HARLEYPARK Harleypark House 2 storey 5 bay 18 century with flanking outbuildings east of Ballingarry on the R691 near the co Kilkenny border S056 BALLYRYAN WEST St. Nicholas's Church, Catholic Church, Solohead. S057 DRISHANE St. Brigid's Catholic Church. Knockavilla Dundrum
- 53 - Ref Townland Description CDP S058 MOATQUARTER (ED St. Patrick's Catholic Church, Kilfeacle. KILFEAKLE) S059 CAMUS (ED CASHEL) Camus Bridge, masonry bridge over River Suir. S060 BALLYGRIFFIN (ED Ballygriffin Bridge, masonry bridge over River Suir. BALLYGRIFFIN) S061 BALLINAMONA (CASHEL) Ballinamona House. Outbuildings, including lime kiln former corn mill, guagers house, boundary walls gate and parkland Cashel S062 THOMASTOWN DEMESNE Thomastown Castle (in ruins).Matthew Family property Large Gothic house abandoned in the 1870's S063 THOMASTOWN DEMESNE Matthew Family Mausoleum in Church (in ruins) at NORTH Thomastown old burial ground. S064 BAURSTOOKEEN Church of the Blessed Sacrament, Catholic Church, Golden. S065 BAURSTOOKEEN Former Church of Ireland Church, converted to residential use Golden, Cashel S066 BAURSTOOKEEN Dairygold Co-op Store at Golden. Cashel S067 BAURSTOOKEEN Masonry bridge over River Suir at Golden. S068 CASTLEPARK Front entrance piers, gates and railings to Mantlehill House, Golden. S069 CASTLEPARK Medieval building ( partly in ruins): former entrance to former Mantlehill House, Golden. S070 RATHCLOGH NORTH Victorian letterbox set into roadside boundary wall at Dualla. S071 RATHCLOGH NORTH Farmhouse, South of Dualla, five bays, two storey, gabled ended S072 MAGORBAN Church of Ireland Church. Magorban Fethard S073 SILVERFORT Silverfort House. S074 SILVERFORT Victorian letterbox set into roadside boundary wall at Silverfort Cross. S075 FOULKSTOWN Beechmount House. S076 CLONBROGAN Clonbrogan House. S077 KNOCKANGLASS (ED Victorian letterbox set into roadside boundary wall at COOLEAGH) Moyglass. S078 MOBARNAN Mobarnan House. 3 storey 5 bay early to mid 18 century with a later 2 storey 5 bay addition to the front with a 1 bay breakfront front door Fethard S079 BALLYVADIN Thatched house set in a farmyard. Knockbrit, Fethard S080 COOLMORE Coolmore House, including front entrance piers, gates and railings. Fethard S081 ANNESGIFT Anne's Gift, Fethard. S082 ARDSALLAGH Ardsallagh House including front entrance piers and gates. S083 KNOCKKELLY Knockkelly Castle and adjoining bawn wall. S084 NEWTOWNDRANGAN Catholic Church of the Immaculate Conception, Drangan, including entrance gates and railings. Cut limestone, very fine interior. 1850 Drangan S085 KNOCKURAGH Masonry bridge over River Anner at Drangan.
- 54 - Ref Townland Description CDP S086 KILLAGHY Killaghy Castle and adjoining house. S087 KILLAGHY House at Fethard Street, Mullinahone: birthplace of Charles Joseph Kickham 1828-1882 S088 KILLAGHY Store at Ballingarry Road, Mullinahone with a flight of steps projecting onto the street. S089 EMLY St. Ailbe's Church. S090 BALLYNADRUCKILLY Catholic Church of the Assumption, Lattin. S091 MOORESFORT Mooresfort House, associated farm out buildings including entrance lodge. S092 SPRINGHOUSE Kilshane House. Classical 6 bay 2 storey house circa 1830 with Ionic portico and entrance lodge. Conservatory added circa 1880 Later institutional additions S093 SPRINGHOUSE Church of Ireland Church (in ruins). S094 SPRINGHOUSE Low Mausoleum at Kilshane burial ground. S095 SPRINGHOUSE Entrance lodge to Arraghslea House. S096 CORDANGAN Cordangan Manor. S097 BANSHA WEST Catholic Church of the Annunciation, Bansha. S098 BANSHA WEST Former Church of Ireland Church, Bansha. S099 BANSHA WEST Bansha Castle. Victorian 2 storey house with a round and a square tower. Gabled porch S100 LISMACUE Lismacue House. House 2 storey 3 bay entrance elevation with gothic porch 5 bay side elevation Late Georgian circa 1820 with Gothic elements. South of Bansha S101 BALLYVADA Suircastle House. 3 bay 1 storey over basement villa style circa 1820 S102 BALLYCARRON Front entrance piers to Ballycarron House. S103 HYMENSTOWN Hymenstown House. S104 RACECOURSE Victorian letterbox set into entrance gate pier to house at Racecourse Cross. On N8 south of Cashel S105 ROCKWELL Rockwell College: original c.1830 dwelling house architect William Tinsley and College Chapel 1860's Later extensive 20 century buildings including campanile Fine Harry Clark and Mannie Jellet stained glass windows dining room and entrance hall S106 TULLAMAIN Tullamain Castle. S107 LOUGHKENT WEST Catholic Church of Our Lady Queen, New Inn. Cashel S108 GRAIGUE (ED The Old Knockgraffon Rectory, 5 bay, 3 storey cut KNOCKGRAFFON) stone. (The Glebe House), New Inn. Built 1780's S109 DERRYLUSKAN Derryluskan House. S110 FETHARD The Old Rectory, Fethard. S111 ROCKLOW Rocklow House. S112 RATHCOOL Rathcool Castle. S113 RATHRONAN Church of Ireland Church (in ruins). S114 STRIKE UPPER Grove House. Multi era structure Georgian 2 storey circa 1820. Part by architect William Tinsley 1804 to 1885 Fethard S115 KILLUSTY NORTH Catholic Church of the Sacred Heart, Killusty.
- 55 - Ref Townland Description CDP S116 CLARE MORE Victorian letterbox set into front boundary wall of house at Killusty. S117 KILLUSTY NORTH Killusty Castle. S118 BALLYGAMBON Lakefield, Fethard. S119 CLONACODY Clonacody House. S120 CLONACODY Disused Edward VII letterbox set into roadside boundary wall at Clonacody Cross. Fethard S121 GRANGEBEG (ED Masonry bridge over Clashawley River known as KILTINAN) Loughcapple Bridge. S122 LOUGHCAPPLE House, three bays, two storeys, with hipped roof and centre brake front S123 KILTINAN Kiltinan Castle including entrance arch, gates and dovecotes. S124 KILTINAN Facade of house at Kiltinan Cross.(former RIC station) S125 KILTINAN Victorian letterbox set into front wall of former house at Kiltinan Cross. S126 KILTINAN Chimney stack at former brick factory. S127 NEWTOWN (ED CLONBEG) St. Sedna's Church, Clonbeg. Massey family memorial church 1860's fine decorated interior and fittings. Aherlow S128 MOORABBEY Masonry bridge over River Aherlow known as Galbally Bridge. Joint responsibility Between South Tipp and Limerick Co Co S129 LISVARRINANE Catholic Church of the Sacred Heart, Lisvernane Aherlow S130 GORTAVOHER EAST Streamhill House. S131 TANKERSTOWN Masonry bridge over River Aherlow known as Cappa Old Bridge. S132 KILMOYLER Kilmoyler House. S133 KILMOYLER Masonry bridge over River Aherlow known as Killardry Bridge. S134 BALLYDREHID Victorian letterbox set into gate pier at Kilmoyler Cross. S135 KNOCKGRAFFON St. Bartholomew's Catholic Church. Knockgraffon, New Inn S136 BALLINGEARY EAST Victorian letterbox set into entrance wall to house at Poulmucka, north of Clonmel on R687 S137 RATHKEVIN George V letterbox set into front boundary wall of house at Rathkeevin Cross. S138 BARN DEMESNE Barne Park. Central 3 storey 7 bay with paired Doric columns to door way with entablature Embellished (aedicule) window at first floor Over projecting Wings 2 bay 3 storey the original roof modified to French 'chateau style' in 1880's Clonmel S139 LISRONAGH Catholic Church of St. John the Baptist, Lisronagh. Emancipation era church 1837 S140 LISRONAGH Church of Ireland Church (in ruins). S141 BALLYCLERAHAN St. Michael's Catholic Church, Ballyclerahan. S142 BALLINAMORE Anner Castle. (formerly Ballinahy). Rev NH Manderville built in 1860's to the design of William Atkins around original tower burnt 1926 partially rebuilt Clonmel
- 56 - Ref Townland Description CDP S143 TOOR (BALLYPATRICK) Church of St. John the Baptist, Kilcash. S144 BALLYPATRICK Farmhouse, five bays, two storeys, gable-ended. S145 KILCASH Kilcash Castle. S146 BALLYNACLOONA Edward VII letterbox on pole outside house at Glenbower. S147 GRANGEMOCKLER George V letterbox set into roadside boundary wall at Cardinal Browne Community Centre, Grangemockler. S148 BALLYGLASHEEN Ballyglasheen Castle (in ruins). (KILSHEELAN) S149 AHENNY Two rows of single storey slate roofed houses at Vickers Street, Ahenny. S150 AHENNY Row of single storey slate roofed houses at Moore Street, Ahenny. S151 NEWTOWN LOWER St. Patrick's Catholic Church, Faugheen. S152 NEWTOWN LOWER George V letterbox set into roadside boundary wall at Faugheen. S153 BALLYNEILL (CARRICK) St. Mary's Catholic Church, Ballyneill. S154 BALLYNEILL (CARRICK) Edward VII letterbox set into front boundary wall of house at Ballyneill. S155 CREGG Cregg House. S156 CULLENAGH Mountain Lodge. A very fine Victorian’ Tudor' style single storey former hunting lodge with bay gable, windows delicate cast iron columns north of N8 on the southern slopes of An Grianan S157 BURNCOURT Farmhouse in Burncourt village, five bays, two storeys, gable-ended. S158 TINCURRY Millgrove House. 5 bay, 2 storey over basement. Flat gabled S159 BALLYBRADA Ballybrada House. Edwardian country house circa 1905 Fine grounds overlooking the Suir S160 BALLYBRADA Gate Lodge to Ballybrado House see S159 Single storey with attic style fine veranda to front entrance piers, gates (Dated 1905), railings Cahir S161 KNOCKANE (PUTTOGE) J. Keating thatched pub, three bay, hipped roof, brick chimney. Stone wall & gates. To rear stone out buildings. Pump on Clogheen Rd. S162 TUBBRID Church of Ireland Church (in ruins) Turbid Ballylooby. S163 TUBBRID Geoffrey Keating (c1570 to 1640) grave at Turbid. S164 TUBBRID Five bay, gothic style former Church of Ireland school (1821). S165 BURGES MANSION Three thatched houses (set in a farmyard). S166 MARLFIELD Marlfield House. Late 18 Century burnt 1923 rebuilt 1925 original design by William Tinsley Architect 1804 1885 see all s 594 (gates and lodge) west of Clonmel S167 PARK St. Nicholas's Church, Grange. Clonmel S168 KNOCKLOFTY DEMESNE Knocklofty House. A large 18 century house central 3 storey 7 bay, later single storey Doric colonnade and half domed entrance. Rear overlooks Suir Projecting flat gabled 2 bay 2 storey wings and extensive service quarters See s169 West of Clonmel S169 KNOCKLOFTY DEMESNE North gates, Knocklofty House. entrance wall and piers
- 57 - Ref Townland Description CDP rebuilt but gates are very finet Knocklofty House. Clonmel S170 KNOCKLOFTY DEMESNE Masonry bridge over River Suir known as Knocklofty Bridge. Joint responsibility between South Tipp and Waterford Co Co's S171 KNOCKLOFTY DEMESNE Mill buildings at Knocklofty Hill. S172 KILHEEFERNAN Kilheffernan House. S173 KILLALOAN LOWER Church of Ireland Church (in ruins). West of Clonmel south of N24 S174 KILLALOAN LOWER Osborne Mausoleum at Killaloan Burial Ground. Ruined C o l (see s173), grounds, trees, gravestones and mausolea. West of Clonmel south of N24 S175 GAMMONSFIELD St. Mary's Catholic Church, patterned pathway in grounds, Kilsheelan. Memorial plaques internally north of Kilsheelan S176 CLOGHCARRIGEEN EAST 4 span masonry bridge over River Suir known as Kilsheelan Bridge. Late 18th/ early 19th Century. Joint responsibility of South Tipp County Council/Waterford County Council S177 CLOGHCARRIGEEN EAST Victorian letterbox set into roadside boundary wall at Post Office. S178 POULAKERRY Poulakerry Castle. S179 BALLYPOREEN Catholic Church of the Assumption. Ballyporeen S180 BALLYPOREEN O'Farrell shop, Main Street, Ballyporeen. S181 LISFUNSHION Thatched house. nr Ballyporeen S182 CASTLEGRACE Church of St. John the Baptist (Decollation), Dunhill, Ballylooby. 1830's Outstanding Harry Clark stained glass windows Salome 'presenting' the head of St John to Herod and the Lourdes apparition flanking either side of the main alter Ballylooby S183 BALLYHISTBEG Thatched house and farmyard with outbuildings, Clogheen. S184 SHANRAHAN Medieval remains Shanrahan Churchyard S185 SHANRAHAN Church of Ireland (in ruins).Shanrahan nr Clogheen, Vaults and mausalea within the church ruin. Unusually the spire is slate hung (Southern side) with a lime mortar render over S186 SHANRAHAN Fine Georgian era O'Callaghan Mausoleum at Shanrahan burial ground. S187 CLOGHEEN MARKET St. Mary's Church, Clogheen. S188 CLOGHEEN MARKET St. Paul's Community Centre, Formerly Church of Ireland, Clogheen. S189 CLOGHEEN MARKET Courthouse. 3 bay, 2 storey. Early 19 Century Original doors, original raising gates. (5 bay, 2 doors, 3 windows to side). Clogheen. S190 MOUNTANGLESBY Former Mercy Convent, Clogheen. S191 CLOGHEEN MARKET St. Theresa's Hospital, Clogheen. S192 CLOGHEEN MARKET Allied Irish Bank. Mid Victorian. 3 bay at floor level, 5 bay at first level. Flat gable sandstone and limestone, glazed bull nosed brick quoins to rear. Outbuildings in good condition Attributed to the office of Sir Thomas Newham Deane 1870's Clough
- 58 - Ref Townland Description CDP S193 CLOGHEEN MARKET 1 of a terrace of 4 houses
S193a CLOGHEEN MARKET Row of four no. three-storey terrace houses with carriage arches to rear and outbuildings at Lower Main Street, Clogheen. S193b CLOGHEEN MARKET One of a terrace of 4 early 19 Century, 3 bay , 4 storey house with carriage arches to rear and outbuildings West side of Lower Main St Clogheen S193c CLOGHEEN MARKET 1 of Terrace of 4 houses
S194 CLOGHEEN MARKET Clashaphooca House. 3 bay, 2 storey over basement. Original glazing to east. Derelict gate lodge and gates. Clogheen S195 CLOGHEEN MARKET Clashleigh House. 3 bay 2 storey, slate roof with side buildings, gates (1820-1830's) Clogheen S196 CLOGHEEN MARKET Glenleigh House. S197 CLOGHEEN MARKET Coolville House. Early 19 Century house 2 storey over basement 3 bay originally built by the Grubb Family Clogheen S198 CASTLEGRACE Mill building. Very large with extensive mill complex outbuildings, walls, gates etc Part of a mainly intact milling complex see s199,200,201 and 202 S199 CASTLEGRACE Single storey mill manager's house adjoining mill building. See s198,200 201 and 202 S200 CASTLEGRACE Two storey house opposite mill building. Called Castlegrace Cottage See s198, 199, 201 and 202 S201 CASTLEGRACE Castlegrace House. Earlier house reconstructed c 1825 S202 CASTLEGRACE Masonry bridge over River Tar known as Castlegrace Bridge. S203 CASTLEGRACE George V letterbox set into roadside boundary wall at Castlegrace Cross. Ballylooby S204 ARDFINNAN Ardfinnan Castle. Original tower house with later 18 and 19 century embellishments S205 ARDFINNAN Masonry bridge over River Suir at Ardfinnan. S206 BALLYBEG (KNOCKLOFTY) Church of Ireland Church at Tullaghmelan. Ballybeg nr Knocklofty S207 CORRABELLA Corrabella House. S208 MOLOUGH NEWTOWN Masonry bridge over River Suir known as Newcastle Bridge. S209 FETHARD Holy Trinity Church of Ireland and graveyard, Fethard S210 FETHARD Old Town Hall (Market House).17 century original much modified S211 FETHARD Abbey 'Augustinian'/Sheela-na-gig/monuments. S212 FETHARD Abbeymill. S213 FETHARD Pound/window. S214 FETHARD Late Medieval Building, west side of Burke Street. S215 FETHARD Late Medieval Building, now Lonergans pub. S216 FETHARD Late Medieval Building, South Side of Burke Street S217 FETHARD Watergate Bridge S218 FETHARD Madam's Bridge S219 FETHARD Archway, former Military Barracks
- 59 - Ref Townland Description CDP S220 FETHARD Late Medieval doorways S221 FETHARD Medieval defended town-house, Main Street S222 FETHARD 18th Century town houses, M/W end of Main Street S223 FETHARD Presentation Convent, Main Street S224 FETHARD Holy Trinity, Catholic Church, Main Street, Fethard S225 FETHARD O'Shea Shop Burke Street, Fethard S226 FETHARD 'Ua Floinn' Shop residence over, Burke Street, Fethard S227 FETHARD Weighing station outside the Town Hall, Fethard S228 FETHARD Remains of Railway bridge, Clonmel Road, Fethard S229 FETHARD Railway bridge on Jesuits walk S230 FETHARD Entranceway, Rocklow Road S231 CAHERABBEY LOWER Burial Ground S232 KILLEMLY Dwelling S233 TOWNPARKS (CAHIR) Bridge, immediately North of Cahir Castle forming part of Bridge St which crosses the River Suir S234 CAHERABBEY LOWER Mills (possible/site), 50m North of Caher Abbey S235 TOWNPARKS (CAHIR) Sculpted Head, west end of the South Wall, No 7 Castle Street. S236 TOWNPARKS (CAHIR) Stone plaque, South Facing wall, second floor, No. 13 Castle Street S237 TOWNPARKS (CAHIR) St. Paul’s Church, west side of Church Street. Attributed to John Nash 1818. See Erasmus Smith School adjoining site S 250 S238 CAHERABBEY UPPER Presbyterian Church, Abbey Street Cahir. Attractive early 19 century church formerly Society of Friends S239 TOWNPARKS (CAHIR) Convent and Chapel, Pearse Street. Cahir S240 TOWNPARKS (CAHIR) St Mary's Catholic Church, Mary Street, Cahir S241 TOWNPARKS (CAHIR) Market House, New Town Hall, North Square, Cahir S242 TOWNPARKS (CAHIR) Cahir House 'Hotel' The Square S243 TOWNPARKS (CAHIR) Fountain in the Square Cahir, Charteris memorial 1874 S244 TOWNPARKS (CAHIR) West Square, from No 1 to Morrissey's pharmacy S244a TOWNPARKS (CAHIR) West side Cahir town, Square, Designed by William Tinsley 1804 1885 from No 1 to Morrissey's pharmacy. S244b TOWNPARKS (CAHIR) West side of Cahir town Square, Designed by William Tinsley 1804 to 1885 from No 1 to Morrissey's pharmacy S244c TOWNPARKS (CAHIR) West side of Cahir town Square, designed by William Tinsley 1804 to 1885 from No 1 to Morrissey's pharmacy S244d TOWNPARKS (CAHIR) West side of Cahir town Square, designed by William Tinsley 1804 to 1885 from No 1 to Morrissey's pharmacy S244e TOWNPARKS (CAHIR) West side of Cahir town Square, designed by William Tinsley 1804 to 1885 from No 1 to Morrissey's pharmacy S244f TOWNPARKS (CAHIR) West side of Cahir town Square, designed by William Tinsley 1804 to 1885 from No 1 to Morrissey's pharmacy S244g TOWNPARKS (CAHIR) West side of Cahir town Square, designed by William Tinsley 1804 to 1885 from No 1 to Morrissey's pharmacy S244h TOWNPARKS (CAHIR) West side of Cahir town Square, designed by William Tinsley 1804 to 1885 from No 1 to Morrissey's pharmacy S244j TOWNPARKS (CAHIR) Wes side of Cahir town Square, designed by William Tinsley 1804 to 1885from No 1 to Morrissey's pharmacy
- 60 - Ref Townland Description CDP S244k TOWNPARKS (CAHIR) West side of Cahir town Square, designed by William Tinsley 1804 to 1885 from No 1 to Morrissey's pharmacy S244m TOWNPARKS (CAHIR) West side of Cahir town Square, designed by William Tinsley 1804 to 1885 from No 1 to Morrissey's pharmacy S244n TOWNPARKS (CAHIR) West side of Cahir town Square, designed by William Tinsley 1804 to 1885 from No 1 to Morrissey's pharmacy S245 TOWNPARKS (CAHIR) East square from Old Church Street to Pearse Street, each building is listed. S245a TOWNPARKS (CAHIR) East side of Cahir town square designed by William Tinsley 1804 to 1885 from Old Church Street to Pearse Street, each building is listed. Cahir S245b TOWNPARKS (CAHIR) East side of Cahir town Square designed by William Tinsley 1804 to 1885 from Old Church Street to Pearse Street, each building is listed. Cahir S245c TOWNPARKS (CAHIR) East square of Cahir town Square designed by William Tinsley 1804 to 1885 from Old Church Street to Pearse Street, each building is listed. Cahir S245d TOWNPARKS (CAHIR) East side of Cahir town square designed by William Tinsley 1804 to 1885 from Old Church Street to Pearse Street, each building is listed. Cahir S245e TOWNPARKS (CAHIR) East side of Cahir town Square designed by William Tinsley 1804 to 1885from Old Church Street to Pearse Street, each building is listed. Cahir S245f TOWNPARKS (CAHIR) East side of Cahir town Square designed by William Tinsley 1804 to 1885 from Old Church Street to Pearse Street, each building is listed. Cahir S245g TOWNPARKS (CAHIR) East side of Cahir town Square designed by William Tinsley 1804 to 1885 from Old Church Street to Pearse Street, each building is listed. Cahir. S245h TOWNPARKS (CAHIR) Eastside of Cahir town Square, designed by William Tinsley 1804 to 1885 from Old Church Street to Pearse Street, each building is listed. Cahir S245j TOWNPARKS (CAHIR) East side of Cahir town Square, designed by William Tinsley 1804 to 1885 from Old Church Street to Pearse Street, each building is listed. Cahir S245a TOWNPARKS (CAHIR) East side of Cahir town square designed by William Tinsley 1804 to 1885 from Old Church Street to Pearse Street, each building is listed. Cahir S245b TOWNPARKS (CAHIR) East side of Cahir town Square designed by William Tinsley 1804 to 1885 from Old Church Street to Pearse Street, each building is listed. Cahir S245c TOWNPARKS (CAHIR) East square of Cahir town Square designed by William Tinsley 1804 to 1885 from Old Church Street to Pearse Street, each building is listed. Cahir S245d TOWNPARKS (CAHIR) East side of Cahir town square designed by William Tinsley 1804 to 1885 from Old Church Street to Pearse Street, each building is listed. Cahir S245e TOWNPARKS (CAHIR) East side of Cahir town Square designed by William Tinsley 1804 to 1885from Old Church Street to Pearse Street, each building is listed. Cahir S245f TOWNPARKS (CAHIR) East side of Cahir town Square designed by William Tinsley 1804 to 1885 from Old Church Street to Pearse Street, each building is listed. Cahir
- 61 - Ref Townland Description CDP S245g TOWNPARKS (CAHIR) East side of Cahir town Square designed by William Tinsley 1804 to 1885 from Old Church Street to Pearse Street, each building is listed. Cahir. S245h TOWNPARKS (CAHIR) Eastside of Cahir town Square, designed by William Tinsley 1804 to 1885 from Old Church Street to Pearse Street, each building is listed. Cahir S245j TOWNPARKS (CAHIR) East side of Cahir town Square, designed by William Tinsley 1804 to 1885 from Old Church Street to Pearse Street. Cahir S246 TOWNPARKS (CAHIR) Church Street, east side, south of Castle Court Hotel to the Library S246a TOWNPARKS (CAHIR) Church Street, east side, south of Castle Court Hotel to the Library, Cahir S246b TOWNPARKS (CAHIR) Church Street, east side, south of Castle Court Hotel to the Library, Cahir S246c TOWNPARKS (CAHIR) Church Street, east side, south of Castle Court Hotel to the Library, Cahir S246d TOWNPARKS (CAHIR) Church Street, east side, south of Castle Court Hotel to the Library, Cahir S246e TOWNPARKS (CAHIR) Church Street, east side, south of Castle Court Hotel to the Library, Cahir S246f TOWNPARKS (CAHIR) Church Street, east side, south of Castle Court Hotel to the Library, Cahir S246g TOWNPARKS (CAHIR) Church Street, east side, south of Castle Court Hotel to the Library, Cahir S247 TOWNPARKS (CAHIR) Post Office, Church Street. Elegant and unusual Edwardian 2 storey with very high pitched roof in red tiles Brick and decorated render gable to street. Cahir S248 TOWNPARKS (CAHIR) Granary Mill Buildings, Cahir
S248a TOWNPARKS (CAHIR) Mill Buildings, Church Street, Cahir
S248b TOWNPARKS (CAHIR) Mill Buildings, Church Street Recently extensively altered Cahir S249 TOWNPARKS (CAHIR) Victorian Letterbox. Church Street, Cahir S250 TOWNPARKS (CAHIR) Erasmus Smith School attributed to John Nash 1818 Former parochial school, off Church Street Adjoining St Paul’s Church (S237). Now local authority Cahir area offices S251 TOWNPARKS (CAHIR) Railway station, Church Street, Cahir Railway station, stores and related outbuildings Cahir S252 TOWNPARKS (CAHIR) Railway Viaduct - over the river Suir west of the Railway station. Outstanding example of Irish Victorian engineering design, Cahir S253 TOWNPARKS (CAHIR) Row of 6 houses opposite St. Paul’s Church S253a TOWNPARKS (CAHIR) House in a terrace of 6 houses opposite St. Paul’s Church S253b TOWNPARKS (CAHIR) House in a terrace of 6 houses opposite St. Paul’s Church S253c TOWNPARKS (CAHIR) House in a terrace of 6 houses opposite St. Paul’s Church
- 62 - Ref Townland Description CDP S253d TOWNPARKS (CAHIR) House in a terrace of 6 houses opposite St. Paul’s Church S253e TOWNPARKS (CAHIR) House in a terrace of 6 houses opposite St. Paul’s Church S254 TOWNPARKS (CAHIR) Castle Street, north side, from Croc of Gold to No. 1, the Square S254a TOWNPARKS (CAHIR) Castle Street, north side, from Croc of Gold (Western end) to No. 1, the Square (eastern) S254b TOWNPARKS (CAHIR) Castle Street, north side, from Croc of Gold (western end) to No. 1, the Square(eastern) S254c TOWNPARKS (CAHIR) Castle Street, north side, from Croc of Gold (western end) to No. 1, the Square (eastern) S254d TOWNPARKS (CAHIR) Castle Street, north side, from Croc of Gold to No. 1, the Square S254e TOWNPARKS (CAHIR) Castle Street, north side, from Croc of Gold (western end) to No. 1, the Square (eastern) S254f TOWNPARKS (CAHIR) Castle Street, north side, from Croc of Gold (western end) to No. 1, the Square (eastern) S254g TOWNPARKS (CAHIR) Castle Street, north side, from Croc of Gold (western end) to No. 1, the Square (eastern end) S254h TOWNPARKS (CAHIR) Castle Street, north side, from Croc of Gold (western end) to No. 1, the Square (eastern end) S254j TOWNPARKS (CAHIR) Castle Street, north side, from Croc of Gold (western end) to No. 1, the Square (eastern) S254k TOWNPARKS (CAHIR) Castle Street, north side, from Croc of Gold (western end) to No. 1, the Square (eastern end) S254m TOWNPARKS (CAHIR) Castle Street, north side, from Croc of Gold (western end) to No. 1, the Square (eastern end) S254n TOWNPARKS (CAHIR) Castle Street, north side, from Croc of Gold (western end) to No. 1, the Square (eastern end) S254o TOWNPARKS (CAHIR) Castle Street, north side, from Croc of Gold (western end) to No. 1, the Square eastern) S254p TOWNPARKS (CAHIR) Castle Street, north side, from Croc of Gold (western end) to No. 1, the Square (eastern end) S254q TOWNPARKS (CAHIR) Castle Street, north side, from Croc of Gold (western end) to No. 1, the Square (eastern end) S254r TOWNPARKS (CAHIR) Castle Street, north side, from Croc of Gold (western end) to No. 1, the Square (eastern end) S254s TOWNPARKS (CAHIR) Castle Street, north side, from Croc of Gold (western end) to No. 1, the Square (eastern end) S255 TOWNPARKS (CAHIR) Terrace of houses and Arch at the Mall S255a TOWNPARKS (CAHIR) One of a terrace of 4 houses 2 bay 3 storey and carriage arch at the Mall. Cahir S255b TOWNPARKS (CAHIR) One of a terrace of 4 houses 2 bay 3 storey and carriage arch at the Mall. Cahir S255c TOWNPARKS (CAHIR) One of a terrace of 4 houses 2 bay 3 storey with carriage arch at the Mall. Cahir S255d TOWNPARKS (CAHIR) One of a terrace of 4 houses 2 bay 3 storey and carriage arch at the Mall. Cahir S256 TOWNPARKS (CAHIR) 18th Century Warehouse to the rear of Irwin’s (The Square) and at the end of Mall Lane
- 63 - Ref Townland Description CDP S257 KILCOMMON (NORTH) Cahir Park entrance and gate lodge S258 TOWNPARKS (CAHIR) Edward VII letterbox, Bridge Street, Cahir S259 CARRIGEEN Victorian letterbox, Tipperary Road, Cahir S260 CARRIGEEN The Smithy, Lower Abbey Street, Cahir S261 CARRIGEEN Terrace of Stone houses, Lower Abbey Street, at the junction with Mountain Road. S261a CARRIGEEN One of a terrace of 4 stone houses, 3 bay and attic built 1899 Lower Abbey Street, at the junction with Mountain Road. Cahir S261b CARRIGEEN One of a terrace of 4 stone houses 3 bay and attic built 1899 Lower Abbey Street, at the junction with Mountain Road. Cahir S261c CARRIGEEN One of a terrace of 4 stone houses, 3 bay and attic built 1899 Lower Abbey Street, at the junction with Mountain Road. Cahir S262 CAHERABBEY UPPER Houses on Tipperary Road north of entrance to Augustine Priory S262a CAHERABBEY UPPER One of a pair of large houses 4 bay 3 storey with railings on Tipperary Road north of entrance to Augustine Priory. Cahir S262b CAHERABBEY UPPER One of a pair of large 4 bay 3 storey houses with railings on Tipperary Road north of entrance to Augustine Priory. Cahir S262c CAHERABBEY UPPER One of a terrace of houses on Tipperary Road north of entrance to Augustine Priory. Cahir S262d CAHERABBEY UPPER One of a terrace of houses on Tipperary Road north of entrance to Augustine Priory. Cahir S262e CAHERABBEY UPPER One of a series of houses on Tipperary Road north of entrance to Augustine Priory. Cahir S263 Carrigeen, Cahir Carrigeen Castle, Formerly Cahir Bridewell , built 1820's North of Mitchelstown Road Cahir S264 TOWNPARKS (CAHIR) One of a series 3 bay with attic houses 10 no former RIC no's. 5 to 15 in Pearse Street S264a TOWNPARKS (CAHIR) A series of 10, 3 bay and attic former RIC houses (no’s. 5 to 15) in Pearse Street Cahir S264b TOWNPARKS (CAHIR) A series of 10, 3 bay and attic former RIC houses (numbers 5 to 10) on Pearse Street south Cahir S264c TOWNPARKS (CAHIR) A series of 10, 3 bay and attic former RIC houses (no’s. 5 to 15) in Pearse Street Cahir S264d TOWNPARKS (CAHIR) A series of 10, 3 bay and attic former RIC houses (no’s. 5 to 15) in Pearse Street Cahir S264e TOWNPARKS (CAHIR) A series of 10 , 3 bay and attic former RIC houses (no’s. 5 to 15) in Pearse Street Cahir S264f TOWNPARKS (CAHIR) A series of 10, 3 bay and attic former RIC houses (no’s. 5 to 15) in Pearse Street Cahir S264g TOWNPARKS (CAHIR) A series of 10 , 3bay and attic of former RIC houses(no’s. 5 to 10) in Pearse Street Cahir S264h TOWNPARKS (CAHIR) A series of 10 , 3 bay and attic former RIC houses (no’s. 5 to 15) in Pearse Street Cahir S264j TOWNPARKS (CAHIR) A series 10 , 3 bay and attic former RIC houses (no’s. 5 to 15) in Pearse Street Cahir
- 64 - Ref Townland Description CDP S264k TOWNPARKS (CAHIR) A series of 10,3 bay and attic former RIC houses (no’s. 5 to 15) in Pearse Street Cahir S265 KILCOMMON (NORTH) Swiss Cottage, designed by John Nash c 1810 south of Cahir, west bank of the Suir and Swiss Cottage bridge early 20 century S266 BARNORA Alta Villa, Cashel Road, Cahir S267 BARNORA Suir Mills, Cashel Road, Cahir Featuring unusual octagonal structures S268 KILCOMMON (NORTH) Entrance Portico and wall on the Clogheen Road, Cahir S269 KILLEMLY Suirvale, Cashel Road. 2 storey over part basement, 3 bay with attic 18 century house with a projecting 1 bay 2 storey wing with a 2 storey 2 linking structure with a pair of dormers outbuildings gates and boundary wall to rear Cahir S270 KILCOMMON (NORTH) Entrance to Cahir Park S271 TOWNPARKS (CAHIR) St Patrick’s Stone S272 CAHERABBEY LOWER Cahir Abbey house and entrance S273 TOWNPARKS (CAHIR) War Memorial, (1914 -1918 and 1939 -1945) Castle Street ,Cahir S274 TOWNPARKS (CAHIR) The Old Rectory, Cashel Road S275 MEALCLYE Former Annacarthy R.I.C. barracks, 2 storey, tower and bartizan, destroyed during Irish Civil War 1922 S276 KILBALLYGORMAN Former parochial house, 3 bay, 2 storey, rendered with slate roof. Ardfinnan S277 BALLAGH (CLONULTY) Letterbox. Ballagh, Clonoulty S278 KILMORE Water pump. Ballagh, Clonoulty (GOULDSCROSS) S279 BALLINURE O’Dwyers, 4 bay, two storey rendered slate roof. Shop front & interior. Out buildings. Two brick chimneys. Ballinure, Thurles S280 BALLINURE Farmhouse, 2 storey, 3 bay. Two Chimneys, gabled with out buildings. Ballinure, Thurles S281 NOAN Garda Ex R.I.C. station 3 bay, flat gabled slate roof. Limestone quoins (one quoin inscribed M&W Condon Fecit 1874). Gate and wall. Noan Ballinure, Thurles S282 NOAN Thatched 4 bay symmetrical with central porch. Wall and gates. Noan Ballinure, Thurles S283 BALLINURE 3 bay, 2 storey slate roof , 2 chimneys. Wall and gate. Ballinure S284 BALLINURE 3 bay, 2 storey slate with rear extension, metal railing. 2 original chimneys. (Post Office) Ballinure, Thurles S285 BALLINURE 2 storey, 3 bay symmetrical hipped slate roof. 2 chimneys. Old door with late Victorian era modifications. Late 18th century. Ballinure, Thurles S286 NOAN Wall to Noan House. Ballinure, Thurles S287 KNOCKANE (PUTTOGE) Former school. 4 bay, single storey, slate hipped roof, brick chimney. Stone wall and adjoining hipped stable. Ballylooby S288 KNOCKANE (PUTTOGE) 4 span stone bridge 19th century, Ballylooby, Cahir S289 KNOCKANNAPISHA 3 bay, 2 storey pub. Walled garden to river. 3 bay rear extension. Ballylooby, Cahir
- 65 - Ref Townland Description CDP S290 KNOCKANNAPISHA Ned Tobin memorial (1911-1987). Ballylooby S291 BALLINUNTY 'Hill View' 3 bay, 2 storey, slate hipped roof. Porch Incorporating fragments of an earlier structure in boundary walls grounds including trees in garden. S292 BALLYPATRICK Ballypatrick Co-op. 1893. 6 bay, single storey with porch. Original 6 over 6 windows. Quoins. Slate roof, 3 roof vents. Ballypatrick S293 BALLYPATRICK 2 bay, 2 storey slate roof. Annex 2 bay outbuildings. Asbestos cement roof finish. 2 chimneys. Bridge and stone parapets. Ballypatrick, Kilcash S294 BALLYPATRICK 3 bay, 2 storey with adjoining(s) single storey addition. Large stone quoins. Attractive outbuildings, brick arches, gates and walls. Ballypatrick, Kilcash S295 CLASHANISKY 5 bay, 2 storey, asymmetrical H-plan with porch. 4 brick chimneys Ballypatrick Kilcash S296 CAPPAGH Ozanam House, 3 bay, single storey. 3 chimney, slate roof. Front wall and gate original. Cappaghwhite S297 CAPPAGH 3 bay, 2 storey, rendered (blue), slate roof. Yard and outbuildings. Cappaghwhite S298 CAPPAGH 3 bay, 2 storey, rendered (green), quoins. Slate roof, 2 chimney. Cappaghwhite S299 CAPPAGH Fitzgibbons drapery. 2 bay shop (original windows and door), adjoining 2 bay, 2 storey building slate roof. Cappaghwhite S300 CAPPAGH Former R.I.C. Police station 3 bay, 2 storey rendered slate roof. 2 over 2 sliding sash. P & C Letterbox set in front wall. Cappaghwhite S301 CAPPAGH 3 bay, single storey cottage with flat gabled slate roof and brick chimney. Cappaghwhite S302 CAPPAGH Two adjoining houses both 3 bay sliding sash, flat gabled, 2 chimney stacks and painted quoins. Cappaghwhite S303 CAPPAGH 2 bay, 2 storey rendered. Original 6 over 6. Hoop rising and gates. Cappaghwhite S304 CAPPAGH 3 bay, 2 storey, lounge house, arched entrance, concrete roof tiles. Cappaghwhite S305 CAPPAGH Cappaghwhite parochial house 1931, 5 bay, 2 storey. Cappaghwhite S306 CAPPAGH Roman Catholic Church (1976). Our Lady of Fatima. Separate bell tower. Concrete, brick cement render office of and stained glass windows. Jack Sheehan Architects Limerick Cappaghwhite S307 CAPPAGH 3 storey gable front former retail unit Cappaghwhite S308 CAPPAGH McGrath's pharmacy (4 bay) with shopfront. Enlarged windows at ground floor. Slate roof, 2 brick chimneys. Cappaghwhite S309 CAPPAGH 3 bay, 2 storey, original slate roof with one brick chimney. Casement windows (2 over 2). Carriage arch to rear Cappaghwhite S310 CAPPAGH Wall mounted post box. Cappaghwhite S311 CAPPAGH Water tap. Main St north side Cappaghwhite S312 CLOGHEEN MARKET Former Church of Ireland national school. 2 storey
- 66 - Ref Townland Description CDP limestone. Tudor style windows. Date plague 1858. Rear of former Church of St. Paul’s. Clogheen. On long lease from RCB S313 CLOGHEEN MARKET 3 bay, 2 storey with carriage arch. Old door and 5 original windows. Outbuildings to rear. Clogheen S314 CLOGHEEN MARKET 3 bay, 2 storey (symmetrical central door). Carriage arch. Flat gabled. Sliding sash. At risk. Clogheen S315 CLOGHEEN MARKET Parochial house. 3 bay, 2 storey. Hipped slate roof, hipped brick chimney. Window hoods. Clogheen S316 CLOGHEEN MARKET 3 bay, 3 storey with glazed brick window and brick quoins. Former shop. Decorative roof tiles. Clogheen S317 CLOGHEEN MARKET 4 bay, 3 storey shopfront. Original sash windows. Clogheen S318 CLOGHEEN MARKET Esso pump outside Keating's pub. Clogheen S319 CLOGHEEN MARKET Water tap disused Main St at Mulcahy's (Spar). Clogheen S320 CLOGHEEN MARKET House 3 bay, 3 storey, square head door. Carriage arch. Arch gates and windows intact. East side of lower Main St (opposite AIB S188). Clogheen S321 CLOGHEEN MARKET 3 bay thatched gatehouse adjoining entrance gates and piers leading to Coolville House Clogheen S322 CLOGHEEN MARKET Remains of water pump. Clogheen S323 CLOGHEEN MARKET 7 span stone bridge over river Duag. Clogheen S324 BALLYHOMUCK Thatched pub. 3 bay, 2 storey thatched structure with later additions. Stone structure, stone steps, one chimney. Cloneen. (At risk) S325 CULLEN Quinlan's Bar. Early 20 century. Very ornate 4 bay, rounded arch, 2 windows and 1 door. All main elevations with flat pilasters horizontal facia with decorative brick red panels. Cullen S326 MONEARMORE 5 bay, 2 storey gabled slate roof with 2 chimneys. Round headed door with pilasters. 2 projected raining elements. Painted quoins. Stone outbuildings. Cullen S327 MONEARMORE Danny Ryan's. 4 bay, 2 storey (metal steel roof) projected porch and shop window. 2 chimneys. Original sash windows rendered. Flat gabled. Cullen S328 CULLEN 3 bay, 2 storey (attic) thatched cottage. Rendered. Single chimney. Cullen S329 GARRYSHANE (DONOHILL) 4 bay metal roof cottage with outhouses, gates walls. Important corner site. Donohill S330 DONOHILL LANDS Disused water pump. Donohill S331 RATHCLOGH NORTH House 3 bay, 2 storey. Slate roof, 2 brick chimneys. Single storey extension, pebble dash, used as a parish hall. Dualla S332 GARRYDUFF EAST Dundrum Courthouse, former school built in 1824. Single storey 'T' shape plan, main elevations, 5 bay with asymmetrical projected porch. S333 EMLY Grave yard gate lodge 1 bay, 2 storey stone cut building to Emly cemetery. Dormer inserted to front. Adjoining gates with Lattin inscribed date panel (1641). Emly S334 EMLY House 3 bay, single storey slate roofed cottage. 3 chimneys. Original grilles to windows. 2 extensions
- 67 - Ref Townland Description CDP adjoining house. Adjoining outbuildings with metal roof and brick arch. Rear of Main St Emly S335 EMLY Former Roman Catholic Church (1810). Single storey porch. Twin gothic pointed arched windows. Slate roof. Now a Parish Hall Emly S336 EMLY Golden Thatch Hotel. 4 bay, flat gabled slate roof. Brick chimneys (2). 3 faced bay windows, 2 doors and slatted canopy to ground floor. Decorative feature at eaves. 19th Century (Late) Emly S337 EMLY Hanley's pub. 2 storey principal building, shopfront and 1 bay. 2 bay at first floor with slate roof and chimney. Adjoined by a 3 bay single storey with metal roof and chimney. Shed at east gable wall. S338 EMLY Emly House (Former Glebe house ). Four bay flat gabled with 1 bay break front 3 storey flat gabled porch entrance from east. Two storey over basement Sash window late 19th Century (original frames 1770's). Original outbuildings driveway and stables S339 TULLA Emly Co-op. 4 bay cut stone building with double slate double pitch flay gabled roof). Emly S340 KILCASH 3 bay cottage. Outbuildings. Walls and gates. Kilcash. S341 CLOGHCARRIGEEN EAST 2 No. 1950's Disused Petrol Pumps (Shell) at Robinsons bar, Kilsheelan S342 CLOGHCARRIGEEN EAST Norman motte with inserted 1940's grotto. Kilsheelan S343 CLOGHCARRIGEEN EAST Former R.I.C. now Kilsheelan Garda station S344 LOUGHKENT WEST 5 bay, 2 storey ex R.I.C. station now Garda. 3 chimneys projecting porch fine cut stone details original 6 over 6 sash windows low surrounding wall and gate New Inn. S345 LOUGHKENT EAST Single storey, out building 2 bay smithy (metal roof). S346 LOUGHKENT WEST Former New Inn National School.4 bay, single storey with porch, slate roof and render. S347 NEWCASTLE Former Convent Ballyporeen S348 NEWCASTLE School master's or caretaker's house in grounds of national school. Ballyporeen. S349 NEWCASTLE Convent school, random rubble (1st/sst) arched sash windows Newcastle S350 BALLYPOREEN Ballyporeen Bridge, cut sandstone 1845 and approach walls. S351 BALLYPOREEN Parochial house, stained glass windows, two storey 3 bay slate hipped roof and stables gothic style gate posts. S352 BALLYPOREEN Original 19th Century shopfront to south of Church Ballyporeen S353 BALLYPOREEN 3 bay, 3 storey house on south side of main street, east side. Ballyporeen S354 MOHER Lime kiln, in filled. Off to east of road heading north. Ballyporeen S355 COOLANTALLAGH Very fine Victorian villa. S356 LISFUNSHION Thatched cottage Ballyporeen S357 CRANNAGH Capped estate wall (Shanbally Castle).
- 68 - Ref Townland Description CDP S358 GLENACUNNA Farmhouse, 2 storey, hipped gables, sandstone with red (BALLYPOREEN) brick reveals (badly pointed). S359 BARNAHOWN Kingston Bridge, 1859 Jointly Administered with in Waterford Co Co. Nr Araglin S360 KILLEATIN Ecobooley, environmentally friendly restored cottage Clogheen S361 SHANRAHAN Stone bridge, 4 arches, near Clogheen. S362 CLOGHEEN MARKET Stone former national school c 1914, opposite hospital South of Clogheen S363 BALLYPOREEN Long, low building behind priests house, Clogheen S364 BALLYPOREEN Petrol pump, near public toilets, Clogheen S365 BALLYPOREEN Russell's Shop/ Post Office, yard, corrugated iron steel, iron gates. S366 BALLYPOREEN Small house west end of Main St adjacent to former rectory, grey paint, single storey, nice sash windows. S367 CLOGHEEN MARKET Stone cut door case, to house south side of Main Street, Clogheen S368 CLOGHEEN MARKET Stone cut door case, to house south side of Main Street, Clogheen S369 GREENMOUNT Entrance gates to Kenilworth House North of Newcastle west of the Suir river towards Knocklofty S370 BALLYPATRICK Farm buildings, unusual ventilated roof ( former smithy) S371 CLOGHCARRIGEEN EAST Ruined ancient church, double bell gable various archways in a dangerous state, in need of repair, 18th Century gravestones Kilsheelan village at risk S372 BALLYDREHID 5 bay 2 storey 18 century house with medieval elements including a 2 storey 16 century wing and a 20 century link Many 18th century original windows, shutters, doors and ironmongery early plaster work in hall 2 fine yew trees an elevated site S373 CASTLEJOHN Farmhouse, with older structure possible a tower house incorporated in later structure, yard, bowed slate roof Nr. Ahenny S374 AHENNY LITTLE Slate' slab topped roadside wall, unique design Castlejohn S375 AHENNY LITTLE On of a series of slate quarrymen's cottage part of three terraces To be included as Ahenny Architectural Conservation Area ACA S376 AHENNY High crosses in Old Ahenny graveyard S377 CURRASILLA UPPER Aughvaneen House, 3 bay 2 storey. Hipped roof, 2 small chimneys. Sash windows Adjoining houses to form Aughvaneen Architectural Conservation Area ACA east of Grangemockler S378 NINEMILEHOUSE Multi era structure at Nine Mile House crossroad North east much altered now a guest house attributed to 1690 attractive garden Nine Mile House S379 RATHKENNAN Handball alley of mass concrete built in SMC site TI 046 -026 Clonoulty towards Holycross on county border with North Tipp at risk S380 RATHKENNAN Entrance to Rathkennan House S381 CLONYHARP Thatched cottage 3 bay, nr Clonoulty
- 69 - Ref Townland Description CDP S382 CLONOULTY HILL Thatched cottage, Clonoulty S383 CLONOULTY CURRAGH Farmhouse at south end of street in fork in road, Clonoulty S384 CLONOULTY Clonoulty House, 5 bay, 2 storey, porch, uPVC windows CHURCHQUARTER S385 CLONOULTY Former railway station at Gould’s Cross CHURCHQUARTER S386 CLONOULTY CURRAGH Parish Hall with gothic arched sash windows, Clonoulty S387 CASTLEMOYLE NORTH Tower house, Ardmayle S388 ARDMAYLE Motte, to north east of Ardmayle S389 BALLINGARRY UPPER Old bell tower in grounds of Roman Catholic church S390 BLACKCOMMON (ED Handball alley, Commons FARRANRORY) S391 KYLEBALLYGALVAN Old School (boarded up). Commons S392 GORTNAHOO Parochial house, 2 storey, 3 bay. Slate, hipped roof, 4 chimneys S393 GARRYCLOGH Middle House of three 19th Century farmhouses, sash windows, decorated Gortnahoe S394 LISDUFF (URLINGFORD) 19th Century farmhouse, 3 bay, 2 storey. Slate roof and outbuildings towards Lisduff Bridge on county boundary with Kilkenny north of Kilcooley Abbey S395 LISMALIN Old farmhouse adjoining Lismalin Castle south of the S690 Mullinahone to Ballingarry road S396 LISMALIN Thatched house at crossroads On the R690 from Mullinahone to Ballingarry S397 BALLINGARRY UPPER Former Garda station on south side of main street Ballingarry S398 BALLINGARRY UPPER Doctor's surgery opposite Garda station S399 POULACAPPLE WEST Thatched farmstead with intact farmyard, still in use S400 POULACAPPLE WEST 19th Century farmhouse ,uPVC windows but good range of stone outbuildings S401 BALLYBOE House 2 storey, 3 bay, hipped gables, slate roof, 19th century, Ballypatrick S402 BALLYBOE Farmhouse, 3 bay, slate roof, 3 dormers, 2 chimneys Ballypatrick S403 TEMPLE-ETNEY 20th century house, 3 bay, 2 storey, 2 chimney S404 MILLTOWN BRITTON Milltown House, 3 bay, square, 2 storey, slate roof, hipped gables, sash windows (new wall & gates) S406 KILTINAN Ruined church of Kiltinan deserted village, 4 gothic style windows in substantial tower, Kiltinan S407 KILTINAN Medieval style gate lodge to Kiltinan House, S408 BALLYCULLIN Small, thatched cottage (farmhouse), with slate extension. North of R692 Corrugated iron-roofed outbuildings S409 MOANMORE (ED EMLY) House 4 bay with attic untouched original sash windows South of Emly on the county border with Limerick S410 DRUMCOMOGE House formerly thatched three bay and farm yard South west of Emly along R515 S411 BARTOOSE 3 bay house along R516 near junction with R515 West of Emly
- 70 - Ref Townland Description CDP S412 FARRANASA House 2 storey 3 bay hipped roof North east of Emly S413 BALLYNACREE Ballynacree House. And farm outbuildings North east of Emly S414 BALLYVISTEA House and farmyard formerly thatched now with meta roof three bay and farm buildings West of Killeennagallive Nr Emly on Limerick Co border S415 KILLEENNAGALLIVE House 3 bay with attic and outbuildings with fine stone detail Killeennagallive nr Emly S416 KILLEENNAGALLIVE Late 18 Early 19 farmhouse attractive arched windows to gable attic, yard and outbuildings Killeennagallive nr Emly S417 KILLEENNAGALLIVE Farmhouse 2 storey 3 bay hipped roof slate on co Limerick border S418 CLASHNASMUT Victoria slate quarries. South east of Grangemockler S419 CASTLEJOHN Attractive farmhouse single storey 3 bay and outbuildings on Kilkenny border Castlejohn. East of Grangemockler S420 CURRASILLA UPPER Currasilla House. Late 18 early 19 century farmhouse with outbuildings adjoining houses to form Currasilla Architectural Conservation Area east of Grangemockler S421 GRANGEMOCKLER Hogan Memorial on pier at Church gate. Grangemockler S422 POULACAPPLE EAST House and old style gate piers. Along Ninemilehouse to Callan road (N76) S423 POULACAPPLE EAST Single storey 3 bay building original sash windows adjoining later farm house east of Ninemilehouse to Callan road (N76) S424 BALLYLUSKY North west or Drangan S425 MODESHIL (AYRE) Single storey 3 bay slated extensing thatched roof. North east of Mullinahone towards Carbine Bridge S426 MODESHIL (AYRE) North east or Mullinahone S427 SPRINGHILL Springhill House. fine house with fine grounds West of Killenaule S428 BALLINTOGHER Helen Park. House West of Killenaule S429 KNOCKAVADAGH Curragh House, 2 storey, 3 bay, porch. North of Killenaule along R691 S430 KNOCKAVADAGH House 2 storey, 3 bay. North of Killenaule along R691 S431 BALLINGARRY UPPER Glebe House, Ballingarry S432 BALLINGARRY LOWER Parochial House, Ballingarry S433 BALLINGARRY LOWER Ballingarry creamery, Ballingarry S434 LISNAMROCK Single storey 4 bay house with decorative plaster features west of Ballingarry along R691 S435 BALLINUNTY 3 bay 2 storey hipped slate roof Waterloo Lodge, Ballinunty S436 GLENGOOLE SOUTH 2 storey 3 bay house Sherbourne Lodge, Glengoole S437 GLENGOOLE NORTH Glengoole S438 GORTEEN LOWER 3 bay, 2 storey building, Ballysloe S439 KNOCKBOY House attached to Knockboy stud south of Gortnahoo along the R689, Ballysloe S440 KILBRAUGH Kilbraugh House, South west of Gortnahoo along the R690
- 71 - Ref Townland Description CDP S441 CLONAMICKLON South west of Gortnahoo along the R690 S442 GORTEENRAINEE House 3 bay South west of Gortnahoo along the R690 S443 GORTNAHOO D. Maher, former shop 3 bay, 2 storey. Gortnahoo village S444 KILCOOLYABBEY House 4 bay, 2 storey building. South west of Gortnahoo southern side of Kilcooley Abbey S445 LISDUFF (URLINGFORD) 19th century stone bridge, known as Lisduff Bridge on County border with Kilkenny (Joint responsibility) S446 MOBARNAN Former R.I.C. station 3 bay, 2 storey. Two hipped slate roof. Original 6 over 6 windows. Wall and outbuilding Knockbrit S447 SHANBALLYDUFF House set in fields with outbuilding 3 bay 2 Storey unoccupied. At risk S448 DUALLY Dually House. 5 bay, 2 storey hipped roof. 2 chimneys S449 CLONBONANE Clonbonane House. 4 bay, 2 storey with hipped roof. Original windows. Parkland and mature trees surrounding house North west of Cashel towards Dundrum S450 GARRAUN (ED Unusual 3 bay, 2 storey. Break first gabled. Brick and BALLYSHEEHAN) rendered, gates. Early 20th century. Along Ballinure to Dually road (R691) S451 BALLINURE 3 Bay thatched building. Along Ballinure to Dually road (R691) In farmyard at risk S452 BALLINURE Unusual decorated 3 bay house with outbuildings farmyard Along Ballinure to Horse and Jockey road nr Ballinure S453 GLENBANE LOWER House 5 bay, 2 storey, South of Holycross at Twoford bridge S454 GLENBANE LOWER 3 bay, 2 storey with porch and outbuildings. South of Holycross at Twoford bridges S455 ARDMAYLE WEST Ardmayle House, fine 5 bay 2 storey house with outbuildings UPV windows and tree lined drive and gates west side of Suir river north of Ardmayle village S456 MILLTOWN House 4 bay, 2 storey with hipped roof, near Clonoulty S457 BORHEENDUFF House 4 bay, 2 storey with slate hipped roof. Out building recently stripped of slate some mature trees at Rathkeenan Bridge Along Clonoulty to Holycross road (R661) S458 CLONOULTY HILL House 3 bay cottage north of Clonoulty S459 BALLINAMONA (GOLDEN) Farmyard 3 bay, 2 storey. Yard and gates. Very well maintained uPVC windows nr Ballygriffin S460 RATHNEAVEEN (ORMOND) 3 bay thatched cottage with loft, north of Tipperary Town along the R497 to Dundrum S461 CLONBRICK Thatched farmhouse 3 bay with outbuilding around farmyard with gates, nr Oola on Limerick Co border S462 RAHYVIRA Former Donohill Rectory South East of Cappaghwhite White is in fact(situated in the town land of Glassdrum) Attractive 2 storey 'H' plan with mature grounds metal railings and gates S463 RAHYVIRA Site of former St John the Baptist Church of Ireland Donohill now demolished Graveyard gates walls and tombs with railings nr Cappawhite
- 72 - Ref Townland Description CDP S464 GLEBE 3 bay 2 storey house Glenview, Annacarthy S465 NEWTOWN SOUTH House 3 bay S466 KNOCKGORMAN Hawarden Bridge fine cut stone structure over Multeen river, decorated stone piers nr, Annacarthy S467 DUNDRUM Former Dundrum Sawmills 3 bay, 2 storey with hipped roof. Later porch interesting outbuildings Dundrum S468 DUNDRUM 4 bay, 2 storey. Hipped slate roof. Unusual Pedimented main elevation may be 20 Century Dundrum S469 TURRAHEEN UPPER Farm 3 bay 2 storey with stone outbuildings North east of Hollyford on the Tipperary North Co Border S470 NEWTOWN UPPER 2 Storey 4 bay building north of Newtown House S471 NEWTOWN UPPER Newtown House Fine 18 early 19 Century building 2 storey 3 bay set in walled garden mature trees south of Ahenny S472 BALLYPOREEN Attractive 2 storey 2 bay house north side west of Main Street, Ballyporeen S473 BALLYPOREEN Attractive Victorian shop with residential over 2 Bay 2 storey slate roof South side west Main Street, Ballyporeen S474 BANSHA WEST Former mill building 6 bay 5 stories stone with ancillary structures Bansha S475 SCART (BANSHA) Bansha bridge built 1863 over the River Ara fine detail to piers S476 BANSHA WEST Former RIC now Garda station refurbished in 1930'a walls gates and outbuildings 2 Storey 3 bay slate roof Bansha S477 BALLYCLERAHAN House 2 storey 3 bay flat gabled north of Church on R688 road to Rosegreen Ballyclerahan S478 BALLYCLERAHAN House 2 bay single storey with attic building may be composite structure north side of R 688 Ballyclerahan S479 NEWTOWNDRANGAN 19 century house, original sash windows, Drangan S480 KNOCKROE (DRANGAN) Former Parochial House, Drangan S481 KNOCKROE (DRANGAN) Drangan S482 KNOCKROE (DRANGAN) Drangan S483 KNOCKROE (DRANGAN) 3 bay 2 storey hipped slate roof out buildings and later porch south side of Main St opposite road north to Drangan bridge Drangan S484 KNOCKURAGH Former pub, and shop corner building nice shopfront with sash windows, Main St on road to Drangan Bridge Drangan S485 KILLUSTY NORTH Attractive 3 bay slate roof stone cottage late Victorian Killusty S486 KILLUSTY NORTH 4 bay single storey roughcast render with slate roof Killusty National school S487 CLARE MORE Former post office with shop front 3 bay 2 storey flat gabled Killusty S488 KILROSS Western part of a pair of cottages single storey 3 bay late Victorian on R662 Kilross S489 MULLINAHONE St. Michael's Roman Catholic church, 1968 Mullinahone S490 MULLINAHONE House 19th century with shopfront 2 bay 2 storey, Mullinahone
- 73 - Ref Townland Description CDP S491 MULLINAHONE 3 storey 5 bay stone with slate roof former warehouse with carriage arch and gates to rear of building. Mullinahone S492 KILLAGHY 3 Bay 2 Storey corner building with return Flat gabled decorated render uPVC windows with Mullinahone S493 KILLAGHY Former retail premises 2 storey symmetrical shopfront with 2 bay over outbuildings to rear Birthplace of Charles Kickham’s 1828-1882. Killaghy St Mullinahone At risk S494 KILLAGHY 3 bay 2 storey house with former retail unit Killaghy St Mullinahone At risk S495 MIDDLEQUARTER Storehouse adjoining petrol station, south side of Main St Newcastle. S496 MIDDLEQUARTER Two-storey shop and petrol station, Main St Newcastle S497 MIDDLEQUARTER Single storey cottage with slate roof, Main St Newcastle. S498 CLASHGANNY WEST Two storey 3 bay slate roof public house Newcastle S499 CLASHGANNY WEST House 2 storey 2 bay and return corner building slate roof Newcastle S500 GARRYANDREW SOUTH Single storey 4 bay metal roof (former thatch) Rosegreen crossroads S501 CLASHANISKY 5 bay, 2 storey, double gabled (asymmetrical). 'H' plan with porch. 2 over 2 sash windows. Late Victorian / Edwardian. 4 brick chimneys east of Ballypatrick towards the N76 S502 SESKIN (KILSHEELAN) House 3 bay, 2 storey with flat roof porch. Hipped slate roof. 2 chimneys three pots each. Outbuildings and gates Kilsheelan S503 BALLINGARRY UPPER 2 storey 4 bay house with integral shopfront west side Main St., Ballingarry S504 BALLINGARRY UPPER House, 3 bay 2 storey and former shop to Main St comprising at least two original buildings carriage arch to Church St, Ballingarry S505 KNOCKANE (PUTTOGE) St. Kieran's Roman Catholic Church Ballylooby, Cahir S506 BLACKCOMMON (ED Coalfield House, The Commons FARRANRORY) S507 BLACKCOMMON (ED Former national school Commons FARRANRORY) S509 COOLANGA UPPER Coolanga dispensary, Rossmore S510 NEWTOWNDRANGAN Water well. Covered well building, plus more recent pump, Drangan S511 GLENGOOLE SOUTH O Braonian's pub S512 GLENGOOLE SOUTH Modern church S513 GORTNAHOO Roman Catholic Church, Gortnahoo S514 KILLAGHY Old mill, granary (reputed Market House) north side Killaghy St. Mullinahone S515 KILLAGHY Former RIC station Killaghy Road Mullinahone At risk S516 MULLINAHONE Victorian 2 bay, 3 storey house and 2 storey shop. Sash windows. Mullinahone S517 MULLINAHONE Castle, Mullinahone S518 MULLINAHONE 1930-40's council house (No.3), Mullinahone
- 74 - Ref Townland Description CDP S519 KILLENAULE Former creamery managers house. 3-bay basement and 2-storeys. Cement render flat gabled slate roof railings south of River St Killenaule S520 KILLENAULE Former creamery building 2, River Street. 2-storey stone structure. Killenaule S521 KILLENAULE Former creamery building 3, River Street. 2-storey stone structure. Killenaule S522 KILLENAULE Former creamery building 4, River Street. 2-storey stone structure. Killenaule S523 KILLENAULE Former Creamery building 5, River Street. 2-storey stone structure. Killenaule S524 KNOCKAVADAGH Private residence, River Street north. 3-bay, 3-storey building. Killenaule S525 KNOCKAVADAGH Disused mill, River Street north 2-storey stone structure, roofless. Killenaule S526 KNOCKAVADAGH Residential property, River Street north 2-storey, 3-bay with carriage arch. Adjoins s527 Killenaule S527 KNOCKAVADAGH Private residence, River Street. North 2-storey, 3-bay building with open porch adjoins s526 Killenaule S528 KNOCKAVADAGH Retail ( O'Connell newsagents) and residential building, River Street. north 2-storey, 4-bay with carriage arch. Killenaule S529 KNOCKAVADAGH Bookmaker and Residential, c/o River and Bailey Street north . 2-storey, 2-bay painted render incorporates two older buildings old roof structure Killenaule S530 KNOCKAVADAGH Kennedy's Retail Butchers, Public House (untouched interior) and residence over, Bailey Street. East 2 buildings: 3-bay and 4-bay. Killenaule S531 KILLENAULE Private residence, Bailey Street. west 2-storey, 3-bay building.(former Post Office) Killenaule S532 KILLENAULE Lahert's Hardware Store, ground floor retail area interior un modernised. Main Street west 3-storey, 4-bay with carriage arch to rear Killenaule S533 KILLENAULE Ardagh Public House Main Street. west 3-storey, 4-bay building. Killenaule S534 KILLENAULE Pharmacy, Main Street. West. 2-storey, 2-bay shop. Killenaule S535 KILLENAULE Quinn's Public House, Main Street west. 3-storey, 2-bay with carriage arch. Killenaule S536 KILLENAULE Commercial property, Main Street. west 3-storey, 2-bay late Victorian building. Killenaule S537 KILLENAULE AIB, Main Street. east 2-storey, 5-bay inter-war building. Carriage way to rear Killenaule S538 KILLENAULE Residential property (two properties), Main Street. 3- storey, 4-bay with carriage arch. Killenaule S539 KILLENAULE The Corner House (public house), c/o Boherlug & Pike Street. 2 buildings: 2 bay, 2 storey with shop fronts and 2 storey, 1 bay extension to the south. Killenaule S541 BOHERBOY Thatch buildings, Kylatlea S542 CLORAN OLD Stone Bridge, Cloran Old south of Cloneen over stream draining to the Anner River S543 RATHASSERA Farm house 3 bay 2 storey with outbuildings slate roof
- 75 - Ref Townland Description CDP CORRIGMORE cement render early 20 century east of Tipperary town S544 SHANBALLYDUFF Shanballyduff House, 5 bay, 2 storey. Hipped gabled tower house adjoining S545 ATHASSELABBEY NORTH 3 Bay 2 storey over basement cut stone steps and outbuildings older building (18 Century) behind Victorian exterior Athasselabbey House, South of Golden S546 BALLYWIRE Important 3 bay 2 storey 18 century house modified roof structure original ironmongery, out buildings walls and viewing tower Regency era ballroom major historical personality interest Off the R662 on the Limerick co border S547 GRAIGUENOE 3 bay metal roofed cottage Holycross village S548 GRAIGUENOE 3 bay single storey (Thatched House)uPVC windows Holycross village S549 GRAIGUENOE One of a pair of unusual buildings part of a larger terrace ( coat of arms set in wall) Holycross village 3 bay single storey render finish slate roof S550 GRAIGUENOE One of a pair of unusual cottages forming part of a larger group Called Primrose Cottage Holycross Village single storey 3 bay slate roof (coat of arms set in wall) S551 GRAIGUENOE Residential unit formerly part of Power House power generation / industrial process on the Suir part of site of Newtown House Holycross S552 NODSTOWN 3 bay 2 storey house West of Boherlahan north of Ardmayle S553 RATHORDAN South east of Cashel S554 DUNDRUM Former Creamery Building red brick building, 2 storey slate roof south east of Dundrum S555 CAPPAMURRAGH Cappamurra House incorporating Cappamurra creamery (disused) Most unusual 2 storey 3 bay 18 century house with later modifications including round headed windows Extensive out buildings and mature grounds Dundrum S556 BALLAGH (CLONULTY) Lime kiln adjoining modern house north of Ballagh Castle Ballagh S557 KNOCKBALLINIRY AND Fine stone bridge at Goats Bridge, crossing the River POULATAR Tar, south of Ardfinnan S558 COOLAGARRANROE House 2 storey, 3 bay farmhouse with outbuildings house forms entrance Mitchelstown Caves attraction west of Burncourt S559 SKEHEENARANKY Skeheenaranky School Very fine cut stone mid Victorian national school building S560 SKEHEENARANKY Fine cut stone single storey house Slate roof named Galtee (sic) Cottage (Teachers house) adjoining Skeheenaranky national school (see s559) S561 BALLYNACOURTY 3 bay cottage, slate roof east of Lisvarrinane At risk S562 BALLYGRIFFIN (ED House multi period presently 2 storey 4 bay slate roof BALLYGRIFFIN) incorporating corner tower of bawn and extensive outbuildings Ballygriffin Castle, North of Golden S563 GORTAKNOCKEARE Stone 3 bay cottage south of Tipperary Town S564 CORDANGAN 3 bay cottage with porch and attic south of Tipperary town
- 76 - Ref Townland Description CDP S565 BALLYGLASS UPPER Ballyglass House, now a hotel 5 bay 2 storey slate roof with later additions and modification out buildings and grounds south of Tipperary S566 CLONMORE NORTH Ardmayle House, south of Ardmayle village S567 CLONMORE NORTH Gate Lodge to Ardmayle House (see s566) single storey 3 bay stone with slate roof South of Ardmayle at risk S568 CLONYHARP Clonyharp Castle with later house (disused) and extensive outbuildings S569 INCHIROURKE 3 bay single storey slate roof farm with extensive outbuildings. North of N8 on Co Kilkenny border S570 GRAIGUEPADEEN Single storey, 3 bay. Thatched building yard and out buildings north of N8 nr North Tipperary co border on the Black river S571 FENNOR Glebe House late 18 early 19 century 3 bay 2 storey, over basement. Slate roof with hipped gables some original windows and shutters steps to front door outbuildings and walled garden some parkland remaining Fennor south of N8 S572 FENNOR Fennor House. 3 bay, 2 storey. 2 chimneys. Hipped gable. Outbuildings south of Fennor Churchyard S573 GRAIGUEPADEEN 2 storey 4 bay farm house and outbuildings in the bawn of Cloghnacorrath Castle (in ruins) north of the N8 on the North Tipperary Co Border S574 MULLINOLY Mullinoly Church of Ireland south of Mullinahone on the R690 west S576 NEWTOWNDRANGAN House 2 storey 3 bay with bay windows hipped slate roof render finish gardens and walls Mid Victorian former Drangan Parochial House S577 GARRYNAGREE Farmhouse group singles storey slate roof around courtyard with outbuildings east of War house Hill towards co Kilkenny border S578 PERSSES - LOT A terrace formerly consisting of 3 RIC houses now 2 separate properties 6 bay, 2 storey. Slate roof, hipped gabled. Front wall and railings. Original sash windows.(see also s 579) Golden Village S579 PERSSES - LOT A terrace formally of 3 houses now 2. 6 bay, 2 storey. Slate roof, hipped gabled. Front wall and railings. Original sash windows. Golden Village S580 PERSSES - LOT Estate cottage, 4 bay, single storey, hipped gabled slate roof. Original casement windows 1 chimney. untouched building in a much modified terrace of 3 house south of N 74 Golden Village At risk S581 CASTLEPARK Residential property and associated farm buildings and walls to Mantlehill House, including bell tower. North of N74 Golden S582 CASTLEPARK Gate lodge Athassel House 3 bay, single storey. Slate hipped roof. Central chimney (cut stone). Hooped metal railing Golden S583 LAWLESSTOWN Lime Kiln adjoining road, west of R688 towards Ballyclerihan S584 BALLINGARRANE Ballingarrane House 5 bay 2 story over basement 3 stories to rear Doric columns to door case Set back 2 storey 1 bay wings slate hipped roof fine interiors
- 77 - Ref Townland Description CDP extensive walled garden and outbuildings fine landscaped parklands built ca 1797 Clonmel S585 BALLYKNOCKANE Ballyknockane Lodge Designed by Sir Thomas (BALLYPATRICK) Newenham Deane in 1866/67 Cut stone hunting lodge 'L' shaped 2 storey flat gabled double slate roof porch and outbuildings fine interiors Nearby coach house complex see s 586 Ballypatrick S586 BALLYKNOCKANE Ballyknockane Lodge (BALLYPATRICK) S587 CLASHANISKA LOWER 3 bay single storey thatched house S588 COOLE Coole House 3 bay half dormer decorative ridge tiles, barge boards and filials North of Knocklofty S589 PATRICKSWELL St Patrick’s Church 19 century First Fruits Church incorporating elements of the earlier medieval Abbey S590 INISHLOUNAGHT Salisbury House Late Georgian c 1820 5 Bay 3 stories over basement slate Hipped roof Tile hung to garden west of Clonmel S591 KILLALOAN LOWER Old school at Newtown Anner S592 KNOCKLOFTY DEMESNE Summer House Octagonal brick summer house with domed roof window and door openings niches to west elevation formerly rendered on Guggy Hill overlooking the Suir At risk S593 GIANTSGRAVE Thatched House, on Cashel Road R688 west S594 MARLFIELD Entrance Lodge and gates to Marlfield House 1833 designed by architect William Tinsley 1804 1885 see also Marlfield House s 166 west of Clonmel S595 MARLFIELD The Rectory S596 MARLFIELD The Laundry S597 MARLFIELD The Rectory Stables S599 INISHLOUNAGHT Terrace of Houses S600 MARLFIELD Two Storey House S601 MARLFIELD Two Storey House S602 MARLFIELD The Old School House S603 MARLFIELD The Farmyard S604 MARLFIELD Letterbox S605 NEWTOWNANNER Newtownanner House Late Georgian 9 bay overall, DEMESNE central portion 3 bay of 2 stories flanked by 2 projecting 3 bays wide and 3 stories high 2 storied curved bays to rear slate roof Clonmel S606 NEWTOWNANNER Farmyard and outbuildings to the east of Newtownanner DEMESNE House formerly part of Newtownanner House s 605 S607 PATRICKSWELL Oaklands House and Gate Lodge House 4 bay 3 storied rendered late Georgian house with fine gate lodge S608 SHANBALLYARD Shanballyard House Farm and outbuildings at Shanballyard nr Poulmuckey S609 SUMMERHILL Summerhill House Late Georgian 5 bay 2 stories half hexagon bows to either side of doorway S610 GLENCONNOR Entrance lodge and gates, gate posts decorated with carved pineapples Summerhill House north west of Clonmel
- 78 - Ref Townland Description CDP S611 TWOMILEBRIDGE Annerville A mid Georgian House c 1770 original features are confined to the interior A Victorian Italianate remodelling 2 storey 3 bay windows at ground Venetian at first centre two story break front hipped roof east of Clonmel north of N24 S612 TWOMILEBRIDGE Anner Park 2 storey 3 bay Hipped roof with unusual addition now galvanised metal originally thatched East of Clonmel north of N24 S613 MONKSGRANGE Cottage, Knocklofty S614 CARRON 3 bay single story cottage with small porch metal roof gates and yard north of Rockwell College on N8 west S615 MULLINOLY Mullinoly creamery, south of Mullinahone on the R690 S616 DEERPARK The Wellington Monument. A stone tower built by Sir William Baker in 1817 to commemorate Wellington’s victory at Waterloo in 1815. S617 DEERPARK The Ice House. In the pre-refrigeration era underground ice houses were used to store food and ice and this surviving structure is associated with the nearby Kilcooley Abbey S 003. S619 KNOCKATOOREEN Hill school. Former Church of Ireland national school now used as a parish hall and for other related social events. Superb setting. S620 RATHCLOGHEEN Rathclogheen House. Late 18th early 19th Century 5- bay, 2-storey over-basement house, hipped slate roof with 2 chimneystacks, outbuildings and associated grounds. S621 FREAGHDUFF Old racecourse grandstand. This grandstand was constructed in 1911 and is an early example of Ferro concrete use in Ireland. This is proposed for addition under the technological innovation criteria. S622 GORMANSTOWN The Model farm. Early 19th Century model farm agricultural complex. Earlier building subsumed within later additions. Fragment of signage at entrance gives date of 1856. S623 BALLYVERA Lime Kiln. A 19th Century example of vanished technology. S624 GRANGEBEG Entrance gates for the Swiss cottage designed by John Nash, early 19 th Century. S625 BARNORA Fine mill building with circular oats house type structure, now a bakery, with unique 1905 Baker Perkins flat ovens. S626 SHANBALLY Remaining parts of the splendid John Nash Castle built in 1812. S627 KNOCKEEVAN Very elegant single-storey gate lodge with unusual circular window, with parts of adjoining entrance gates to Knockeevan now demolished. S628 BALLYNAHOW Elegant early 19th Century 3-bay, 3-storey flat gabled house with breakfront entrance render finish removed and internally re ordered out buildings and attendant grounds on a very attractive corner site.
- 79 - Ref Townland Description CDP S629 CLASHVICKERY Fine late 18th early 19th Century 2-storey, 3-bay house with hipped slate roof out buildings and grounds. Property was named as ‘Wolfsden’ on the 1905 OS map. S630 KILSHANE Multi period structure, 2-storey over part basement. An original early 19th Century or earlier house was modified in the 1880’s with an addition to the south including dormer windows. Stone outbuildings and grounds with mature trees S631 TEMPLENOE An 18th Century house with later modifications extensive outbuildings attendant grounds and entrance gates S632 MELDRUM Late 18th early 19th Century house with reputed Jacobean era elements. S633 FOULKSTOWN Early 19th Century house perhaps a rectory two bay wide one bay deep, tripartite windows set in archways at ground level south slate roof 2 storey over semi basement later very poor 1970 extension demolished in 2003. Fine mature trees and grounds S634 COOLQUILL A late 18th early 19th Century 3-bay, 2-storey house with direct attic access from main stairs, portion of original, unusual, wide staircase second to attic remaining. Complex rear additions multi era with buttressing to adjoining tower house S635 KNOCKBRITT A mid 18th Century house, flat gabled slate roof 5-bay, 2-storey with adjoining flanking single storey Victorian or later bay windows and door case. S636 TOWNPARKS Late Victorian former Church of Ireland school hall adjoining St Paul’s Church. S638 WESTGATE STREET, Restored 17th Century building composed of coursed FETHARD limestone blocks with cut-stone used on coigns. S639 WESTGATE STREET, Urban Tower House known as Court Castle or Templars FETHARD Castle, dated to circa 1400. S640 FETHARD SE of Holy Trinity Church, this is a long rectangular building 3-4 stories in height, constructed of rough limestone blocks, dated to circa 1500. S642 GRANTSTOWN, Fortified Tower House. KILFEAKLE, CO. TIPPERARY. S643 BURKE STREET, Presbyterian Meeting House FETHARD, CO. TIPPERARY. S644 CASTLEJOHN, WINDGAP, Dwelling House with date plaque 1820’s. CO. KILKENNY. S645 FETHARD, CO. Entire Town Wall and parts thereof. TIPPERARY. S646 AFFOLEY, MULLINAHONE, Thatched farmhouse with outbuildings and yard THURLES, CO. TIPPERARY.
S647 AUGHAVANLOMAUN, Thatched house with outbuilding and yard NEWCASTLE, CO. TIPPERARY.
- 80 - Ref Townland Description CDP S648 AYLE, OOLA, CO. Thatched farmhouse with outbuilding and yard TIPPERARY.
S649 BALLINLOUGH, Thatched house and yard LISRONAGH, CLONMEL, CO. TIPPERARY.
S650 BALLYDONNELL, Thatched farmhouse with outbuildings and yard MULLINAHONE, THURLES, CO. TIPPERARY.
S651 BALLYDUGGAN, NINE MILE Thatched house HOUSE, CO. TIPPERARY.
S652 BALLYLAFFIN, Thatched farmhouse. ARDFINNAN, CO. TIPPERARY.
S653 BALLYNACLOONA, Thatched farmhouse with outbuildings CARRICK-ON-SUIR, CO. TIPPERARY.
S654 BALLYVADLEA, Thatched farmhouse with outbuildings and yard MULLINAHONE, CO. TIPPERARY.
S655 BURGES MANSION, Thatched farmhouse BALLYLOOBY, CAHIR, CO. TIPPERARY.
S656 BUTLERSTOWN (ED. Thatched farmhouse with outbuildings and yard KILMURRY), CARRICK-ON- SUIR, CO. TIPPERARY.
S657 CASTLEJOHN, WINDGAP, Thatched farmhouse with outbuildings and yard CO. KILKENNY.
S658 CLONBRICK, OOLA, CO. Thatched farmhouse. TIPPERARY.
S659 CLONYHARP, CLOGHER Thatched farm with two-storey former shop CROSS, CLONOULTY, CASHEL, CO. TIPPERARY
S660 COOLGARRANROE, Thatched farmhouse with outbuildings and yard BURNCOURT, CO. TIPPERARY.
S661 COOLGARRANROE, Thatched farmhouse BURNCOURT, CO. TIPPERARY.
S662 CULLEN, TIPPERARY, CO. Thatched farmhouse with outbuilding TIPPERARY.
S663 CURRAGHEENDUFF, Thatched house COALBROOK, BALLINGARRY, CO. TIPPERARY.
- 81 - Ref Townland Description CDP S664 DRISHOGE, NEWCHAPEL, Thatched farmhouse with outbuildings and yard CLERIHAN, CO. TIPPERARY.
S665 GORTMAHONOGE, Thatched farmhouse MILESTONE, THURLES, CO. TIPPERARY.
S666 GRAIGUE, CLOGHEEN, CO. J. Ryans, thatched public house with yard and TIPPERARY. outbuilding
S667 GREENMOUNT, Thatched house on road NEWCASTLE, CO. TIPPERARY.
S668 KEDRAH, CAHIR, CO. Tin-roofed farmhouse TIPPERARY.
S669 KILCORAN, CAHIR, CO. River Mill Farm TIPPERARY.
S670 KILVEMNON, Thatched two-storey, four-bay thatched dwelling. MULLINAHONE, THURLES, CO. TIPPERARY.
S671 KILVEMNON, Thatched farmhouse MULLINAHONE, THURLES, CO. TIPPERARY.
S672 KITANKIN, KILBEHENY, CO. Thatched farmhouse with outbuildings and yard CORK.
S673 LAVALLY LOWER, Thatched farmhouse with outbuildings and yard CLERIHAN, CO. TIPPERARY.
S674 LAWLESSTOWN, Thatched farmhouse with outbuildings and yard CLONMEL, CO. TIPPERARY.
S675 LAWLESSTOWN, Thatched farmhouse with outbuildings and yard CLONMEL, CO. TIPPERARY.
S676 MOANVURRIN, Thatched farmhouse with outbuilding and yard MULLINAHONE, THURLES, CO. TIPPERARY.
S677 MOHOBER, Thatched house MULLINAHONE, THURLES, CO. TIPPERARY.
S678 MONSLATT, KILLENAULE, Circular-plan thatched outbuilding to farmyard. CO. TIPPERARY.
S679 MURGASTY, TIPPERARY, Thatched farmhouse with outbuildings and yard CO. TIPPERARY.
- 82 - Ref Townland Description CDP S680 NEWTOWN NORTH, Thatched farmhouse with entrance walls and gates DONOHILL, TIPPERARY, CO. TIPPERARY.
S681 OUTERAGH, NEW INN, Thatched farmhouse with outbuildings and yard CAHIR, CO. TIPPERARY.
S682 POULACAPPLE WEST, Thatched farmhouse with outbuildings and yard MULLINAHONE, THURLES, CO. TIPPERARY.
S683 PUDDLEDUCK FARM, Thatched farmhouse with outbuildings and yard POULACAPPLE WEST, MULLINAHONE, THURLES, CO. TIPPERARY.
S684 POULACULLARE, Thatched farmhouse with outbuildings and yard KILCORAN, CAHIR, CO. TIPPERARY.
S685 RATHDUFF (ED. Former gate lodge to Thomastown Castle THOMASTOWN), GOLDEN, CASHEL, CO. TIPPERARY.
S686 RATHOKELLY, Thatched farmhouse with outbuildings and yard NEWCASTLE, CO. TIPPERARY
S687 SHANGARRY, Thatched farmhouse with outbuildings and yard BALLINGARRY, CO. TIPPERARY
S688 SPRINGFIELD, Thatched farmhouse with outbuildings and yard BALLINGARRY, CO. TIPPERARY
S689 TANNERSRATH, CLONMEL, Thatched farmhouse with outbuilding and yard CO. TIPPERARY
S690 TULLOW, FETHARD, CO. Thatched farmhouse with outbuildings and yard TIPPERARY
S691 TULLOWCOSSAUN, Thatched farmhouse with outbuildings and yard DRANGAN, THURLES, CO. TIPPERARY
- 83 - APPENDIX 6: SCHEDULE OF PROTECTED VIEWS
NOTE: SOME REFERENCE NUMBERS ARE MISSING (e.g. “V001”). THIS IS INTENTIONAL, AS THESE MISSING REFERENCE NUMBERS WERE ALSO OMITTED IN THE COUNTY DEVELOPMENT PLAN 2003, THEREFORE THE I.D. NUMBERS USED ARE CONSISTENT.
V002 View towards the Rock of Cashel from Dundrum Road.
V003 View towards the Rock of Cashel from Ardmayle Road.
V004 View towards the Rock of Cashel from Boherlahan Road.
V005 View towards the Rock of Cashel from Dublin Road.
V006 View towards the Rock of Cashel from Dualla Road.
V007 View towards the Rock of Cashel from Clonmel Road.
V008 View towards the Rock of Cashel from Golden Road.
V009 Views east on Pond Road over Marlfield Lake and south from Mountain View and north from Sandybanks.
V011 Views over River Suir Valley along Clonmel - Carrick-on-Suir road (N24)
V012 Views to Slievenamon along Clonmel - Kilkenny road (N76), from Kilhefferan - Clashinisky
V014 Views to Slievenamon along Seskin - Killusty road (R706 )
V015 Views to Slievenamon along Cloneen - Mullinahone road (R692 )
V017 Views to Galtees along Cahir - Kilbehenny road (N8)
V018 Views to Galtees along Bansha - Lisvernane road (R663)
V020 Views to Galtees along Ballyglass - Newtown road (R664)
V021 Views west along Cahir - New Inn road (N8)
V026 Views south along Ardfinnan - Clogheen road (R665)
V029 Views along Clogheen - Mount Mellary road (R668)
V034 Views along road from Tipperary Town - Bansha (N24)
V035 Views south to Knockmealdown Mountains from Kilcoran.
V036 Views in all directions from Ironmills to Milestone Road (R497).
V037 Views south to Commeragh foothills from Kilsheelan.
V038 Views north to Slievenamon from Kilsheelan.
- 84 - V039 Views south across the Suir to the Commeragh from Ballingarrane.
V040 Views north to Slievenamon and south to the Commeragh, east of Kilsheelan (N24).
V041 Excellent views to Slievenamon and the Commeragh.
V043 Views south to the Galtees.
V044 Views south to the Galtees.
V046 War House Hill, views east and west.
V050 Views south to Slievenamon along R690.
V051 Superb views to the south along road R691.
V052 Superb views to the west and south along road R691.
V055 Views to the west between Glengoole and Ballysloe, along road R689.
V061 Views north at junction of N76 and R690.
V076 Views south along road R505 at Drehideenglashanatooha Bridge.
V077 Views to the south and south-east from Shronell Crossroads (R515).
V082 Views of the Commeragh Mountains looking south on the approach road (R688) from Cashel
V083 Views of the Commeragh Mountains looking south on the approach R689 from Fethard
V085 Views south over River Suir valley from Marlfield-Knocklofty road.
V086 View on the Cahir approach road to Clonmel looking southeast to lands north of Marlfield and west of the town.
V087 View over Clashawley River to the south from quay west of Watergate Street, Fethard.
V088 Views north-west and south-east from bridge at west end of Main Street, Fethard.
V090 Views to the south and to the west at the junction of Old Church Street and Market Street, Cahir.
V091 View to the west up Castle Street from The Square, Cahir.
V092 Views to the north and south from Bridge Street, Cahir.
- 85 - APPENDIX 7: SCHEDULE OF NATURAL HERITAGE SITES
REF NAME DESIGNATION I.D.
E001 ANGLESEY ROAD SAC 002125
E002 LOWER RIVER SUIR SAC 002137
E003 GALTEE MOUNTAINS SAC 000646
E004 AHERLOW RIVER SAC Lower River Suir
E005 MULTEEN RIVER SAC Lower River Suir
E006 MOANOUR MOUNTAIN SAC 002257
E007 KILCOOLY ABBEY LAKE NHA 000958
E008 BALLYNEILL MARSH NHA 001846
E009 KNOCKAVILLA NATIONAL SCHOOL, DUNDRUM NHA 000649
E010 DOONOOR MARSH NHA 001845
E011 POWERS WOOD NHA 000969
E012 QUARRYFORD BRIDGE NHA 001526
E013 SHANBALLY WOOD NHA 000972
E014 RIVER SUIR BELOW CARRICK-ON-SUIR NHA 000655
E015 TEMPLETNEY QUARRY NHA 001982
E016 GROVE WOOD NHA 000954
E017 MONEYPARK, FETHARD NHA 000966
E018 LIZZY SMYTH'S BOG NHA 001980
E019 CAHIR PARK WOODLANDS NHA 000947
E020 BANSHA WOOD NHA 002043
E021 ROCKWELL COLLEGE NHA 000970
E022 GREENANE MARSH NHA 001984
E023 KNOCKROE FOX COVERT NHA 000964
E024 KILBEG MARSH NHA 001848
E025 PHILIPSTON MARSH NHA 001847
E026 KNOCKANAVAR WOOD NHA 000961
- 86 - E027 AUGHNAGLANNY VALLEY NHA 000945
E028 ARDMAYLE POND NHA 000959
E029 KILLOUGH HILL NHA 000965
E030 LAFFANSBRIDGE NHA 000965
E031 INCHINSQUILLIB & DOWLINGS WOODS NHA 000956
E032 DUNDRUM SANCTUARY NHA 000950
E033 BALLYDONAGH MARSH NHA 001844
E034 ANNACARTY WETLANDS NHA 000639
E035 SCARAGH WOOD NHA 000971
E036 MITCHELSTOWN CAVES NHA 000651
E037 GLENBOY WOOD NHA 000952
E038 MARLFIELD LAKE NHA 001981
E039 INTERESTING GLACIAL DEPOSITS EXPOSED GEO IN SAND PIT IN ARDFINNAN
E040 BALLINTAGGART CAVE, CAVE IN OLD GEO QUARRY WITH 100M EXPLORED PASSAGES, MOSTLY WET
E041 BALLYLUSKY CROSS ROADS, EXCELLENT GEO EXAMPLE OF DISAPPEARING STREAM ON SHALE/LIMESTONE CONTACT
E042 BALLYMACADAM GEO
E043 BALLYSLOE COAL DUMP, GOOD COLLECTION GEO OF MINERALS AND FOSSILS ASSOCIATED WITH COAL DEPOSITS
E044 BREAGAUN HILL, SAND VOLCANOES AND GEO OTHER STRUCTURAL FEATURES WELL EXPOSED
E045 BULLS HOLE GEO
E046 GLEN OF AHERLOW GEO
E047 GROVE WOOD RAILWAY GEO
E048 HOLLYFORD QUARRY GEO
E049 KILSHEELAN GRAVEL TERRACES GEO
E050 MITCHELSTOWN CAVES GEO
E051 PRIESTOWN CAVE GEO
- 87 - E052 ROARING WELL GEO
E053 TULLAMAIN QUARRY GEO
E054 PHILIPSTON MARSH SAC 001847
E055 LOWER RIVER SUIR SAC 002137
E056 RIVER BARROW AND RIVER NORE SAC 002162
E057 LOWER RIVER SHANNON SAC 002165
E058 BLACKWATER RIVER (CORK/WATERFORD) SAC 002170
- 88 - APPENDIX 8: SCHEDULE OF PROTECTED TREES
Townland Description Species ID
ANNESGIFT Trees at Annesgift, Fethard Beech, Scots pine, oak, T103 sycamore ARDBANE Trees to west and to east in Purple beech and poplars. T167 Glenbower. ARDFINNAN Wood on slope North of River Ash, beech, Scots pine T038 ARDMAYLE Trees in grounds of Forte Beech, lime T082 Edward ARDMAYLE Group of trees in grounds of Lime, some beech and T178 old church. sycamore. ARDMAYLE Trees alongside road north Sycamores. T179 from Ardmayle. ARDMAYLE Parkland between church and Sycamore and lime. T180 Fort Donagh. ARDMAYLE WEST Trees at Ardmayle House Beech, oak, lime, horse T111 chestnut and oak ARDSALLAGH Trees at Ardsallagh Beech, oak T104 BALLINAMONA Trees in grounds of Beech, Lime T076 (GOLDEN) Ballinamona House BALLINDRUMMEEN Trees on east side of minor T210 road at Ballindrummeen, Rossmore. BALLINGARRANE Trees in grounds of Oak, ash, sycamore, horse T154 Ballingarrane House. chestnut, beech, tulip tree, Scots pine, lime, eucalyptus, poplar, walnut. BALLINGARRANE Trees planted alongside new Apple and ash. T155 road. BALLINGARRY Junction of R690 and R691, Beech and horse chestnut. T184 LOWER trees to west of road north of junction BALLINLINA Trees on either side of minor T201 road at Springfield, north-west of Golden. BALLINTOGHER Trees on Ridge at Helen Park Beech T095 BALLINURE Trees on the Northern end of Ash T092 Kill Hill BALLINURRA Group of trees set in farmland Mature oaks. T153 west of Faugheen. BALLINVIR Trees. Lots of horse chestnuts, T165 purple beech, one Scots pine and some ash. BALLYBEG Trees in church grounds. Beeches, limes, one oak. T129 (KNOCKLOFTY) BALLYBEG Trees around Tullaghmelan Beeches. T130 (KNOCKLOFTY) Rectory. BALLYBOE Half an avenue of trees to Old, decaying beech, many T186 Ballyboe House. gaps, few lime, sycamore sprung up in the gaps. BALLYBRADA Avenue to Ballybrada House Oak, ash, beech, lime T041
- 89 - and wood on slope east of minor road BALLYBRONOGE Trees along drive leading to Scots pines. T164 Ballybronoge House. BALLYCONRY Trees at Damerville but not Beech, Lime and ash. T058 roadside trees BALLYCREHANE Trees at Ballycrehane House T222 BALLYDINE (ED Trees south of N24, east of Tall poplars. T142 KILSHEELAN) Kilsheelan. BALLYDREHID Trees west of minor road 20 lime, sycamore, horse T047 opposite Ballydrehid House chestnut BALLYGAMBON Trees in grounds of Lakefield Beech, oak, sycamore T109 including those north of road to Kiltinan from Fethard Road BALLYGAMBON Trees alongside southern Beech and oak. T194 estate wall and along eastern boundary BALLYGLASS Trees at Ballyglass House Lime, Beech T055 UPPER BALLYGLASHEEN Trees at Kilsheelan Stud Scots and pines both sides T137 LITTLE (Ballyglasheen House). of the road. BALLYGRIFFIN (ED Trees on either side of minor T202 BALLYGRIFFIN road north of Golden. BALLYMORE Trees on either side of the T212 road at Piercetown, Gould's Cross. BALLYNADRUCKILL Tress on motte, Lattin. Scots pines. T168 Y BALLYNAHINCH Trees on either side of the T203 road at Lisheen. BALLYNARAHA South of N24, east of Beeches and limes. T141 Kilsheelan. Trees along drive to Lindville House. BALLYNILARD Trees at the Cottage Scots pine, lime beech T059 BALLYNORAN Trees alongside road between 10 sycamore and 2 ash. T146 castle (in ruins) and Tipperary Crystal, along N24. BALLYPATRICK Row of trees, at Ballypatrick Sycamore T122 on Kilcash road (LP-2502). BALLYPATRICK Single tree, at Ballypatrick on Beech T123 Carrick-on-Suir road (LP- 2501). BALLYPOREEN Trees in grounds of church, Monkey puzzle, Irish Yews T113 Ballyporeen
BALLYPOREEN Trees closing off view down Scots pine T119 Main street, Ballyporeen BALLYRICHARD Trees along minor road from Sycamore, oak, beech, T149 Carrick to Faugheen. Scots pine, lime and horse chestnut. BALLYROE Trees along road between Ash and horse chestnut. T176 Woodford and Longfield estates. BALLYSHEEHAN Trees at Ballysheehan House Beech, lime, sycamore T088
- 90 - BALLYWILLIAM Trees along R665 from Ash T117 Ballyporeen towards Mitchelstown BANNIXTOWN Trees on east side of road Oak, sycamore, beech, T195 from Killusty to Cloneen. Scots pine, purple beech. BANSHA WEST Sycamore on village green Sycamore T051 BANSHA WEST Trees at Bansha Castle Beech, Oak, Lime, Norway T052 spruce BANSHA WEST Trees on north side of Bansha T215 village, on west side of N24 near Bansha Castle BARN DEMESNE Trees in grounds of Barne Beech, oak, lime, cedar T030 Park BARN DEMESNE Parkland trees either side of Lime, oak, poplar. T156 main road, N24 north of Clonmel. BARNORA Trees in grounds of Alta Villa Sycamore, beech, oak, fir, T015 cedar, lime, chestnut, redwood BARNORA Trees in grounds of Livestock 4 Black pine, 1 ash, 1 T016 Mart Norway maple, 2 oak BAWNMORE Trees along road to Ardmayle Beech and ash. T177 House. BRICKENDOWN Trees in grounds of Mayfield Beech, ash T090 BRITTAS Trees in grounds of Brittas Beech, oak, lime, sycamore, T079 House, Cashel ash BRUIS Clump of trees around ruins of Beech T056 Mount Bruis House CAHERABBEY Trees in grounds of Cahir Lime, beech, sycamore, T018 LOWER Abbey House evergreen oak, oak CAHERVILLAHOWE Trees and woods in grounds Beech, oak, Scots pine, T064 of Cahervillahowe. silver fir CAPPAMURRAGH Trees at Cappamurragh 16 lime, beech T068 CARRIGEEN Eastern boundary of Beech, oak, sycamore, lime T024 Cahir/Ballylooby Road in townland of Carrigeen and Kilcommon More, Cahir CASTLEGRACE Avenue of Lime trees 60 lime leading from T037 crossroads to estate CASTLEMOYLE Trees at Old Ardmayle Beech and lime. T083 NORTH Rectory
CASTLEMOYLE Trees alongside minor road Horse chestnut. T181 NORTH north from Ardmayle. CASTLEPARK Trees along east side of minor Holm oak, beech. T217 road heading north from Golden. CASTLEPARK Trees at east boundary wall of T218 Mantlehill Farm in Golden Village
CASTLEPARK Trees around lodge to former T219 Mantlehill House in Golden.
- 91 - CLASHANISKY Row of trees, at Ballypatrick Ash T124 on Carrick-on-Suir road (LP- 2501). CLOGHCARRIGEEN Trees south of N24 at Poplar, ash and beech. T138 EAST Kilsheelan (Kilsheelan Wood). CLOGHCARRIGEEN Row of trees along R706 from Horse chestnut, beech, lime T127 WEST Kilsheelan to Fethard CLOGHCARRIGEEN Trees south of N24, west of Poplar, ash and beech. T139 WEST Kilsheelan (Cloughcarrigeen Wood). CLOGHCARRIGEEN Trees in grounds of Rectory Scots pines. T187 WEST adjacent to Seskin Cross CLOGHEEN Trees along R668 from **** T126 MARKET Clogheen CLONACODY Avenue trees at Clonacody Beech T110 House CLONACODY Trees in estate west of R689 Mostly beech, some horse T193 Fethard to Clonmel road chestnut and oak. CLONASPOE Trees at Greene Park Oak, beech, lime, ash T067 CLONBONANE Trees in the grounds of T213 Clonbonane House. CLONEDARBY Trees near Clonedarby T211 Bridge, north of road R661. CLONMORE NORTH Trees in grounds of Ardmayle Beech, oak T081 House CLONOULTY Trees along avenue to Horse chestnut, cypress, T173 Clonoulty House. beech (some purple) CLONOULTY Trees in the grounds of Beech, purple beech, horse T174 Clonoulty House. chestnut. CLONOULTY Trees along road to Gould’s T175 Cross, south of Clonoulty House. CLOONFINGLASS Ridgeline trees at Cluen Oak, beech, Scots pine, T053 House sycamore COALBROOK Woods at Coalbrook House Ash T098 COOLANGA UPPER Trees beside Coolanga T209 Dispensary, Rossmore on the west side of the road.
COOLMORE Trees at Coolmore House Beech, Scots pine, lime, oak T102 CREGG Minor road from Carrick to Mature Oaks. T150 Faugheen, Cregg Estate CURRASILLA Trees at Aughvaneen House. Three mature limes and lots T166 UPPER of sycamores. DEERPARK Tree at entrance to Deerpark Horse Chestnut. T147 (CASHEL) House. DEERPARK Trees at entrance to Deerpark Sweet Chestnut, horse T148 (CASHEL) Lodge. chestnut, beech, sycamore, lime fir and exotic conifers. DEERPARK (ED Marlfield to Knocklofty, trees Poplars. T161 to east of road. DEERPARK (ED Wood on slope above T162 floodplain, near Knocklofty.
- 92 - DEERPARK (ED Marlfield to Knocklofty, centre Single, large horse chestnut. T163 of road junction. DEERPARK (ED Wood on slope above flood Mixed deciduous, ash, oak, T034 CARRICK- ON-SUIR) plain, lime trees by river. sycamore, lime DUNDRUM Trees in former demesne now Beech, lime, oak T069 golf course DUNDRUM Avenue of roadside limes Lime T070 from Knockavilla to Dundrum DUNDRUM Small wooded area on south T207 side of Dundrum village known as Pheasant Grove. DUNDRUM Trees on either side of minor T208 road just south of Dundrum. FARRANAMANAGH Trees in grounds of Beech, lime, Holm oak T078 Horeabbey House(South) FARRANJORDAN Trees along N24, east of Scots pines, less ash, oak, T131 Clonmel. some beech, cherry and exotic conifers FERRYHOUSE Trees in grounds of St. Lime, sycamore and beech. T185 Joseph's school. FETHARD South Bank of the Clashawley Single Hardwood T001 River adjacent to the right of way FETHARD North Bank of the Clashawley 6 hardwoods T002 river behind the Augustinian Abbey FETHARD In the grounds of the Single mature softwood T003 Augustinian Abbey, facing onto Abbey St. FETHARD North bank of the Clashawley 6 hardwoods T004 river at The Valley FETHARD Convent Garden Mature oak T005 FETHARD Private Dwelling to east of 3 mature softwoods to front T006 Rocklow Road and 2 hardwoods to rear
FETHARD On the East town boundary Eight Hardwoods on the T007 line, behind the Killenaule Ditch line Road FETHARD East side of Upper Green 3 hardwoods T008 St./Killenaule Road adjacent to Road FOULKSTOWN Trees in grounds of Oak, beech T094 Beechmount House GAMMONSFIELD Trees in grounds of St. Mary's Limes. T140 RC, north of Kilsheelan. GARNAVILLA Avenue to Shamrock Lodge, 57 beech, 2 oak, 2 lime T040 prominent on ridge GLENACUNNA Trees along R665 from Ash, sycamore T118 Ballyporeen towards Mitchelstown GLENGOOLE Woodland behind Sherbourne Ash, oak T097 SOUTH Lodge GORTARUSH Trees on west side of T216 UPPER Dundrum village, along north
- 93 - side of road R505. GORTAVOHER Trees at Streamhill House 4 Irish yew, ridge of limes T054 EAST GORTEESHAL Trees closing off view down Scots pine T112 Main street, Ballyporeen GORTNAHOO Trees in grounds of priests' Limes, purple beech, yew, T182 house, on road northwest sycamore and ash. from the village towards the N8. GRAIGUE Trees along N8. T143 (CLOGHEEN) GRAIGUE (ED Trees in the grounds of The Beech, sycamore, horse T046 KNOCKGRAFFON) Old Rectory, New Inn chestnut GRAIGUE (ED Trees beside farmyard at Three mature beech trees. T221 KILCASH) south side Seskin to Ballypatrick road. GRAIGUENOE Trees on eastern side of road 9 beech, 3 horse chestnut T087 GRANGE BEG Trees at entrance to Cahir 4 beech, 5 sycamore T014 Park GRANGE BEG Trees in grounds of Cahir 2 ash, 3 beech, 1 oak T020 Park golf Club GRANGE BEG Trees in area of Townparks Mixed deciduous and T023 and Grangebeg, Cahir conifers GRANGECRAG Trees on north side of the T199 road, west of Grange. GRANTSTOWN Trees in grounds of Beech, lime T063 Grantstown Hall, including double avenue GREENANE Trees at Greenane House Beech, ash, sycamore, lime T062 GROVE Trees in Grove Estate Beech, oak T107 GROVE Trees on north slope of hill to Broadleaved woodland. T190 west of R706. GURTEEN (BRYAN) Trees on both sides of road Oaks, few beeches. T100 from Cloneen to Mullinahone, R692 GURTEEN (BRYAN) Kickham's Tree, pollarded at Ash (three boles, badly T101 four metres rotten). GURTEEN Trees on either side of minor T198 (PENNEFATHER) road east of Mullinahone (off R692). HARLEYPARK Single, ancient oak in field Oak T099 north of road HOREABBEY Trees in grounds of Beech, lime, oak, sycamore T077 Horeabbey House INISHLOUNAGHT Avenue from arch to church 30 horse chestnut T031
KILBALLYGORMAN Two trees to front of parochial Conifers T120 house KILBRAGH Trees at Kilbragh Sycamore, beech, oak T105 KILCASH Small mixed wood south of Oak, larch, Scots Pine T029 ruined Kilcash Church KILCOMMON Trees in grounds of Cahir Mixed deciduous and T019 (NORTH) Park house evergreen
- 94 - KILCOMMON Groups of trees between Oak, beech, lime, horse T042 (NORTH) Cahir - Ballylooby Road and chestnut. River Suir KILCOMMON Trees in Caher Park and all Beech, oak T043 (NORTH) trees to east of main road to 500m beyond farm gate KILCOOLYABBEY Kilcooley Abbey: Trees inside Beech, oak and horse T183 estate walls and near house. chestnut. KILHEFFERNAN Trees in grounds of Oak alongside roadside wall, T132 Kilheffernan House. ash, beech and lime KILHEFFERNAN Trees either side of Clonmel Large Sycamores. T134 to Carrick road. KILLALOAN LOWER Avenue to Church Lime T026 KILLALOAN LOWER Trees around Church (in Scots pines, horse chestnut, T133 ruins). ash, limes, few oak KILLALOAN UPPER Trees North of Road, Clonmel Oak T025 KILLUSTY NORTH Trees alongside road on Ash and oak. T192 approach to Killusty village, north of entrance to Killusty Castle KILLUSTY NORTH Single tree in corner of sports Ash. T220 ground opposite school in Killusty. KILMOYLER Trees at Kilmoyler House Beech, Oak T049 KILMOYLER Near N24. T145 KILTINAN Trees at Kiltinan Castle estate Beech, oak, lime, sycamore T108 KILTINAN Tall parkland trees to east of Beech, lime and horse T188 R706 chestnut. KILTINAN Trees north of minor road Horse chestnuts. T191 from R706 to Killusty. KNOCKANNAPISHA Row of trees, Ballylooby **** T121 KNOCKLOFTY Trees between Newcastle Oak, beech, lime redwood, T035 DEMESNE Road and River horse chestnut KNOCKLOFTY Group of trees behind gate Oak, Sycamore and Sweet T128 DEMESNE lodge, mature specimen trees Chestnut. in grounds of Knocklofty House KYLEFREAGHANE Trees alongside south east Small developing oaks, T196 side of N76 to Kilkenny beech and ash. border. LATTIN WEST Trees in old graveyard, south- Limes. T169 west of Lattin. LISFUNSHION Avenue or trees, both sides or Ash, sycamore, horse T115 rural road. Parallel to R665 (to chestnut north) LISFUNSHION Avenue of trees, (both sides). Horse chestnuts T116 Parallel to R665 (to north) LISMACUE Trees at Lismacue House Lime, Beech T050 LISSAVA Park trees only 6 lime T044 LISVARRINANE Single mature tree located Oak T223 outside gates to White Gates Lodge LONGFIELD Trees at Longfield Stud Beech, Lime, Sycamore, T084
- 95 - Oak and Yew LOUGHKENT WEST Trees on north side of road on 20 sycamores, 11 horse T075 Heffernan's property chestnut, 36 sycamore MARLFIELD Grounds of Marlfield House Lime, beech, oak T032 south of Road MARLFIELD Parkland north of Road Beech, lime, oak, sycamore T033 including trees on Skyline MARLFIELD Avenue of trees to church, T157 Marlfield village. MARLFIELD Between road and river, T160 Glenbaw Fox Covert. MARLHILL Trees at Marlhill Hall Beech, lime, sycamore T073 (ARDFINNAN) MOORESFORT Parkland trees in grounds of Beech, Oak, Lime, T057 Mooresfort House Sycamore, Scots pine, fir NEWCASTLE Trees in grounds of old Purple beech T114 convent, Ballyporeen NEWPARK Wood and Park trees at Oak, beech, lime, sycamore T089 (DUALLA) Ballyowen House, Cashel NEWTOWN UPPER Trees north of minor road to Tall poplars. T151 county border. NEWTOWN UPPER Trees along road north to Poplars, horse chestnuts T152 'Newtown'. and a few lime up hill NOAN Trees on the Noan Estate Ash, oak, beech, lime T091 NODSTOWN Trees on either side of the T214 road at Nodstown House. OUTERAGH Trees in grounds of Outeragh Beech, lime, sycamore T045 Lodge. PATRICKSWELL Trees around St. Patrick's T158 Well, Marlfield. PATRICKSWELL Trees around Marlfield lake. T159 PEGSBOROUGH Trees at Pegsborough House Beech, sycamore, oak, lime T061 PERSSES - LOT Trees in grounds of Athassel Beech, lime oak, sycamore T065 House PRIORSTOWN Trees either side of Clonmel Large Sycamores. T135 to Carrick road. PRIORSTOWN Trees along avenue to Scots pine, some sycamore T136 Priorstown House. and beech RACECOURSE Park and Boundary trees at Beech, oak T072 DEMESNE Racecourse Hall RATHDUFF (ED Trees on either side of the T200 THOMASTOWN) road, east of road from Thomastown to Bansha. RATHKENNAN Trees in garden of house, Three fastigiated, Irish yews. T170 south of road R661. RATHKENNAN Trees at Rathkennan House Eleven mature beeches (37 T171 alongside road (R661). in old Plan). RATHKENNAN Trees north of R661 road to Alder and Scots pine. T172 Rathkennan Bridge. ROCHESTOWN Groups of trees in grounds of Oak, beech, larch, sycamore T039 Rochestown House ROCKWELL Trees in grounds of Rockwell Six limes, oak wood, beech, T074 college lime
- 96 - RUSSELSTOWN Trees in grounds of Lime, horse chestnut, 71 T060 Russelstown House, Monard beech, 5 ash, 2 oak SCRAGGAUN Trees around ringfort Ash, sycamore T080 SESKIN Park and avenue trees on W. Scots Pine, Beech. T027 (KILSHEELAN) O’Donnell’s Lands SESKIN Avenue to J O’Donnell’s 20 Beech, Corsican pine T028 (KILSHEELAN) House, just off N76 SHANAKNOCK Trees either side of road T197 R505, north west of Annacarthy. SHANBALLY Row of trees along Main Copper beech T125 street, Burncourt SHANBALLYDUFF Trees around moated site T206 south of N74 between Cashel and Golden. SILVERFORT Trees in grounds of Silverfort Oak, beech, lime, cedar T093 House SPRINGHILL Trees at Springhill House Beech, oak, lime, sycamore T096 SPRINGMOUNT Trees at Springmount House, Holm oak, beech, lime T066 Golden. Oak are uncommon in the area ST PATRICKSROCK Trees on either side of R505 T204 at Hughes'-lot West, Cashel. STRIKE LOWER Tall parkland trees to east of Beech, lime and horse T189 R706 chestnut. TOUREEN Single lime on green at Lime T048 Killardry Bridge TOUREEN Near N24 T144 TOWNPARKS Trees on the Mall Lime, beech, horse chestnut T009 (CAHIR) TOWNPARKS Trees on the west bank of the 1 lime, 5 horse chestnut, 4 T010 (CAHIR) river, opposite the Mall willow, 1 ash TOWNPARKS Trees in the Square 4 chestnut T011 (CAHIR) TOWNPARKS Trees in the grounds of St 9 evergreen oak, 1 ash T012 (CAHIR) Paul’s church TOWNPARKS Trees in grounds of John 11 evergreen oak, 8 black T013 (CAHIR) Nash, schoolhouse pine, 1 ash, 1 alder TOWNPARKS In grounds of Old Vicarage 1 beech T017 (CAHIR) TOWNPARKS Trees in grounds of Cahir 5 beech, 6 sycamore, 6 ash, T021 (CAHIR) Park A.F.C. 2 lime TOWNPARKS Parklands trees in grounds of 42 beech, 5 pine, 8 fir, 1 T022 (CAHIR) Duneske House redwood TULLAGHMELAN Trees in grounds of old Beech, ash T036 Tullaghmelan Rectory TULLAMAIN Trees at Tullamain Castle Beech T106 WINDMILL Circle of trees on hill Beech T071 WINDMILL In grounds of Windmill House, T205 south of Cashel. WOODFORD Trees at Woodford House Beech, Lime, sycamore, T085 horse chestnut
- 97 - APPENDIX 9
HOUSING STRATEGY REVIEW 2008
6
Adopted Report on
7B Housing Strategy element of
8BDraft South Tipperary
9B Development Plan 2009 - 2015
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1. Introduction
1.1. Objectives
The Housing Strategy for South Tipperary County Council is prepared as part of the County Development Plan Review. The housing strategy has a key role in this review and has a n umber of purposes as follows –
! To identify the total number of housing units required in the County during the period of the development plan ! To identify an appropriate distribution of housing provision that can then be reflected in the policies and strategies of the County Development Plan ! To identify the need for serviced land to accommodate the anticipated number of housing units and to identify any shortfalls in such provision that may exist ! To identify the number of households that are not in a position to provide their own housing and to identify responses to this need through the variety of mechanisms that are available to the Council ! To identify the specific needs of particular marginalised groups and to make provision for them
The legislation requires that the housing strategy of the Development Plan take into account—
(a) the existing need and the likely future need for housing
(b) the need to ensure that housing is available for persons who have different levels of income,
(c) the need to ensure that a mixture of house types and sizes is developed to reasonably match the requirements of the different categories of households, as may be determined by the planning authority, and including the special requirements of elderly persons and persons with disabilities, and
(d) the need to counteract undue segregation in housing between persons of different social backgrounds.
11
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1.2. Special Needs
The legislation also requires that the housing strategy include an estimate of the amount of housing required in the area of the development plan during the period of the development plan for persons who are homeless; for travellers; for persons who are living in accommodation that is unfit for human habitation or is materially unsuitable for their adequate housing; for persons living in overcrowded accommodation; for persons sharing accommodation with another person or persons and who, in the opinion of the housing authority, have a reasonable requirement for separate accommodation; for young persons leaving institutional care or without family accommodation; for persons in need of accommodation for medical or compassionate reasons; for persons who are elderly; for persons who are physically & intellectually disabled; and for persons who are in the opinion of the housing authority, not reasonably able to meet the cost of the accommodation which they are occupying or to obtain suitable alternative accommodation and for the need for affordable housing,
The act also requires that a housing strategy provide that as a general policy a specified percentage, not being more than 20 per cent, of the land zoned for residential use, or for a mixture of residential and other uses, shall be reserved under Part 5 for the provision of housing for those in the categories outlined above or affordable housing or both.
Part Four of this report addresses the matter of housing provision for those with special needs.
1.3. Affordable Housing
When considering the provision of affordable housing, the planning authority is required to take the following into account inter alia –
(i) the supply of and demand for houses generally, or houses of a particular class or classes, in the whole or part of the area of the development plan;
(ii) the price of houses generally, or houses of a particular class or classes, in the whole or part of the area of the development plan;
(iii) the income of persons generally or of a particular class or classes of person who require houses in the area of the development plan;
(iv) the rates of interest on mortgages for house purchase;
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(v) the relationship between the price of housing under subparagraph (ii), incomes under subparagraph (iii) and rates of interest under subparagraph (iv) for the purpose of establishing the affordability of houses in the area of the development plan;
Part Three of this report addresses the provision of affordable housing.
1.4. Strategic Environment
When the procedures to address these issues were first proposed by the Department of the Environment following the passing of the 2000 Planning and Development Act, there was a limited programmatic approach to housing provision and the information available regarding housing matters was limited. However, since that time there has been a major change in the context within which the Housing Strategy must be prepared. These changes can be categorised as financial changes, information availability and the development of targeted housing programmes within the Local Authorities themselves.
Financial Changes Since the first draft of this strategy was produced, the housing and financial markets have changed hugely. In the current environment, predicting what is going to take place in the short and medium terms in both those environments is extremely difficult. However, for the purposes of this exercise, the range of mortgage offerings that is now available has, if anything, reduced. The period over which mortgages are offered is now as high as 40 years; mortgages that provide lower introductory rates are available; there is a range of interest rate options from fixed rate to tracker and there are other options such as interest only mortgages available. This more complex set of arrangements is considerably different to the much more simple financial environment that existed when the first housing strategies were prepared.
Information changes When the first strategies were prepared a range of consultation and calculation exercises had to be carried out in order to gather the information necessary to come to informed decisions. However, this situation has also changed radically. Far more information is now available from web-based resources as well as from Government Departments and the CSO. Amongst the information that has been gathered in this way is the cost of dwelling units; the cost of mortgage repayments; the average cost of housing loans; current income deciles.
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Other plans and strategies There has been a considerable change in the range of strategies and other documents that have informed this housing strategy. Amongst these are the following – ! The South East Regional Planning Guidelines, particularly regarding population projections ! The Social and Affordable Housing Strategy of South Tipperary County Council ! Working papers for the County Development Plan Review ! The Traveller Accommodation Strategy of South Tipperary County Council ! Various policies and strategies of the housing authority
In carrying out this review, therefore, regard was had to a far wider range of data sources and strategies that were available at the time of the development of the original housing strategy.
In general the approach of the review has been to accept the data and perspectives of the specialised strategies and programmes and incorporate them into the review rather than to seek to create a whole new approach. This would be both wasteful of time and would be likely to give rise to difficulties if different conclusions were reached.
1.5. Structure of review
The structure of this review seeks to follow a logical process that will enable reasonable and realistic conclusions to be reached. The following is an outline of the overall approach –
Population Using data from the Regional Authority and the CSO the population of the county during the period of the plan and the number of dwelling units needed to accommodate that population, having regard to the need to replace unfit dwellings, is calculated. The nature of the units required is identified having regard to population structure. A possible distribution of this population is also suggested having regard to development plan and NSS policies.
Available land An audit of zoned and serviced land has been provided by the Local Authority. This is used to match dwelling demand with available infrastructure and any significant shortfalls are identified
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Population not able to provide for its own dwelling needs The scale of this population that is not in a position to provide for its own dwelling needs is identified having regard to the cost of mortgages and the income profile of the households in the county. This assessment is used to suggest that social and affordable housing requirements in the county in the context of Part V of the 2000 Planning and Development Act.
Needs of specific at-risk populations The provision of dwellings for particular at-risk populations is identified using existing strategies, the figures from which are extrapolated.
Partnership in housing provision Partnership mechanisms through which housing can be provided are identified and the different roles for the various partners are identified.
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2. Population and House Construction This part of the report addresses the issue of population and house construction for the county as a whole, including the Borough and Town Council areas. This is because some statistics are only provided at county level and it is more effective to address the overall issues in the context of the county at large, since there is clearly a close inter- relationship between what takes place in the county and the major urban areas. At the end of this element of the report the specific figures for the county area are provided separately and these figures are those that should be used for the County Development Plan.
2.1. Current Population Size The most recent assessment of the current population of the county is as outlined in the 2006 Census. The following are the figures from that census.
The total population of the county in 2006 was 83,221 which was an increase of 4100 on 2002.
Total Total Males Females % % in Private Change 2002 2006 2006 2006 Change Households South 79121 83221 42250 40971 4100 5.2 97.8 Tipperary
The following are the figures with regard to the more significant settlements.
% Settlement 2002 2006 Change Change Ardfinnan 779 747 -32 -4.1 Ballingarry, 314 129 -185 -58.9 Ballyclerahan, 408 678 270 66.2 Ballyporeen, 295 304 9 3.1 Bansha, 302 272 -30 -9.9 Cahir 2794 3381 587 21.0 Cappawhite, 340 328 -12 -3.5 Carrick-on-Suir Town*, 5542 5856 314 5.7 Carrick-on-Suir Environs (Waterford) 44 50 6 13.6 Carrick on Suir Total 5586 5906 320 5.7 Cashel Town*, 2403 2413 10 0.4 Cashel Environs, 367 523 156 42.5 Cashel Total 2770 2936 166 6.0 Clogheen, 550 509 -41 -7.5 Clonmel Borough* 15739 15482 -257 -1.6 Clonmel Environs (Incl. Waterford) 1171 1526 355 30.3 Clonmel Total 16910 17008 98 0.6 Dundrum, 191 191 0 0 Emly, 278 293 15 5.4 Fethard, 1388 1374 -14 -1
104 South =Tipperary =Housing =Strategy = 2008 =
% Settlement 2002 2006 Change Change Golden, 268 255 -13 -4.9 Gortnahoo, 207 219 12 5.8 Holycross (Incl. North Tipperary) 610 700 90 14.8 Killenaule 715 597 -118 -16.5 Kilsheelan 497 520 23 4.6 Mullinahone 348 372 24 6.9 Newcastle 201 245 44 21.9 Rosegreen, - 201 N/A N/A Tipperary Town* 4546 4415 -131 -2.9 Tipperary Environs 418 650 232 55.5 Tipperary Town Total 4964 5065 101 2.0
In general it can be seen from this that there was considerable variation in the performance of settlements with regard to population growth throughout the county. Some settlements experienced considerable growth while others lost population. In general, the larger settlements and those within the influences of those settlements performed best, though there does also seem to have been a certain element of chance in the way settlements developed. It is somewhat worrying to note, however, that nearly 50% of settlements were either static in population terms or lost population in the 2002-2006 inter- censal period.
2.2. Population Structure The structure of the South Tipperary population in 2006 was as follows -
0-14 15-24 25-44 45-64 65 years Age Group years years years years and over Area Clonmel 19.54 14.97 30.50 22.98 12.02 Carrick-on-Suir 21.47 14.97 28.34 23.08 12.14 Tipperary 19.19 14.77 27.60 23.63 14.81 Cahir 19.25 14.94 34.75 19.34 11.71 Cashel 17.68 14.65 30.18 20.81 16.69 South Tipperary 21.06 13.74 28.75 23.64 12.80
It will be noted from this and the Chart below, that there is a general pattern to the age structure of the population in the county and in the major towns, though there is some variation between the towns and the county as a whole. It is also noticeable that there is a somewhat older population in Cashel than elsewhere. This may, in part at least, be explained by the degree of Institutional care provided for older residents in the town.
105 South =Tipperary =Housing =Strategy = 2008 =
Age Structure of Population
65 years and over
45-64 years
South Tipperary Cashel Cahir 25-44 years Tipperary
Age Cohort Carrick-on-Suir Clonmel
15-24 years
0-14 years
0 5 10 15 20 25 30 35 40 Percent of Population
2.3. Household Size The average household size in South Tipperary in 2006 was 2.7 which is about the national average.
The average household size figure, however, conceals the distribution of household size. It will be noted that 50% of households are within the one and two person household categories.
Houshold Size
30.00 25.00 20.00 15.00
Percent 10.00 5.00 0.00 1 2 3 4 5 6 7 8 910+ Number
It will also be noted that small numbers of households exceed 4 in size. These include one – parent households with children as well as two- parent households.
106 South =Tipperary =Housing =Strategy = 2008 =
2.4. Future Population and Housing Need The future population of the County that is catered for must have regard to the CSO regional population projections as assigned to the various counties in the South East Region on the basis of the Regional Planning Guidelines. Having regard to these guidelines and assuming that the growth in population takes place at a relatively even pace between 2006 and 2020, the anticipated population in 2014 is 95,995 or say 96,000. If, however, the county’s share of the population were to rise to 20% from its present 18%, then the county population in 2014 would be about 106,000. Recent economic changes suggest that some of these projections may turn out to be optimistic in the longer term. However, the CSO has not revised its most recent projections so it is appropriate to continue to use those projections as the basis for assessing housing need. It should be noted, however, that if a significant change is made by the CSO in its regional projections, this document may need to be revisited.
If the urban/rural population split were to remain approximately the same and if average county household size continues to decline at the 2002-2006 rate (which was from 2.91 to 2.77) this would give rise to a dwelling unit requirement of 6,750 between 2006 and 2014 to accommodate new household formation or 10,500 dwellings if the share increased to 20%. Assuming that the provision is made on an equal annual basis this would require an annual average provision of between 750 and 1,200 dwelling units per annum approximately. This does not allow for the replacement of unfit houses, for the replacement of houses that are in an unsuitable location and for frictional vacancies - (these are vacancies that arise through household movement for example where a household moves from one dwelling to another and there is a gap in time before the vacated dwelling is occupied). It is difficult to know what allowance to make for these matters. However, in 2006 vacancies (including long-term non- occupancy and holiday homes) amounted to 12.7% and it is possible that this figure will drop somewhat if housing output declines as appears to be likely. If, say, even 1600 of the vacant dwellings were to become occupied over the period, this would reduce the annual need by over 200 to 550 and 1000 respectively.
The allowance for unfit dwellings is also difficult to assess. However, looking at the number of applications for social housing on these grounds and the number of dwellings without water or sewerage treatment in 2006 it is likely to be small.
If, however, average household size does not decline at the same rate (and economic circumstances make this uncertain) but say it was to decline to 2.75, this would give rise to an average annual demand needs of 550 and 1000 respectively for the two population scenarios
107 South =Tipperary =Housing =Strategy = 2008 = although these would drop to 350 and 800 if the vacancy rate were to fall as suggested above.
These possible scenarios are summarised in the following table which indicates the average number of dwellings that would be need under different assumptions.
Population Average household Average household in 2014 size as per trend size static Vacant Vacant Vacant Vacant Numbers Numbers numbers numbers fall by fall by same same 1600 1600 96,000 750 550 550 350 106,000 1200 1000 1000 800
In considering future demand, regard must also be paid to the fact that between the taking of the Census in 2006 and September 2007 there were nearly 2200 house completions in South Tipperary or an average of approximately 1450 dwellings per annum. This is more than double the output for the years between 1995 and 2005 and is likely to have added excess capacity to the stock of housing. This is likely to have a dampening effect on the level of housing demand in the short run so the figures above should be treated with caution.
2.5. Recent House Construction The following chart indicates the levels of house construction in South Tipperary during the last 10 years or so, on a quarterly basis.
108 South =Tipperary =Housing =Strategy = 2008 =
House Construction by Quarte r 600
500
400
300
200
Number of Houses 100
0 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 Year
The average number of dwellings constructed per quarter over the period was 174 but if account is taken of the unusually high numbers between 2005 and 2007 the average drops to 134 per quarter or about 540 per year.
The following table indicates housing construction in South Tipperary as a percentage of national construction during that period.
South Tipperary as Percentage of National
2
1.8
1.6
1.4
1.2
Percent 1
0.8
0.6
0.4
0.2
0 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004 2005 2006 Yea r
It will be noted that the figure was generally a little over or under 1% for the period though it rose rapidly in 2005 and 2006. If it is assumed that the percentage of the national dwelling construction taking place in South Tipperary is between 1.2% and 1.5% over the next period of time
109 South =Tipperary =Housing =Strategy = 2008 = and if national levels of house construction fall to around 60,000 units, (which some have identified as the long-term national housing need), then a construction figure in South Tipperary of between 720 and 900 per annum can be anticipated which should be sufficient to deal with any emerging demand at the lower end of the population projection, though a higher level of construction would be required for the higher rate of population increase.
If the South Tipperary percentage is maintained, however, and the national figure drops to the 40,000 that is anticipated in the short-term, then in the immediate future, then between 480 and 600 would meet the demand. Given the high number of vacancies, however, this should not place an undue strain on the supply of houses in the short term.
Irrespective of the supply side situation, however, while the population increases are of the order that has been identified by the CSO, the demand for housing will remain even if the supply is falling.
2.6. Housing Stock Approach In the 2006 Census 34,206 houses were recorded in South Tipperary. Of these, 29,221 were occupied by their normal residents and 525 were temporarily unoccupied as their occupants were temporarily absent. This would suggest that 29,746 or 87% of dwellings were permanently occupied at that time.
Approximately 2200 additional dwellings were constructed between the taking of the Census and September 2007, giving a total of approximately 36, 200 units by June 2007. Assuming a population of 96,000 in 2014, a percentage in private households of 98% as per the 2006 census and a vacancy rate of 10%, would give rise to a housing stock need of between 38,250 and 43,000 depending on average household size, which has been calculated for ranges between 2.4 and 2.7. This would require provision of between 2,050 and 6,800 dwellings between mid 2007 and 2014 or a period of 7.5 years. This would suggest a provision of between 275 and 900 dwellings per year during the plan period. If population rises to 106,000, however, the average requirement would rise to between 800 and 1500 per year.
It will be noted that the rate of dwelling construction suggested in this section is very wide. Given the number of assumptions involved this is not surprising, since vacancy levels, household size, housing stock distribution and population movements are all factors that are very difficult to predict or even influence.
110 South =Tipperary =Housing =Strategy = 2008 =
2.7. Housing Type The structure of household size in 2006 is noted at 2.3 above. If dwellings were to be provided in accordance with this ratio it would be expected that house sizes would range from approximately one quarter one-bedroomed units to a small number of dwellings with more than four bedrooms. However, housing provision does not reflect household size, with many single person households occupying three- bedroomed houses. It is not the intention of the housing strategy to seek to unduly control the size of dwelling being provided as this is a matter that will, to some extent at least, reflect market trends. However, as noted below, it will be the intention to ensure that a range of dwelling sizes and types are provided to meet the needs of the whole population, including those that are in need of housing being provided for them under the social and affordable housing obligations of the local authority. It is also the intention to facilitate a flexible approach in house design so that families can remain in their initial community of establishment more easily.
2.8. Distribution of House Construction This is an issue about which it is difficult to be precise as it is likely that more land will be zoned for development than will be required in order to ensure flexibility in the market and to guard against monopoly profits being gained by the owners of zoned land. This issue may also be impacted on by Guidelines currently being considered by the Minister for the Environment, Heritage and Local Government regarding the pace of growth of smaller towns. If, however, new house construction were to be distributed amongst the significant settlements on the basis of their percentage of the 2006 total population, the following would be the outcome
Dwellings Dwellings with Town at present increase distribution to 60% of total Ardfinnan 40 47 Ballingarry 7 8 Ballyclerahan 37 44 Ballyporeen 16 19 Bansha 15 18 Cahir 183 216 Cappawhite 18 21 Carrick-on-Suir Town 319 377 Cashel Town 159 188 Clogheen 28 33
111 South =Tipperary =Housing =Strategy = 2008 =
Dwellings Dwellings with Town at present increase distribution to 60% of total Clonmel Borough 920 1088 Dundrum 10 12 Emly 16 19 Fethard 74 87 Golden 14 17 Gortnahoo 12 14 Holycross 38 45 Killenaule 32 38 Kilsheelan 28 33 Mullinahone 20 24 Newcastle 13 15 Rosegreen 11 13 Tipperary Town 274 324
Total 2284 2700
Note: Populations include settlements and environs as noted in Census returns.
Column 1 suggests that on the basis of current patterns, approximately 50% of new dwellings would be provided in the county’s more significant settlements and their environs. If it is intended to seek to alter the balance of provision somewhat and to raise this figure to say 60% of new dwellings it would give rise to the numbers indicated in the right-hand column in the table above. It will be noted that this has minimal implications for most settlements though it does have some significant implications for the larger settlements. It should also be noted that this is an exercise only and that some settlements that lost significant population during the 2002 to 2006 period might be considered for particular development while some settlements that experienced significant levels of growth during that period may not wish to have that level of growth repeated.
If future households were to be distributed on the basis of the average share of county population in 2002 and 2006 assuming a total provision of 750 dwelling per annum over the period 2009 to 2014, the distribution would be as in Column 1, with Column 2 containing the figures that would arise if 60% of new dwellings were accommodated in these areas.
112 South =Tipperary =Housing =Strategy = 2008 =
Dwellings Dwellings with Town at present increase distribution to 60% of total Ardfinnan 41 50 Ballingarry 12 14 Ballyclerahan 29 35 Ballyporeen 16 19 Bansha 16 19 Cahir 167 201 Cappawhite 18 22 Carrick-on-Suir Town 311 374 Cashel Town 154 186 Clogheen 29 34 Clonmel Borough 917 1104 Dundrum 10 12 Emly 15 19 Fethard 75 90 Golden 14 17 Gortnahoo 12 14 Holycross 35 43 Killenaule 35 43 Kilsheelan 27 33 Mullinahone 19 23 Newcastle 12 15 Rosegreen 5 7 Tipperary Town 271 326
Total 2240 2700
It should be noted, as discussed below, however, that the population growth in the Borough Council and Town Council areas has been static. It is likely, therefore, that future population growth in these major centres will be in their environs rather than in the town areas themselves.
2.9. Housing Land Availability As of June 2006, the Department of the Environment, Heritage and Local Government estimated that 856 Hectares of serviced housing land existed in the county with the capacity to provide 22,033 dwelling units. This provision assumes a density of approximately 26 dwelling units per hectare or 10 per acre. Even if a more conservative estimate of 20 units per hectare were adopted a total land capacity for over 17,000 dwellings exists within zoned and serviced land. Assuming an average
113 South =Tipperary =Housing =Strategy = 2008 = provision of, say, 750 units per year in total for the county, with 450 of these being within larger settlements and their environs, this would give a capacity for approximately 40 years from 2006 or say until the year 2045.
In the 2004-2009 Housing Strategy Review, lands zoned for new residential development were identified. These details are outlined at Appendix One. The total area of land in question is approximately 1800 ha. These figures should be treated with some caution as it includes some land that is currently developed for residential purposes and some new residential land. In addition, not all of this land is serviced or actively available for development. Nevertheless, when account is taken of the needs from 2009 to 2014 (c.100 to 120 ha. within settlement areas) it is clear that there is a comfortably adequate supply of housing development land available in the county.
It is also worth noting that this land is widespread throughout the county and, though there is a concentration in some major centres, there is a capacity to accommodate housing development in many centres throughout the county.
24B 2.10. Specific data applying to South Tipperary functional area While, as noted above, some data regarding housing, house construction and so on is only available at a county level, it is necessary to conclude this part of the report with a statement as to the principal data that is relevant to the County Council’s functional area. Of course, some of this area is located in the environs of the principal settlements and will have to have regard to occurrences within those areas also. The following is the key county only data which assumes pro-rata allocations where total county data only is available.
42B Population The following is the population in the county area in 2002 and 2006.
Area 2002 2006 County area population 50,891 55,055 Percent in county area relative to 64.32 66.15 total
From this it can be seen that the population of the county area grew at a faster rate than the county as a whole. If this trend were to be continued to the future it would result in the county area population rising to over 68% of the total in 2010 and approximately 70% in 2014. It is in fact likely that this trend will continue since the size of households in urban areas is declining and there is less land available for dwelling development.
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If this situation does arise, then the population in 2014 in the county area would be 67200 or 74200 approximately depending on whether the 18% or 20% of the regional share is used.
43B Household size In 2006 the household size in the aggregate rural area was slightly higher than that in the aggregate town area. When the population within the Borough and Town Council areas is omitted, virtually the whole of the rest of the population is located within the aggregate rural area. Therefore, the average household size within the county area should reflect that. While average household size dropped for the county as a whole between 2002 and 2006 that within the aggregate rural area fell at a slightly higher rate. If this rate of decline continued it would give an average household size in the rural areas which comprises virtually all the county area, of 2.87 in 2014.
44B Number of households and overall housing requirement If the population sizes outlined above are used and if the total population is reduced to take account of the members of the population not residing in private households, (about 1.3% in 2006), the total number of households in the county area in 2014 would be 22,900 or 25,300 depending on the projection chosen. This compares with approximately 16,700 households in 2002 and 19,000 households in 2006. Assuming that the provision of new housing units were done at an equal rate over the eight years between 2006 and 2014, that would require a provision of between 500 and 800 per year in the county area.
This approach assumes, however, that some of the additional population growth will take place within the Borough and Town Council areas. This is not what happened between 2002 and 2006 when those populations remained static and such a trend has been noted in other counties also. If, therefore, all the population growth took place within the county area (which includes some of the environs of the towns), it would suggest a requirement of between 660 and 1100 in the county area. assuming an average household size based on the trend of the aggregate rural areas in the 2002 to 2006 period. This would increase to approximately and 780 and 1250 if the average county trend were used.
Of course account must be taken of the vacancies that exist as noted at 2.4 above, and if these figures were taken into account the need would fall into a range between 460 and 1050. Hence it is suggested that a figure of 750 be adopted as a middle range figure for the purposes of this strategy.
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2.11. Conclusion As can be seen from this discussion predicting household trends is a very fraught exercise and market forces have a great sway on outcomes. However, the various figures that have been discussed suggest a middle-range expectation over the 2009 to 2014 period of between 600 and 800 dwellings per annum and it is suggested that 750 be adopted for calculation purposes while recognising that significant departure from this figure will generally not have serious consequences. This fits well with the longer term trend of housing provision and suggests that the construction industry is well capable of providing such a scale of development. It is also clear that adequate land is currently zoned for housing provision, so that land market limitations should not unduly hamper the provision of new dwellings.
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3. Affordability
Section 93(1) of the Planning and Development Act, 2000, defines a person eligible for social housing as someone, "Who is in need of accommodation and whose income would not be adequate to meet the payments on a mortgage for the purchase of a house to meet his or her accommodation needs because the payments calculated over the course of a year would exceed 35 per cent of that person's annual income net of income tax and pay related social insurance".
26B 3.1. The model for testing affordability A key requirement of the housing strategy in South Tipperary is to identify the number of eligible persons that might be anticipated over the duration of the development plan. An assessment of the likely number of such eligible persons (or eligible households) requires that a comparison be made between projected house prices for the county and projected ranges of disposable incomes of different households, subject to the consideration that a maximum of 20% of housing developments on zoned land can be reserved for social and affordable housing. Rather than use an unduly complicated model, the following has been used to assess the need for the provision of affordable housing in South Tipperary is as follows –
Assess current Assess current Assess current house prices repayments household incomes
Assess whether more than 20% of households cannot make the necessary repayments using 35% of income rule
Predict whether this is likely to change on the basis of trends in house prices, interest rates and income of lower deciles
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If more than 20% of the population cannot afford to purchase their own housing at present, it is predicted that this situation will not improve if house prices and interest rates increase and therefore repayments are likely to increase at a rate greater than the rate of increase in income of the lower income deciles.
Drawing upon the "35%" definition of housing affordability contained in the Act, a simple "annuity" formula has been developed to assess affordability against four key variables that are central to the analysis. These are: household income; house price; mortgage interest rate; and loan to value ratio.
By combining the projected figures for disposable income distribution and house prices for the county as well as projecting future affordability using maximum house prices, and repayment estimates based upon a 4.5% APR, 25 year mortgage (as a medium range mortgage period), and a 100% LTV ratio (in view of the fact that 100% mortgages are now available), it is possible to establish levels of affordability.
27B 3.2. Estimating Household Income
45B 3.2.1. Household Income The method used in this review to assess and project Household Disposable Income, is similar to that used in the last strategy. Disposable income in this context corresponds with the income definition set out at Section 93(1) of the Act.
The income distribution for South Tipperary was arrived at by combining the following factors.
46B EU SILC Survey The 2006 EU-SILC Survey has been used to find a national household income distribution in this strategy. It is important to identify the distribution of incomes across households, as the households at the bottom end of this distribution are those most likely to experience affordability difficulties. This survey divides households into 10 deciles or tenths. Using this distribution of income it is possible to identify the number of households that will be able to afford a mortgage in accordance with the rule that not more than 35% of disposable household income should be spent on mortgage repayments.
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47
BDeflation factors for South Tipperary The average incomes were adjusted on the basis of assumptions made about the gap between South Tipperary and national levels of household income. CSO data on county-level household incomes was used as the basis for adjustment. Between 1995 and 20034, household income in South Tipperary fluctuated between 86% and 91.9 % of the national average. Over the period this deflation factor averaged 90%. This adjustment enabled the production of an income distribution table for South Tipperary on the basis that the distribution of incomes across the county (once adjusted by the average deflator for South Tipperary) mirrors the national trend.
The following table indicates the distribution of disposable household income in South Tipperary in the immediate past, using the SILC, the average county deflator and an assumed 10% increase in household income in 2007.
Decile Upper Income Threshold Average Income 10 <221.55 184.28 20 344.88 274.86 30 442.13 380.42 40 590.61 484.02 50 765.82 602.47 60 1,000.13 750.06 70 1,251.18 893.95 80 1,581.60 1,080.38 90 2,130.89 1,347.46 100 >2130.89 2,367.75
48B Projecting For Future Income Growth This is a difficult issue to predict, dependent as it is upon many national and international factors. However, recent indications are that the rate of growth in incomes in the lower income deciles (the deciles of interest for this exercise) is unlikely to be greater than the rate of inflation. Indeed, given that state benefits are now at the levels indicated in the programme for Government and given observations regarding the need for wage restraint and predictions regarding a slowing in the rate of economic growth, it is likely that wage inflation over the next period of time will be relatively moderate. As indicated below, it is not considered necessary to carry out a detailed prediction of likely disposable income in South Tipperary, firstly because of the inaccuracies it is likely to contain and secondly because it is the relative movement of house prices, income and interest rates that is the important factor in determining likely future affordability.
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28B 3.3. Estimating Future House Prices Any assessment of housing affordability must correlate estimated incomes with appropriate house price data. The price data used in this analysis has been based upon a review of houses being offered by auctioneers and estate agents at different prices within South Tipperary. This review suggests the following –
! A small amount of housing is available at less than €150,000 though some of these require renovation ! There is a small supply of housing available at prices between €150,000 and €175,000 ! The majority of housing is available at prices over €175,000
On this basis it is proposed that €150,000 be adopted as the minimum current house price for the purposes of this review.
In order to predict future house costs, these value ranges are projected forward based on assumptions about the direction of house prices. For this exercise ‘average price increases’, on a national basis are derived from a variety of considerations. While there has been very high house price inflation over the past number of years, housing demand and prices have fallen somewhat in recent months. It has been predicted that as supply more nearly meets demand, house price fluctuations are more likely to stabilise. However, it is clear from recently expressed opinion that there is no clearly agreed outlook for the future of house prices during the period covered by this review. A variety of predictions include – 1. House prices will experience a continuing significant reversal 2. House prices will start to increase again but at a lower rate 3. House prices will stabilise
The most recent assessment of house prices suggests that they will continue to fall in 2008, perhaps by 5%, but that they will then start to increase again.
The different scenarios reflect different possibilities regarding influential factors that lie outside national control. These include – 1. Future population growth and especially that driven by immigration 2. Interest rate trends 3. The performance of the world economy 4. The impact of the sub-prime mortgage issue
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There are also a number of domestic factors that may impact on demand – 1. Availability of development land 2. Planning policy 3. Capacity and dwelling completion rates in the construction sector 4. Amount of public sector infrastructure investment 5. Investor sentiment 6. National fiscal policies relating to housing including stamp duty
Due to the variety of factors and the difficulty in predicting them it is not surprising that there are different predictions as to the future of the housing market in Ireland. It must also be borne in mind that the rate of decline in house prices in rural areas is not as great as that in major urban areas, since the rate of house price inflation the price/cost ratios were already lower.
For the purposes of projecting house prices in this review, a middle range assumption has been made that house prices will stabilise initially and then will increase at a modest rate. Therefore, it is suggested that the current assumptions should be retained for the future.
This projection is also based on the assumptions that reasonable levels of house provision in South Tipperary will continue and that there will not be any specific factors increasing demand significantly out of line with the national average.
29B 3.4. Estimating repayments The level of repayment that will be required of any household will be based on the value of the house, the loan to value ratio and the interest rate.
House Value As noted above in the context of the house price review, a minimum house price of €150,000 has been adopted as it is unlikely that significant numbers of dwellings will come on the market under that price and those that do will tend to require considerable work to be carried out on them to bring them to a modern standard.
Loan to value ratio 100% loans are now available for first time buyers. It has been assumed that a 100% LTV ratio will apply in terms of repayments as it is unlikely that those in the lower income deciles will be in a position to accumulate the deposit element that would reduce the ratio.
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Repayment periods Repayment periods are increasing all the time. This can have an effect on the loan repayments. For the purposes of this exercise the implications of a number of different housing repayment rates and periods have been considered below.
Interest rates A number of mortgage providers were consulted to assess the repayments that would be required. There is now a wide variety of mortgage products available on the market, with different interest rates and terms and conditions applying to them all. A number of different combinations have been considered though some of the more unusual approaches (interest only mortgages for example) have not been considered.
30B 3.5. Testing for affordability In assessing the likely movement in housing need this review focuses on the lower end of the housing market and income levels. It is unlikely that any significant amount of new housing will be developed at prices lower than €170,000. While some older housing may become available within this category it will be very limited in amount and will generally require that remedial works be carried out. In addition, a review of available housing at present within South Tipperary suggests that the amount of new property that will be available between €150,000 and €170,000 will be limited since the majority of smaller-scale new housing provision is within a price range between €175,000 and €225,000.
Given the range of mortgage products that are available in the market, it was decided to carry out an assessment of a variety of mortgage amounts, mortgage terms and interest rates. The monthly repayments expected for such a range of products is set out below.
Term in Years Mortgage Rate 20 25 30 35 4.50 1103.21 968.58 882.38 828.20 4.75 1126.47 993.05 908.00 855.50 €175,000 5.00 1149.97 1017.81 933.96 883.20 5.25 1173.71 1042.86 960.24 911.30 5.50 1197.68 1068.19 986.84 939.78 5.75 1228.65 1100.94 1021.25 968.63 6.00 1253.75 1127.53 1049.21 997.83
4.50 1008.65 885.56 806.74 757.21 4.75 1029.21 907.93 830.17 782.17 €160,000 5.00 1051.40 930.57 853.91 807.50
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Term in Years Mortgage Rate 20 25 30 35 5.25 1073.11 953.47 877.93 833.19 5.50 1095.03 976.63 902.25 859.23 5.75 1123.33 1006.57 933.72 885.60 6.00 1146.29 1030.88 959.28 91230
4.50 945.61 830.21 756.32 709.89 4.75 965.54 851.18 778.29 733.29 €150,000 5.00 985.69 872.41 800.54 757.03 5.25 1006.04 893.88 823.06 781.11 5.50 1026.59 915.59 845.86 805.52 5.75 1053.13 943.66 875.36 830.25 6.00 1074.65 966.45 899.33 855.28
Account must also be taken of the level of income that would be required if a household were to be able to afford these various levels of repayment and not expend more than 35% of disposable income on those repayments. These income levels are set out in the following table in terms of necessary disposable household income per week.
Term in Years Mortgage Rate 20 25 30 4.5 727.39 638.62 581.79 546.07 4.75 742.73 654.76 598.68 564.07 €175,000 5.0 758.22 671.08 615.80 582.33 5.25 773.87 687.60 633.13 600.86 5.5 789.68 704.30 650.66 619.64 5.75 810.10 725.89 673.35 638.66 6.00 826.65 743.43 691.79 657.91
4.5 665.04 583.89 531.92 499.26 4.75 678.60 598.64 547.36 515.72 €160,000 5.0 693.23 613.56 563.02 532.42 5.25 707.55 628.66 578.85 549.36 5.5 722.00 643.93 594.89 566.53 5.75 740.66 663.67 615.64 583.91 6.00 755.80 679.70 632.49 601.52
4.5 623.48 547.39 498.67 468.06 4.75 636.62 561.22 513.16 483.49 €150,000 5.0 649.91 575.22 527.83 499.14 5.25 663.32 589.37 542.68 515.02 5.5 676.87 603.69 557.71 531.11 5.75 694.37 622.19 577.16 547.42 6.00 708.56 637.22 592.96 563.92
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When these figures are compared with those in the household income distribution table set out above, it suggests that considerably more than 20% of households would be unable to afford to purchase a dwelling at current interest rates and house prices using the 35% rule and even assuming a 4.5% interest rate, a 35 year term and a price of €150,000.
It might be argued that a 40 year term should be used and that a small number of would fall within an affordability threshold if such an assumption were to be made and a 4.5% interest rate adopted. Even if such an approach were used, however, considerably more than 20% of households would still be unable to afford to purchase their own houses.
When account is taken of current interest rates of around 5.75%, assuming a more realistic house price threshold of €160,000 and a repayment term of 35 years, well over 40% would be unable to afford to provide their own housing.
This approach presumes that the decile distribution of household incomes fully reflects the profile of those that are seeking housing. It is possible that more of those seeking housing may be in the higher rather than in the lower income deciles and that those in the lower deciles may already be in adequate housing. Even if this is the case, however, it is still likely that the number of households that cannot afford to purchase their own dwellings would be greater than 20%.
49B Numbers applying for social housing The numbers applying for social housing on an annual basis in South Tipperary can act as a check on the number of households that cannot afford their own dwellings. If it is assumed that the population growth between 2002 and 2006 was spread evenly across the years and that household numbers also increased in the same way, the annual increase in households would have been about 740 in the overall county. In 2007 it is estimated that the numbers applying for social and affordable housing in the county was 720 whiule the figure was 567 in 2008. This would appear to suggest that virtually no new household is capable of affording their own dwelling. This is, of course, not the case. The figures include some ineligible applicants (even though most applicants have, historically been deemed eligible) and it also includes some duplicate applicants. The most important factor, however, is that the figure of 720 new households refers to 720 net new households taking into account those that have ceased either through migration or death and newly formed households. The figure for newly formed households is, therefore, considerably higher than 740. Nevertheless, the figure of 567 applicants in County Tipperary does
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indicate the large number of households that are not capable of providing their own housing.
It should also be noted that in 2008 the following was the distribution of the annual household income of those deemed to have a housing need.
County Clonmel Cashel Carrick Tipperary No. % No. % No. % No. % No. % Up to 10,000 155 41.6 39 15.2 24 27.0 59 44.4 44 37.6 10,001 - 15,000 141 37.8 161 62.9 41 46.1 46 34.6 53 45.3 15,001 - 20,000 42 11.3 28 10.9 11 12.4 11 8.3 14 12.0 20,001 - 25,000 27 7.2 19 7.4 10 11.2 12 9.0 6 5.1 25,001 - 30,000 6 1.6 6 2.3 2 2.2 5 3.8 0 0.0 More than 30,000 2 0.5 3 1.2 1 1.1 0 0.0 0 0.0 Total 373 100 256 100.0 89 100.0 133 100.0 117 100.0
From this it can be seen that the vast majority of applicants had incomes considerably less than that which would be required to acquire a dwelling even assuming the most favourable interest rate and the lowest house price.
Overall, therefore, when regard is had to existing social and affordable housing needs, the distribution of household incomes and the cost of mortgage repayments, it is a safe conclusion that considerably more than 20% of households are not in a position to provide their own housing within the 35% rule.
31B 3.6. Projecting Affordability
In order to project the likely movement in affordability, it is useful to consider the likely relative movement of house prices, interest rates and income as well as income distribution.
House Prices As noted above, there is a general expectation that house prices will continue to ease as supply catches up with demand. There is some disagreement amongst commentators on this matter. However, in the shorter term it is likely that house prices will fall. . It is also likely, however, that house prices at the lower ends of the market will not fall significantly and that as supply is cut back significantly, the recent trend of reductions in house prices is unlikely to continue particularly in the low to medium price categories.
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Interest Rates Interest rates have been at a historic low in the immediate past though they have been increasing in recent times. While it is difficult to predict the precise movements in interest rates and trend is likely to be upwards over the next period of time and they are most unlikely to drop below their present rates in the medium term, though there may be some short-term reductions in response to the current slow-down in the world economy.
Income Assuming no major economic shocks, the Irish economy is likely to continue to grow during the course of the period with which the review deals although growth rates are likely to be considerably less than those experienced in the recent past and are likely to be negative in the short-term. However, the predicted levels of income growth are not likely to offset the combined effects of rising interest rates and house price increases, particularly for those in the lower income deciles. Therefore, those that find difficulty in providing their own accommodation are likely to continue to experience those difficulties in the future. In addition, increased levels of unemployment will impact on the income distribution and bring more households into the lower income deciles.
32B 3.7. Conclusion This section of the report suggests the adoption of a middle range requirement of 700 additional units per year over the coming five years in South Tipperary. This figure is based on historic house completion data and assumes a continued level of in-migration equal to the average of that which occurred between 2002 and 2006. The critical issue addressed in this section is the level of affordability projected for future housing in South Tipperary. Using existing and projected income data, existing and projected house prices and existing and projected interest rates, it is clear that at least 20% of the population will not be able to afford to purchase their own dwelling presently and that this situation is unlikely to change significantly in the period to 2014. If house prices and income deciles change at the levels predicted, then, even at current interest rates, the numbers of households not in a position to afford to purchase their own dwelling would remain static.
In the light of the above it is appropriate that the adoption of a figure of 20% by the Planning Authority as the level of provision of Social and Affordable Housing required for the purposes of the Part V of the 2000 Planning and Development Act as amended is the appropriate course of action.
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4. Particular Categories of Social Housing Need This chapter of the report will examine the nature, level and dispersion of housing needs in South Tipperary. The context within which these matters fall to be considered is significantly different from the circumstances that existed when the last strategy was prepared. In 2004 all Housing Authorities were required to prepare a Social and Affordable Housing Action Plan and this plan addressed the majority of the issues that were addressed under the Social and Affordable Housing Needs part of the last strategy.
It is considered that it would not be appropriate to prepare a strategy that did not take into account the Social and Affordable Housing Strategy prepared by the Housing Authority, particularly since it involved considerable consultation with the same stakeholders that were consulted in the preparation of the previous Housing Strategy.
33B 4.1 Analysis of South Tipperary Social Housing Needs.
The following is an assessment of the breakdown between the various categories of need with respect to approved applicants on the social housing list and as drawn up by the South Tipperary Local Authorities in 2002.
Total ST Co. Clonmel Carric Cashel Tipp Percent Category Count Co. BC k TC TC TC of Total y 1. Homeless 15 0 0 0 0 0 0.0 2. Persons living in accommodation that is unfit 39 2 9 4 1 41 6.3 or materially unsuitable 3. Persons living in overcrowded 57 3 9 8 0 56 8.6 accommodation 4. Persons in need of accommodation on 69 17 14 5 2 75 11.6 medical and compassionate grounds 5. Travellers 19 1 0 1 5 11 1.7 6. Elderly persons 61 13 13 7 11 56 8.6 7. Physically & intellectually 13 3 0 0 0 7 1.1 disabled persons 8. Young persons leaving 0 0 0 0 0 0 0.0 institutional care 9. Persons not reasonably able to meet the cost of the accommodation or to 284 122 62 35 38 363 56.0 obtain suitable alternative accommodation 10. Persons sharing accommodation in- 14 2 3 0 28 39 6.0 voluntarily
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Total ST Co. Clonmel Carric Cashel Tipp Percent Category Count Co. BC k TC TC TC of Total y TOTAL 571 163 110 60 88 992 100.0 By 2005, the following were the relevant figures -
Total ST Co. Clonmel Carric Cashel Tipp Percent Category Count Co. BC k TC TC TC of Total y 1. Homeless 4 0 0 0 0 4 0.45 2. Persons living in accommodation that is unfit 10 0 1 1 0 12 1.34 or materially unsuitable 3. Persons living in overcrowded 15 6 4 9 0 34 3.79 accommodation 4. Persons in need of accommodation on 39 22 9 12 0 82 9.14 medical and compassionate grounds 5. Travellers 16 1 0 3 5 25 2.79 6. Elderly persons 8 3 1 3 2 17 1.9 7. Physically & intellectually 0 2 1 2 0 5 0.56 disabled persons 8. Young persons leaving 0 0 0 0 0 0 0 institutional care 9. Persons not reasonably able to meet the cost of the accommodation or to 376 143 72 59 67 717 79.93 obtain suitable alternative accommodation 10. Persons sharing accommodation in- 1 0 0 0 0 1 0.11 voluntarily TOTAL 469 177 88 89 74 897 100
In 2008 the figures were as follows
Total ST Co. Clonmel Carric Cashel Tipp Percent Category Count Co. BC k TC TC TC of Total y 1. Homeless 1 1 0.11 2. Persons living in accommodation that is unfit or materially unsuitable 8 2 10 1.09 3. Persons living in overcrowded accommodation 22 6 1 4 33 3.59 4. Persons in need of accommodation on medical and compassionate grounds 135 51 34 15 35 270 29.35 5. Travellers 9 1 2 5 17 1.85 6. Elderly persons 10 3 2 1 8 24 2.61
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Total ST Co. Clonmel Carric Cashel Tipp Percent Category Count Co. BC k TC TC TC of Total y 7. Physically & intellectually disabled persons 0 1 16 17 1.85 8. Young persons leaving institutional care 10 4 14 1.52 9. Persons not reasonably able to meet the cost of the accommodation or to obtain suitable alternative accommodation 169 169 90 52 45 525 57.07 10. Persons sharing accommodation in- voluntarily 9 9 0.98 TOTAL 373 237 129 84 97 920 100
From these three tables it can be seen that there has been some change in the categories of need between 2002, 2005 and 2008. These are indicated in the following table and diagram.
2002 2005 2008
Homeless 1.5 0.45 0.11
Unfit accommodation 5.5 1.34 1.09
Overcrowding 7.8 3.79 3.59 Medical and 10.8 9.14 29.35 compassionate Travellers 2.6 2.79 1.85
Elderly persons 10.6 1.9 2.61
Disabled persons 1.6 0.56 1.85 Young persons leaving 0.0 0 1.52 institutional care Not able to meet the 54.5 79.93 57.07 cost Involuntary sharing 4.7 0.11 0.98
Total 100.0 100 100
Actual Number 992 897 920
The most important facts to emerge from this data, however, is that the overall number of applicants is increasing and that those who are not in a position to provide their own accommodation and those that are seeking accommodation on medical and compassionate grounds make up the vast majority of applicants.
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The following diagram indicates the relative percentages of each category of need in 2002, 2005 and 2008.
These changes are understandable as new development and refurbishment removes some categories. It should also be noted that the absolute numbers in some categories are very low and can be dealt with easily in an ongoing manner through the Housing Authority.
Another matter worth referring to is the changing distribution of need between authorities between 2002 and 2008. This indicates that the need in the County area has reduced as a percent of the total from just over 55% in 2002 to just over 50% in 2005 and 40% in 2008.
It might also be noted that the 2002 Action Plan stated that – It is clear that the greatest growth category is in the single parent with a dependent who are unable to afford their own accommodation. However there are significant growth trends in other categories including the single male applicant with no dependents, an increase in young single applicants as a result of the changes in the rent subsidy and the number of separated couples are also increasing.
Of the total of 476, 230 were approved applicants and the breakdown of dwellings sought was approximately 22% one- bedroomed, 47% two-
130 South =Tipperary =Housing =Strategy = 2008 = bedroomed, 30% three-bedroomed and a small amount of four- bedroomed.
In addition, of 168 approved applicants analysed, nearly three-quarters were in need for financial reasons, with about three percent in the elderly category and one quarter in the other needs category.
50B Annual rate of application As noted at Part 3.8. above, the total number of applicants for social housing in South Tipperary in 2007 was estimated at 720. This was broken down as follows –
Percentage Local Authority Applicants of Total
South Tipperary County Council 270 37.5
Clonmel Borough 200 27.8
Carrick-on-Suir Town Council 90 12.5
Cashel Town Council 70 9.7
Tipperary Town Council 90 12.5
Total 720 100
34B 4.2. Distribution of Causes of Need in the County Council Area The accumulated need for the County Council area alone in 2002, 2005 and 2008 were as follows
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Category 2002 2005 2008 1. Homeless 0 4 1 2. Persons living in accommodation that is unfit 25 10 8 or materially unsuitable 3. Persons living in overcrowded 36 15 22 accommodation 4. Persons in need of accommodation on 37 39 135 medical and compassionate grounds 5. Travellers 4 16 9 6. Elderly persons 12 8 10 7. Physically & intellectually disabled persons 4 0 0 8. Young persons leaving institutional care 0 0 10 9. Persons not reasonably able to meet the cost of the accommodation or to obtain suitable 106 376 169 alternative accommodation 10. Persons sharing accommodation in- 6 1 9 voluntarily TOTAL 230 469 373
These figures are shown diagrammatically on the following chart. It is clear from the figures that the demand in the county area is variable and that the two categories of need relating to those that cannot meet the cost of accommodation and those seeking accommodation on medical and compassionate grounds between them make up the vast bulk of the categories of need.
132 South =Tipperary =Housing =Strategy = 2008 =
35B 4.3. Future Social Housing Needs From the Council data it is noted that approximately eleven applications for social housing were received in the County Council area each week in 2008 with a total of 567. Of these 373 or two thirds were regarded as having a housing need.. Given that the net number of private households in County Tipperary increased by about 750 per annum between 2002 and 2006 it is clear that a considerable percentage of new households applied for social housing in that period.
If it is assumed that the social housing need categories remain stable over the period of this strategy, then the total required in each category between 2009 and 2014 would be in line with the population growth, this would give rise to the needs outlined in the following table. If it is assumed that 35% of net new households in the county area require assistance with housing provision, then assuming an average of 750 new households per year as a middle range projection, would give rise to a total need over the six year period in the county area of about 1575 with the following distribution based on that in 2008.
Total Annual Category 2009-14 Average 1. Homeless 2 1 2. Persons living in accommodation that is unfit or materially unsuitable 17 3 3. Persons living in overcrowded accommodation 57 10 4. Persons in need of accommodation on medical and compassionate grounds 462 77
5. Travellers 29 5
6. Elderly persons 41 7 7. Physically & intellectually disabled persons 29 5 8. Young persons leaving institutional care 24 4 9. Persons not reasonably able to meet the cost of the accommodation or to obtain suitable alternative accommodation 899 150 10. Persons sharing accommodation in- voluntarily 15 3 Total 1575 265
133 South =Tipperary =Housing =Strategy = 2008 =
While this pattern may not, of course, be fully reflected in the future, it does indicate the overwhelming demand of the financial category.
36B 4.4. Categories of housing
The following is the distribution of house types that were approved in the different areas of the county as of October 2008 –
1 2 3 4 Local Authority Total Bed Bed Bed Bed
South Tipperary County Council 42 69 34 2 147
Clonmel Borough 106 96 32 5 239
Carrick-on-Suir Town Council 41 25 17 1 84
Tipperary Town Council 35 22 7 11 75
Cashel Town Council 15 50 18 1 84
Total 239 262 108 20 629
From this it can be seen that there is a high demand for the smaller types of housing unit. This reflects the source of demand much of which comes from one parent families, older people and single males. This is also reflected within the County area in the fact that over 90% of households in need of accommodation in 2008 were in had three people or less while 40% were single person households.
There is a variety of ways in which these demands may be met in the future some of which are set out below.
37B 4.5. Provision of housing for those in different need categories
51B 4.5.1. Mechanisms Available
The Local Authority will address the housing needs of those that are not in a position to provide their own housing through a variety of mechanisms. The overall strategy of the Authority will, as far as possible, to assist those that can, with such assistance, provide their own accommodation; to use the private rental sector to assist those who may not require long-term accommodation; to provide rental
134 South =Tipperary =Housing =Strategy = 2008 = accommodation for those that require longer term accommodation; and to work with voluntary organisations to provide accommodation for those in particular need categories.
These mechanisms that will be used by the Authority include – The Rental Accommodation Scheme This scheme was announced by the Government in July 2004 to transfer responsibility for housing SWA Rent Supplement recipients who are deemed to have a long term housing need to local authorities over a four year period. The RAS is a collaborative project between the Department (DEHLG), local authorities, the Department of Social and Family Affairs and the community welfare service. Administered by local authorities the scheme is intended to provide an additional source of good quality rented accommodation for eligible persons, through the Local Authority entering into long-term contracts with landlords for the provision of high quality rental property to appropriate categories of household in need of housing. From the Development Plan perspective, this scheme highlights the need to facilitate the provision of appropriate rental accommodation within suitably located residential developments throughout the county. Affordable Housing As noted above at Part 3, many households are not in a position to obtain a mortgage for the purchase of a dwelling at full market rates. Some households, however, would be able to purchase a dwelling if the cost of a mortgage were lowered. Through the Affordable Housing Scheme the Housing Authority can facilitate some households to purchase dwellings at a price they can afford. However, unless the price of housing is reduced considerably it is not likely that many will be able to afford a mortgage even at the reduced house price. The Council will seek to improve the uptake of the Affordable Housing scheme as it considers that it is one of most efficient, effective and socially desirable methods of facilitating home ownership. It will do this in a number of ways as follows – 1. By requiring that a range of dwelling types and sizes are provided in residential developments. The type and size of dwellings sought will have regard to the size and structure of the population in a particular area and to the needs for social and affordable housing 2. By relating the cost of affordable housing to the capacity of a household to pay an appropriate mortgage and by setting the dwelling cost at a price related to the household’s ability to pay.
135 South =Tipperary =Housing =Strategy = 2008 =
In considering this matter the Council will have regard to the following – a. The net disposable income of the household b. Whether or not members of the household have been and are in secure employment c. The savings history of the household and any savings they currently hold d. The household’s accommodation needs in terms of dwelling size and, in particular, sleeping accommodation needs e. The size of the mortgage that can be obtained by the household on the basis of repayments that do not exceed 35% of the household’s net disposable income f. The connection of the household with the community bin which the wish to reside In any event the Council will not reduce the cost of a house below that which would equate to a mortgage amount the repayment of which would be equal to 35% of the net household income. The Council will also generally not reduce the price of a dwelling by more than a certain percentage which it will set from time to time. 3. By continuing to promote and market the scheme through a variety of methods and in a variety of contexts The Council will also take steps to ensure that this system is not abused. These steps may include – 1. The inclusion of covenants on the deeds of the dwelling requiring repayment of the price differential to the Council in the event of the disposal of the dwelling 2. Requiring purchasers to sign a declaration that they will remain as the owner/occupiers of the dwelling 3. By requiring annual sworn declarations by purchasers that they remain as owner occupiers Shared Ownership Scheme Under this scheme which is available to certain categories of those with housing need, the Local Authority and the applicant both take a share in the dwelling with the intention being that the Local Authority share will decrease over time. The precise structure of this scheme has meant that it has not been widely used but it will continue to be made available by the Local Authority
136 South =Tipperary =Housing =Strategy = 2008 =
Equity Loan While this has not been introduced as of yet, the Government has signalled its intention of introducing a scheme through which the State will take an equity stake in affordable units sold. The purchaser will have the option of either buying out the remaining equity in steps or at the end of a fixed period. It is considered that this new arrangement will have a number of advantages. It will bring greater flexibility to the purchase of affordable housing, allowing buyer’s initial outlay to be tailored to their particular circumstances. This should also have the benefit of facilitating the sale of completed affordable units. It will also make it easier for affordable purchasers to re-locate where their circumstances necessitate this. Implementation of the new arrangement will also introduce equity into the system and provide a basis for achieving greater consistency across the schemes and across different areas of the country. 1999 Affordable Housing Scheme Under the 1999 affordable housing scheme, local authorities provide newly built houses at a discounted price on their own lands. This scheme will be used where appropriate for the provision of a certain amount of housing need. Provision of Affordable Sites This scheme will also be considered by the Housing Authority in certain circumstances where it is clear that there are households who would be in a position to provide their own housing if they were in a position to obtain a building site at an affordable cost. Home Choice Loan For a period of time, the new Home Choice Loan will be available to first time buyers of new houses, subject to a maximum loan of €285,000, and a maximum loan to value ratio of 92%. The loan term will be up to 30 years. A minimum income of €40,000 will apply, and a standard variable interest rate, related to the prevailing rates available from commercial institutions will be applicable (the applicable rate will be determined by the Department of the Environment, Heritage and Local Government). Provision of Loans for House Purchase and Improvement These loans can be provided to certain categories of person who have been refused loans by banks and building societies. There are certain eligibility criteria for these loans and a maximum as to the size of loan that can be provided.
137 South =Tipperary =Housing =Strategy = 2008 =
Social Housing for Rent While particular categories of person in need of housing can be assisted by the provision of housing other than being provided with rented housing by the Local Authority, there will be many who will need housing provided for rent by the Housing Authority through its building and dwelling purchase schemes. The implication of this for the Development Plan is that adequate land is available for provision by the Housing Authority of dwellings for rental occupancy. Improvement works in lieu of housing The Housing Authority can carry out work in lieu of the provision of housing if such work is needed to relieve overcrowding or to remedy structural or other defects. This approach can be particularly effective in helping to maintain households within their communities and to provide additional accommodation as a household expands. The implication of this for the Development Plan is that provision would be made for the expansion of some smaller dwellings when they are being constructed so that works in lieu can be considered by the Housing Authority. Special needs provision Though the numbers are small, special provision needs to be made for the elderly and disabled. Again adaptation and improvement grants are the preferred option in these cases as they facilitate households and individuals remaining within their communities. For older populations living in more isolated areas, relocation to a settlement may be the appropriate outcome. This can be particularly effective where developments are specifically designed with older people in mind. Community and voluntary-based housing schemes can play a particularly effective role in this. As the population of the country ages which will happen over the coming decades, the need for this type of accommodation is likely to increase. The implications for the Development Plan is that where lands in settlements are being identified for development, some areas particularly well located with regard to their proximity to the services required by older people would be reserved for those purposes. The travelling community has particular accommodation needs that need to be catered for also. The Traveller Accommodation Plan is the principal mechanism through which this is put into effect.
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Partnership with Voluntary Housing Associations Voluntary and Community managed housing can provide a significant number of dwellings for a variety of different categories of household. Voluntary organisations can be particularly effective in providing accommodation for those with particular needs where additional services can be incorporated into the housing development. Community-based schemes that address the needs of older people can also be particularly effective within specific areas.
52B 4.5.2. Particular Categories
Those not in a financial position to provide their own housing As noted in previous sections this is substantially the biggest category of need for those not in a position to provide their own housing. All mechanisms will be used to provide for this category of household.
In particular, for younger single-person households, the RAS will be availed of. This is to allow such households and individuals to advance in their working lives and to enhance the possibility of their entering the private housing market.
For single-parent families and new households forming as a result of family dissolution, the RAS may also be appropriate but it is more likely that such families will be accommodated in social housing rented by the Housing Authority.
For families who are not in a position to purchase their own accommodation similar provision will be made, though the possibility of families availing of the affordable housing opportunities will also be investigated.
Traveller Community As noted above a range of mechanisms will be used to provide for the traveller community as laid down in the traveller action plan. It is anticipated that the level of provision of 10 dwellings per year will be continued or increased slightly over the period of the Development Plan. The Development Plan should make provision for some group housing sites following consultation with the Housing Authority. In the 2007 Traveller Census 22 families were noted as having applied for accommodation.
Older People As noted a range of solutions (dwelling improvement, voluntary and community housing schemes and specially designed Local Authority rental housing) will be used to satisfy this need although the RAS may also be suitable.
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People with a disability The carrying out of improvement works and the provision of grants will be the principal mechanisms used to satisfy this need. If a greater need becomes apparent in a particular area voluntary housing organisations will be encouraged to provide appropriate accommodation. Otherwise, the small level of need can be dealt with on an ad hoc basis.
Homeless people, young people released from institutional care and other minor categories. Very few are expected to fall into these categories and can be addressed on an ad hoc basis.
4.6. Conclusion The provision of housing for those with special needs is addressed in the Council’s Social and Affordable Housing Action Plan. This strategy notes the major demand arising from the cost of housing and the lack of capacity of many to address this need for themselves. The Local Authority will address these needs through a variety of the mechanisms outlined above but while the relativity between the cost of housing and incomes remains as it is, the demand may well exceed supply.
It should also be noted that from time to time new and amended housing support schemes are introduced by the Government. Some of these schemes can have significant implications for the ways in which social and affordable housing needs are responded to. The Council will keep such developments under review and amend this strategy as such schemes are introduced.
140 5. Housing Strategy The following is the housing strategy statement for the county of South Tipperary in the light of the analysis outlined above and other considerations generally within the development plan.
39B 5.1. Overall Objective It is the overall objective of this strategy to facilitate where possible through Development Plan policies, the provision of adequate, flexible accommodation for the future population of South Tipperary having regard to the different needs of different sectors.
40B 5.2. Strategic Approach The strategic approach being adopted in this Development Plan is as follows –
1. To have regard to the provision of housing in the functional areas of Clonmel Borough Council, Carrick-on-Suir Town Council, Cashel Town Council and Tipperary Town Council when considering the need for the provision of housing in the functional area of South Tipperary County Council
2. To facilitate the use of the full range of housing support mechanisms available to the Housing Authorities for those that need assistance in the provision of dwellings for themselves
3. To facilitate, where possible, households remaining within their own communities of origin or initial settlement
4. To facilitate the provision of a mix of dwelling types to respond to the variety of housing needs throughout the county
5. To facilitate the provision of a range of tenure types to address the needs of different sectors of the community
6. To make specific provision for the accommodation needs of the travelling community
7. To make provision for affordable housing in all parts of the county
8. To have regard to the character of different settlements when considering the nature of the housing to be provided and, in particular, that being provided to accommodate those with particular housing needs
9. To encourage prior consultation with the Housing Authority when schemes of significant scale are being developed
141 10.To have regard to the need both for social integration and the maintenance of safe, secure and harmonious living environments for all dwelling occupants
41B 5.3. Policies
In order to facilitate the achievement of the overall objective of this strategy and the specific strategic goals the following policies will be adopted by the Planning Authority.
1. In order to facilitate the provision of a range of housing types, it will be a policy of the Planning Authority to require that in larger schemes a mix of house types and sizes be provided. This requirement will be reviewed from time to time and the specific requirements will be related to the nature of household formation and change, demographic change and other considerations.
2. In order to facilitate the development of a range of tenure types and, in particular, to facilitate the Housing Authority in entering into agreements under the Rental Accommodation Scheme, it will be a policy of the Planning Authority to require that apartments be included as part of the dwelling mix in larger residential developments where a mix of tenure types is proposed. The design and scale of apartment blocks shall be appropriate to the nature, scale and built form of the settlements in which they are being provided. In considering the scale of development to be provided the Planning Authority will consult with the Housing Authority regarding the need and availability of such housing types. In areas adjacent to the functional areas of other Planning Authorities, the Planning Authority will have regard to the availability and/or proposals for the provision of apartments for rent within the functional areas of those authorities.
3. In order to facilitate the provision of flexible accommodation that can grow with the needs of a household it will be the policy of the Planning Authority to require that developers will provide for the future extension of smaller individual dwellings and incorporate such flexibility in dwelling design.
4. In order that that the design of one and two-bedroom dwellings have regard to the impact on the quality of life of households or their capacity to accommodate overnight visitors, it will be the policy of the Planning Authority to require that such needs be considered in dwelling design and that any applications for permission made under the Planning and Development Act demonstrate how such need can be accommodated
142 5. In order to facilitate the provision of affordable housing and housing for those that have particular housing needs, generally to require that 20 per cent, of the land zoned for residential use, or for a mixture of residential and other uses, be reserved for the provision of housing for those in the categories outlined in Part 1.3. above or affordable housing or both.
6. In order to facilitate the orderly management of social housing while ensuring that the occupants are not unduly segregated from others, it will be the policy of the Planning Authority to require that such housing be provided in small clusters within larger housing schemes but in a manner that does not unduly identify it as segregated or as not being part of the overall scheme. The design, layout and access to such dwelling clusters shall be used to ensure compliance with this policy objective.
7. In order to facilitate the provision of housing for older people at appropriate locations it will be a policy objective of the Council to identify and reserve areas of land within settlements and close to facilities for that purpose.
8. In order to facilitate the provision of accommodation for travellers it will be a policy objective of the Planning Authority to identify and reserve land for the provision of group housing for travellers.
143 Housing Strategy Appendix One
144 Town / Village Area (ha) Larger Towns Greater Clonmel 152.59 Environs Cahir 136.4804 Cashel 88.52 Carrick on Suir 75.1645 Fethard 50.2099 Tipperary Town 242.458 Killenaule 25.9563 Smaller Towns Ahenny 11.62650 Annacarthy 8.02517 Ardfinnan 52.10730 Ballingarry 14.90810 Ballinure 17.37820 Ballylooby 12.95140 Ballyneill 15.05440 Ballynonty 11.1410 Ballyporeen 42.38630 Ballysloe 5.32060 Bansha 34.9190 Boherlahan 31.11550 Burncourt 14.60720 Cappawhite 28.67010 Clogheen 72.45370 Cloneen 17.84390 Clonoulty 29.72720 Coalbrook 9.68858 Commons 12.80670 Cullen 24.74660 Donaskeagh 15.32110 Donohill 5.65957
145 Town / Village Area (ha) Drangan 17.9340 Dualla 12.21040 Dundrum 46.31550 Emly 27.53830 Faugheen 8.37868 Glengoole 10.35980 Golden 21.76950 Gortnahoo 20.12540 Gouldscross 22.09210 Grange 8.44924 Grangemockler 15.33910 Hollyford 33.80580 Kilfeackle 18.09580 Killusty 9.75913 Kilross 4.13196 Knockavilla 17.17780 Lattin 14.73910 Limerick Junction 14.55160 Lisvarrinane 17.21010 Monard 19.14960 Moyglass 16.52410 Mullinahone 53.57280 Newcastle 21.93750 Newinn 29.50550 Ninemilehouse 12.13370 Rosegreen 19.79580 Rossadrehid 4.40431 Rossmore 9.15827 Solohead 13.47280 Thomastown 13.87290
146