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Tipperary County Council Design and Best Practice Guidelines for Cluster

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Tipperary County Council Design and Best Practice Guidelines for Cluster Design and Best Practice Guidelines for Cluster Housing Schemes in Rural Villages December 2018 The Design and Best Practice Guidelines for Cluster Housing Schemes have been prepared by an Integrated Design Team, working in conjunction with Tipperary County Council, comprising of the following: Kenneth Hennessy Architects Ltd. The Planning Partnership. Martin Peters Associates. Studio Town Land. Maps are printed under licence agreement 2019/10/CCMA/ Tipperary County Council. Publication design: Optic Nerve. Disclaimer Neither the authors (KHA / MPA / TPP / STL) nor the promoters (TCC) are responsible for the consequences of the use of any advice contained in this document by anyone to whom the document is supplied, nor are they responsible for any errors, omissions or discrepancies in the information provided. All Worked Examples and Site Strategy Case Studies are indicative design layouts and are provided for illustrative purposes only. 1 Contents Foreword 2 Introduction 3 Clusters in Rural Villages 4 Village Character 4 Definition and Development of a Cluster 5 Steps to Design and Develop a Cluster 6 Step 1: Planning Policy 7 Step 2: Desktop Study 8 Step 3: On-Site Assessment and Preliminary Site Strategy 10 Step 4: Pre-planning Consultation 12 Step 5: Site Strategy and Design 13 Worked Examples 27 Appendix 40 Desktop Study Checklist 40 List of figures, tables and image credits 41 Abbreviations ACA SAC Architectural Conservation Area Special Area of Conservation DHPLG SPA Department of Housing, Planning and Local Special Protection Area Government TCC NHA/PNHA Tipperary County Council Natural Heritage Area/ ZAP Proposed Natural Heritage Area Zone of Archaeological Potential 2 Foreword Irish Towns and Rural villages have for generations been at the heart of rural communities as places for These ‘Design and Best Practice people to live, to work and to come Guidelines for Cluster Housing together as a community. Schemes in Rural Villages’ present design options for low density housing However, for many years our villages and serviced site schemes to facilitate have faced a decline in population and those who wish to build and design loss of services. Ensuring the future their own homes in existing rural viability of our rural settlements is communities. one of the most important challenges Tipperary County Council’s ambition for national and local policy makers, is that these Guidelines will lead to the stakeholders and communities. development of sustainable homes for Tipperary County Council in response those wishing to live in rural Tipperary to this challenge, and to deliver and will strengthen our villages for the National Planning Framework, generations to come. commissioned these guidelines to encourage, promote and facilitate residential development that meets the needs of rural communities by regenerating villages across the county. 3 Introduction Figure 1: Clustered development in Magherabeg, Mid C19th The purpose of these Guidelines is to provide a best practice toolkit for developers, landowners and consultants to design and develop low density housing The Guidelines provide practical advice through and serviced sites in case study examples of the architectural, rural settlements. planning, landscape and engineering factors that need to be considered and how the design can be influenced by existing village characteristics and the natural and built features of the sites. The Guidelines are supported by, and should be read in conjunction with the County Development Plan polices for residential development in rural settlements. 4 Clusters in Rural Villages Village Character These Guidelines seek to carry on the clachan tradition of clustering houses together in the modern context. Cluster Housing Schemes in villages should be developed in a sustainable way respecting the unique aspects of the village and the site itself, whilst also responding to current economic and social needs. Figure 2: 1816 map of Listrolin, a farm village in Co. Kilkenny, shows farms and houses clustered together 5 Figure 3: Masterplan of site demonstrating consideration and phasing of site development over time Definition and Development of a Cluster A Cluster Development is defined as “a low density housing scheme comprising up to 6 no. detached dwellings on individual sites on lands in or adjacent to a village”. Key Development Principles • A cluster development may be planned and designed as a complete development but may also be developed on a phased basis, where one or a number of units may be built at a time. • The density of each individual site will be influenced by servicing requirements, the character of the village and the natural features of the site. This will be established through the design process. • Plot areas, site subdivision and location of the treatment plant will be informed by whether the site is to be serviced by public services (e.g. connection to waste or water network) or individual on-site services (e.g. private well or waste water treatment system). • Where a serviced site scheme is proposed a design statement shall be prepared to assist future home owners in designing their own Figure 4: Site Strategy without services (Top) bespoke home. and with services (Bottom) 6 5 Steps to Design and Develop a Cluster Scheme STEP 1 Planning Policy STEP 2 Desktop Study STEP On-Site Assessment and 3 Preliminary Site Strategy STEP 4 Pre-Planning Consultation STEP 5 Site Strategy and Design Design and Best Practice Guidelines for Cluster Housing Schemes in Rural Villages 7 STEP 1 Planning Policy The County Development Plan supports and facilitates the growth and development of all towns and villages identified in the Tipperary County Settlement Hierarchy. Cluster Housing Developments, subject to compliance with policies and technical standards will be favourably considered on lands identified for residential development in our villages. A Settlement Plan has been prepared for each of these villages and specific objectives are provided to guide their overall development. Residential Development Policies set County Development Plan Core Aim out in the Plan should be satisfied and regard should be had to the village To facilitate the development of sustainable and socially and site to ensure that the integrity inclusive communities, where high quality housing is and fabric of the village is protected. provided to meet the needs of citizens of the county and The Plan also encourages and growth is integrated with the delivery of community and facilitates a mix of house types that social infrastructure. meet the needs of all life stages of the Policy SC1: County Housing Strategy potential occupants. Policy SC2: Sustainable Residential Development in Towns and Villages Policy SC3: Delivery of Social housing in accordance with Part V of the Act Policy SC4: Residential Development in Rural Settlements Policy SC5: Accommodation for the Elderly Policy SC6: Education Facilities Policy SC7: Childcare Facilities Policy SC8: Community Amenity Policy SC9: Multi-use Community facilities Policy SC10: Better Accessibility for the Community 8 5 Steps to Design and Develop a Cluster Scheme STEP 2 Desktop Study A ‘Desktop Study Checklist’ is set out in the Appendix to facilitate this assessment, to identify the characteristics and key features of the site and consider broader issues that affect the village and site. This checklist includes: • Planning history of site, • Natural Heritage, • Built and Cultural Heritage, • Infrastructure (including water, roads and flooding). Infrastructure Conservation Desktop Study Planning History Built Heritage Design and Best Practice Guidelines for Cluster Housing Schemes in Rural Villages 9 Table 1: Key factors for consideration in desktop study of site FACTOR DETERMINES KEY LINKS PLANNING RELEVANCE Key issues that may form part of the assessment of the Planning Authority, Planning Developments that may have been www.tipperarycoco.ie e.g. permitted schemes around the site, History permitted or refused on the site. Flood Risk Assessments, Archaeological Impact Assessments. Proximity to: • Natura 2000 designated sites: SAC The potential requirement for reports to Natural (Special Areas of Conservation) or SPA www.npws.ie be submitted with a planning application, Heritage (Special Protection Areas). www.tipperarycoco.ie such as an ecological assessment, a Natura • Natural Heritage Areas (NHAs). Impact Assessment or a bat survey. • Potential for Protected Sites. Proximity to: The potential for the built heritage structures • Protected structures (as identified in and features to be incorporated into the the County Development Plan) www.tipperarycoco.ie design and/ or view vistas to be considered. Built and www.buildingsofireland.ie Cultural • National or Recorded archaeological The potential requirement for reports to Heritage monuments (as identified in ‘The www.archaeology.ie be submitted with a planning application, Record of Monument and Places’) www.heritagecouncil.ie such as an Architectural or Archaeological • Features of place making Impact statement including a Visual Impact e.g. stone walls Assessment. • Whether the site is or can be serviced Determines whether a connection can be by a public water supply and public made to existing services and/or if on-site www.tipperarycoco.ie waste water sewer or public surface treatment should be considered. (for GIS) Water water drain. Pre-connection application to be made www.epa.ie Services • Capacity of the waste water where applicable. (for un-serviced sites)
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