Marlfield Local Area Plan 2013.Pdf

JANUARY ARLFIELD OCAL REA LAN 2013 M L A P 2013

South Tipperary County Council | Forward Planning Section

Marlfield Local Area Plan (LAP) 2013 as adopted by the Elected Members of South Tipperary County Council on the 3rd December 2012, effective from the 9th January 2013 Marlfield Local Area Plan 2013

Contents 1.0 Introduction ...... 2 1.1 Composition of the LAP ...... 2 1.2 Strategic Environmental Assessment & Appropriate Assessment ...... 3 1.3 The LAP, the Elected Members and the Community ...... 3 1.4 Relationship with other Plans and Guidelines ...... 4 2.0 Marlfield in Context ...... 6 2.1 Infrastructural Issues...... 7 2.1.1 Water Supply ...... 7 2.1.2 Waste Water and Surface Water ...... 7 2.1.3 Roads ...... 7 2.1.4 Flooding ...... 7 2.2 Development Vision & Land Use Zoning ...... 8 2.2.1 Evidence Based Approach & Land Use Zoning ...... 8 3.0 Policies & Objectives for the Plan Area ...... 10 3.1 Village Centre Development ...... 10 3.2 Residential Development ...... 10 3.2.1 Residential Development in Marlfield Village ...... 10 3.2.2 Residential Development on Agricultural Lands ...... 11 3.2.3 Development of a Single Dwelling in the Walled Garden Site ...... 12 3.3 Tourism Development ...... 13 3.4 Amenity ...... 14 3.4.1 Pedestrian Accessibility ...... 14 3.5 Flood Risk ...... 14 3.6 Non conforming Uses ...... 16 3.7 Specific Development Objectives...... 16 4.0 Land Use Zoning ...... 18 4.1 Land Use Zoning Objectives ...... 18 4.2 Land Use Zoning Matrix ...... 19 Appendix 1: Stage 1 & 2 Flood Risk Assessment...... 20 Appendix 1A ...... 28 Appendix 1B ...... 30 Appendix 2: Marlfield Village Design Statement ...... 32

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Marlfield Local Area Plan 2013

1.0 Introduction The Marlfield Local Area Plan (LAP) 2013 covers the six year period from 2013 – 2019 and the area to which the LAP relates is defined on Land Use Zoning Map 1. This LAP replaces the previous Marlfield LAP 2006. In accordance with the Planning and Development Acts 2000 – 2011, the Marlfield LAP consists of a written statement and maps indicating local objectives for the planning and development of the local area. This may include objectives for community facilities and amenities and standards for the design of developments and structures. The LAP has been prepared in accordance with the requirements of the Planning & Development Acts 2000 - 2011 and the Planning & Development Regulations 2001 – 2011. The LAP is required to be consistent with the objectives of National Planning Policy, the Regional Planning Guidelines that apply to the area of the plan and the South Tipperary County Development Plan (CDP) 2009 – 2015 and the Core Strategy.

Only local planning issues specifically relevant to Marlfield and not addressed in the CDP 2009 will be addressed in the Marlfield LAP 2013. Therefore it is essential that this LAP is read in conjunction with the CDP 2009 – 2015 or any review thereof.

The aim of the LAP is to establish a blueprint for the planned, coordinated and sustainable development of Marlfield to 2019 and beyond. It is a statutory document and sets out a vision for the development of Marlfield, provides guidance as to how the vision can be achieved, what new developments are needed, and where public and private works are required. This LAP outlines the planning policies, objectives and standards for Marlfield. All planning applications for consideration within the plan boundary during the lifetime of the LAP Plate 1: Entrance to St Patrick’s will be assessed under the provisions of the LAP. Church

1.1 Composition of the LAP The LAP consists of the written statement and maps which may include—

A. Objectives for the zoning of land for the use solely or primarily of particular areas for particular purposes, or B. Such other objectives in such detail as determined by the planning authority for the proper planning and sustainable development of the area, including the objective of development of land on a phased basis and detail on community facilities and amenities and on standards for the design of developments and structures.

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1.2 Strategic Environmental Assessment & Appropriate Assessment It is a requirement of the Planning and Development Acts 2000-2011 that the LAP contains information on the likely significant effects on the environment of implementing the plan.

Article 6(3) of the Habitats Directive1 requires that Appropriate Assessment (AA), or screening for AA, be undertaken to determine the impact of plans and projects on Natura 2000 sites [Special Areas of Conservation (SAC’s) or Special Protection Areas (SPA)], which includes the Lower River Suir SAC within the Marlfield LAP boundary. The Council undertook the screening process for the Proposed Marlfield LAP, the Proposed Material Alterations and the amendments made following the public consultation period Plate 2: Lower River Suir at Marlfield on the Proposed Material Alterations and concluded that an AA is not required.

The Strategic Environmental Assessment Directive2 requires Strategic Environmental Assessment (SEA) Screening in the case of an LAP where the population concerned is less than 10,000. SEA Screening was also carried out for the Proposed Marlfield LAP, the Proposed Material Alterations and the amendments made following the public consultation period on the Proposed Material Alterations and it was determined that SEA is not required for the Marlfield LAP.

Both the SEA and AA Screening Reports are available for public viewing as a separate document.

1.3 The LAP, the Elected Members and the Community The statutory process for the preparation and adoption of the LAP is set out under Section 20 of the Planning and Development Act 2000-2011. Under this Section it is stated that;

“A planning authority shall take whatever steps it considers necessary to consult the public before preparing, amending or revoking a local area plan including consultations with any local residents, public sector agencies, non-governmental agencies, local community groups and commercial and business interests within the area”.

The Planning Authority undertook a four week Pre-Draft Public Consultation period with stakeholders, local interest groups and community groups etc from the 19th December 2011 to the 24th January 2012 during which written submissions/observations were invited.

Twelve submissions were received during the Pre-Draft Consultation period and the issues raised under these submissions were fully considered under the Report prepared on the Pre-Draft Consultation Period and were incorporated into the Proposed LAP where appropriate.

1 EU Habitats Directive (92/43/EEC) 2 European Union Strategic Environmental Assessment (SEA) Directive (2001/42/EC)

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A Proposed LAP was prepared and placed on public display for a six week period from the 11th May to the 25th June and written submissions on the Proposed LAP were invited during this time. 12 submissions were received during the public consultation period on the Proposed LAP. Following this second period of public consultation a Managers Report was prepared considering submissions received. A number of Elected Member’s Workshops were facilitated before Proposed Material Alterations were placed on public Plate 3: Marlfield Lake display and submissions invited from the 21st September to 19th October 2012. There were 4 submissions received during this public consultation period. The 4 submissions were addressed under the Section 20(3)(k) Manager’s Report. In accordance with the provisions of Section 20(3)(o) of the Planning and Development Act, 2000 – 2011 the Elected Members of South Tipperary County Council resolved that the Draft Marlfield LAP 2012 as amended by the Proposed Material Alterations and the recommendations of the Section 20(3)(k) Manager’s Report be made and be deemed to be the Marlfield LAP 2013 on the 3rd December 2012. The LAP came into effect on the 9th January 2013.

1.4 Relationship with other Plans and Guidelines The South Tipperary CDP 2009 – 2015 is consistent with national, regional and local planning legislation and policy.

Under the CDP 2009 – 2015;

• Marlfield is identified as a Settlement Node to cater to local population increases. • Under the CDP/Core Strategy new multi-unit proposals for residential development (where Part V applies) are required to submit a Development Impact Assessment (DIA) to determine additional community/amenity facilities required to service the new development. The CDP also sets out the requirements for a Justification Test to be undertaken where 10% or more of land zoned for new residential use is already committed to development and/or where construction has commenced. • There is an Architectural Conservation Area (ACA) designated in the village centre (see Map 2). • It is a Specific Infrastructure Objective of the Council to seek to improve the rural walk between Clonmel and Marlfield along Pond Road and the interchange with Moores Road and Patrick’s Well Road. • The CDP includes the Record of Protected Structures (RPS) for the County as revised in 2010. The RPS identifies 23 Protected Structures within the Marlfield LAP area (see Map 2). • The CDP should also be consulted with respect to the listed trees, protected views and registered sites and monuments within the Plan area (see Map 2).

The Marlfield LAP is being reviewed taking the CDP and associated Core Strategy, the character of the settlement and the vision for the future development of the area fully into consideration and it is considered that the policies and objectives of the LAP are consistent with the CDP.

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2.0 Marlfield in Context Marlfield is located three km to the east of Clonmel and the recent outward expansion of the town has resulted in only a small area of undeveloped agricultural land remaining between the village and the built up area of Clonmel. The Waterford – Limerick N24 National Primary Route adjoins the LAP boundary to the north whilst the River Suir adjoins the LAP boundary to the south. The Waterford – Limerick railway line also traverses the plan area. The LAP area comprises 976 ha and is located within the Inishlounaght Electoral Division (ED). The Clonmel and Environs Development Plan sets out the policies and objectives for lands to the north and east of the LAP area. Agriculture is the predominant land use within the LAP area, the LAP area is also characterised by a compact village centre, Marlfield House, Marlfield Lake and St Patricks Well. There are 222 residential properties within the Plan area, equating to a population of approximately 6153 (see Map 3). These are the principle physical features of the area; they provide constraints and opportunities for the future development of the village.

3 The Geodirectory Database indicated that there were 222 residential addresses within the Plan area. The 2006 Census of Information determined that there was an average of 2.77 people resident in each household in South Tipperary.

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2.1 Infrastructural Issues

2.1.1 Water Supply Marlfield is currently supplied from the Ardfinnan Rural Water Supply Scheme and has benefited from recent Water Conservation Works that has improved supply to the area. However there is a substantial draw on the scheme, partly due to deficiencies in other schemes within the county. Taking cognisance of these deficiencies the Council proposes to upgrade the Clonmel Town and Rural Water Supply Scheme considerably. The upgrade will provide for the provision of new water treatment plants, improved distribution network, additional storage and the use of new raw water sources. The Clonmel Town and Rural Water Supply Scheme is included in the Water Services Investment Programme 2010-2012. It is currently proposed to develop a Water Treatment Plant, reservoir and associated works in Marlfield. Marlfield will benefit from these improvements in supply of potable water and in the improvements in quality of potable water.

2.1.2 Waste Water and Surface Water The waste water network in Marlfield has been developed in recent times. In general, existing foul effluent now discharges to strategically placed municipal waste water pump stations that discharge to the municipal foul sewer network via rising mains. Foul effluent originating in Marlfield now discharges to the Clonmel WWTP. The waste water system was designed and installed to cater for future commercial and residential development.

2.1.3 Roads As a result of the number of roads traversing the village and the proximity of the village to Clonmel, the village road network can become busy at peak times, an issue which is compounded by the general deficit in pedestrian facilities due to narrow carriageway widths on a number of the roads. Public concerns have been raised regarding the speed and volume of traffic traversing the village and also the lack of pedestrian facilities and crossing points in the village centre and throughout the LAP area. A number of issues with regard to the improvement of pedestrian safety within the village have been identified through the public consultation process and relevant issues have been identified as specific objectives in the LAP. As opportunities arise, the Council will seek to implement these objectives.

2.1.4 Flooding In accordance with the Planning System and Flood Risk Management Guidelines a Stage One and Stage Two Flood Risk Assessment has been undertaken in support of the LAP and the precautionary approach has been adopted i.e. lands at risk of flooding have been identified for low vulnerable land uses (see Appendix 1).

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2.2 Development Vision & Land Use Zoning Owing to the scenic location, natural assets, existing tourism attractions and proximity to Clonmel Marlfield has potential for development as a tourism destination. It is however essential that any new development is of a sustainable scale and does not detract from the existing rural character and high quality amenity of the Plan area. Consequently the development land banks and “uses” are carefully selected and located to ensure village vitality and vibrancy while protecting the scenic and visual amenity assets of the Plan Area. The manner in which the evidence based approach is implemented including the amount of land zoned for the various land uses is set out in Section 2.2.1 below.

2.2.1 Evidence Based Approach & Land Use Zoning In accordance with the Guidance Note on Core Strategies (DoEHLG November 2010) and the Local Area Plans Public Consultation Draft of Guidelines for Planning Authorities (DoECLG June 2012) this LAP is set firmly within the parameters of the settlement strategy for the County to ensure consistency and co-ordination. Marlfield is identified as a Settlement Node under the County Settlement Strategy and its function is to cater for local population increases. The village is also located on Tier 5 Level 3 of the County Retail Hierarchy and in this respect its purpose is to provide for local shopping needs i.e. rural shop. The concept map below illustrates the relationship between the LAP and the wider spatial context of the CDP.

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The identification of 2.1 ha for village centre development is appropriate to the scale and development vision for Marlfield. The population of the Plan area is approximately 615 persons and it is considered that 4.6 ha (indicative density being 10 per ha) is sufficient to cater to natural local population increases whilst allowing for housing choice and availability of land etc. The lands identified for new residential development are considered to be the most suitable lands owing to their location relative to the village centre, proximity to existing infrastructure added to the fact that the development of these lands will not have a negative impact on the identified views and scenic areas within the Plan Boundary. As previously set out Marlfield has the potential to cater to a limited and sustainable tourism product and 164 ha have been identified for Integrated Tourism and Recreation Lands. The amount of land zoned for the various land uses under both the LAP 2006 and the current LAP 2013 is set out in Table 1 below:

Table 1: Lands Zoned for each land use Land Use Marlfield LAP 2006 (ha) Marlfield LAP 2013 (ha) Change Village Centre 11.9 2.1 -9.8 Existing Residential 0 8.6 +8.6 New Residential 13 4.6 -8.4 Settlement Gap 4.6 0 -4.6 Amenity 278 58.52 -219.48 Agriculture 671 681 +10 Waste Management 0.8 0 -0.8 Integrated Tourism and 150 164.37 +14.4 Recreation Lands

The manner in which the Marlfield LAP satisfies the Core Strategy Requirements with respect to residentially zoned lands is set out in Table 2 below;

Table 2: Core Strategy Table Core Strategy Housing Lands zoned Lands Zoned Housing Housing Excess in Population Requirement for new for New Yield Yield ha Increase 2012 - residential Residential (Residential (Other 2018 development Development Lands) Lands) under under Marlfield Marlfield LAP LAP 2006 2013 31 12 13 ha 4.6 ha 46 50 3.4 ha (Note 1) Note 1: Includes development of residential units associated with the Integrated Tourism Development.

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3.0 Policies & Objectives for the Plan Area

3.1 Village Centre Development Approximately 2.1 ha have been zoned to provide for village centre development of a scale appropriate for a settlement node and serving local needs. Proposals for development on lands zoned for Town Centre shall be in compliance with the Retail Planning Guidelines (DoECLG April 2012) and accompanying Retail Design Manual and the County Retail Strategy 2010 or any amendment thereof and comprise of mixed use development which contribute to the character of the area and serve the residential and tourism focus of the village.

Policy 1: Village Centre Development

It is the policy of the Council to permit new commercial and retail uses which are appropriate in size and scale to accommodate local needs, such uses shall be located within the village centre only. Some local indigenous employment uses may be accommodated here provided it is of a scale appropriate to the village setting, existing infrastructure has the capacity to accommodate same and adjoining uses are not adversely affected.

3.2 Residential Development

3.2.1 Residential Development in Marlfield Village Marlfield is a small village settlement which was developed in tandem with the development of Marlfield estate and the associated distillery. The village is centred on a number of roads, and is characterised by its historic buildings, natural sloping landscape, river Suir, mature trees, streetscape, parklands and pleasant village centre. Therefore new development will be required to comply with the policies and objectives of the CDP and this LAP including the Village Design Statement (Appendix 2).

Policy 2: Village Residential Development

It is the policy of the Council to permit housing development on residentially zoned lands within the plan area subject to the proposed development satisfying all relevant policies and objectives of the CDP and the Marlfield LAP.

Proposed multi-unit Residential Development will only be considered appropriate where it;

• Is located on appropriately zoned lands • Proposals for residential development where Part V applies will be required to satisfy the DIA and Justification Test requirements (see CDP for Guidelines regarding same). The development of holiday homes ancillary to a hotel/recreation development will not be required to submit a Justification Test. • Conforms to density requirements and enhances the character of the area and compliments the unique sense of place. • Proposed Residential development shall have an average density of 10 units per hectare, the redevelopment of existing buildings may lend itself to higher densities however this is at the discretion of the Council.

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• All proposed house designs shall incorporate elements of vernacular house designs prevalent in the area. • Layout of new residential development will be required to ensure that the development creates its own identity, road and access layouts shall be traffic calmed by design and there shall be a high quality of landscaping throughout. • Building heights shall be a maximum of two stories. • Retention of existing masonry boundary walls and incorporation of existing vegetation into boundaries and the use of soft boundary treatment throughout. • Proposed development satisfies the Standards for Residential Development, the Development Impact Assessment, Justification Test and the Open Space requirements set out in the CDP and this LAP.

3.2.2 Residential Development on Agricultural Lands The Council recognises that the Marlfield area is a desirable residential area and is vulnerable to excessive development. It is necessary therefore that permanent residential development is properly managed. The purpose of the agriculturally zoned lands is to provide for agricultural needs, to protect and enhance rural amenity and to ensure that any development does not compromise the potential of the lands to be developed in a co-ordinated manner at a future date. However the Council recognises the need to allow for limited development of rural housing, on agriculturally zoned lands in accordance with all relevant policies and objectives of the CDP to persons who have a genuine need to reside in such areas providing that the overall objective of this land use zoning is not compromised or prejudiced. The development of one off housing on lands zoned for agricultural land use under the Marlfield LAP will only be permitted where Policy 3: Individual Houses on Agriculturally Zoned Land is satisfied or where the proposed development of a single dwelling will assist in the continued conservation of a protected structure for which a sustainable agricultural use cannot be identified and where the visual amenity of the area is not adversely impacted (see Section 3.2.3). Consideration will also be given to the need to reserve some lands free from development in order to provide a clear demarcation between Marlfield Village and the Clonmel Urban area, to protect the identify of Marlfield Village.

Policy 3: Individual Houses on Agriculturally Zoned Land

It is the policy of this Council to facilitate individual houses on agriculturally zoned lands within the Plan area at locations removed from the N24 National Primary Road;

Where the proposal is for an individual house; and

(a) It is being made by a farmer of the land or a direct descendent of a farmer of the land, and;

(b) It is not possible to locate the house on other lands within the family landholding and outside the pressure area; and

(c) The house design, siting and layout is in accordance with the Rural Design Guide for Individual Houses in the Countryside (available as a separate document); and

(d) The house is for that persons own use; and the applicant has a housing need; and

(e) The applicant can demonstrate that he/she is eligible under the above criteria

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(f) The proposed development will not prejudice the potential future development of the landholding.

(g) The proposed development is not in an area at risk of flooding

Connection to the Public Sewer

Policy 4: Connection to the Clonmel Municipal Waste Water System

As opportunities arise, within the limitations of financial constraints and capacity of the sewer collection system, the Council will seek the connection of individual dwellings to the public sewer. All connection shall be carried out to the technical satisfaction of the Planning Authority and the existing septic tank shall be decommissioned and site reinstated to the satisfaction of the Planning Authority.

3.2.3 Development of a Single Dwelling in the Walled Garden Site Where an application is to be prepared for a single house on the Walled Garden Site consultation between the applicant and the planning authority should take place at pre-planning stage in the interests of good conservation.

Any application shall be required to be supported by an Architectural Heritage Impact Assessment undertaken by a suitably qualified Conservation Professional. The assessment should contain an evaluation of the quality and importance of the Walled Garden. In addition, it should contain a comprehensive assessment of the implications of the development for the character of the structure and the area in which it is located. This should highlight how the elements of this character (those which contribute to its special architectural, historical, archaeological, artistic, cultural, scientific, social and/or technical interest) would be materially altered by the development. In addition the Impact Assessment shall set out how the location, scale, design and entrance have had regard to the Protected Structure.

Proposals for the conservation of the Walled Garden should be made and considered together with those for any new dwelling. The planning application shall include for a reasonable and considered phased approach to the conservation works required to the Walled Garden to ensure that conservation works to the protected structure are satisfactorily carried out.

Plate 4: Walled Garden

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3.3 Tourism Development As set out under Section 2.2 the development vision for Marlfield provides for the planning within the LAP Boundary of Sustainable Integrated Tourism and Recreation Uses separate, but complimentary to the County Town of Clonmel and the wider hinterland.

Policy 5: Tourism Development

It is a policy of the Council to support the tourism industry and encourage and facilitate sustainable tourism ventures at appropriate locations within the plan area.

Policy 6: Integrated Tourism Venture

It is the policy of the Council to permit an integrated tourism and recreation venture within the plan area on lands zoned for Integrated Tourism and Recreation as set out on Map 1. The favourable consideration of any proposal will be subject to such development being in accordance with an agreed Framework Plan for the lands. Any Framework Plan shall be in accordance with the relevant policies and objectives of the CDP and the policies, objectives and requirements of the Marlfield LAP. The Framework Plan shall be prepared by the developer(s)/applicant(s) to the written agreement of the Council.

An Integrated Tourism and Recreation venture shall take the form of a substantial strategic high value, high quality based tourism product supported by a high quality hotel with conference facilities. The Council will consider the delivery of the above through a phased framework plan, the phasing of which will be agreed with the Council and dependent upon the type of product proposed. Appropriate supporting ancillary development may include a small number of clustered residential units, however any proposal for residential development on Integrated Tourism and Recreation Lands should provide that the associated residential units be used for purposes associated with the hotel/recreation amenity only. Ancillary development can be considered over all phases and shall share infrastructure and facilities with the base facility, including making use of existing brownfield sites. The Framework Plan shall ensure that any new builds respect and support the amenity and environmental qualities of the area in terms of siting, design and quality.

The Framework Plan shall identify and provide for the incorporation of existing vegetation, hedgerows, trees and natural features into the proposed development, improved pedestrian and vehicular linkages between the village centre and the proposed development and the connection of all sewer and water services to the existing public network.

No development will be permitted on the Integrated Tourism and Recreation Lands prior to the submission of a satisfactory Framework Plan for the written agreement of the Council. This should be submitted for agreement at the Pre-Planning Stage. The Integrated Tourism and Recreation Lands adjoin the Lower River Suir Special Area of Conservation (SAC) and include areas at risk of flooding and any framework plan and development proposal should include full consideration of these constraints including water quality from drainage, storm runoff attenuation, disturbance to breeding otters and effects on water crayfish and crowfoot/starwort (river plant) communities.

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Plans and projects which would be likely (either individually or in combination with other plans or projects) to give rise to significant adverse direct, indirect or secondary impacts on the integrity of any Natura 2000 sites having regard to their conservation objectives, shall not be permitted on the basis of this LAP unless imperative reasons of overriding public interest can be established and there are no feasible alternative solutions.

3.4 Amenity The rural landscape comprising the upland and sloping contours down to the River Suir, low lying areas, parklands and wooded slopes all contribute to the high scenic and visual setting of the Marlfield Area. It is necessary to protect this high quality asset and manage its development. It is also recognised that agriculture is the predominant land use of the area and there is a need to facilitate agricultural development. In this respect amenity and agricultural areas are distinguished from one another. The low lying areas and areas along scenic views are zoned for amenity use and are subject to more stringent development policies. The remainder of the area is zoned for agricultural purpose. Future development will be assessed under Policy 7 below in order to ensure the character of the area is not reduced.

Policy 7: Protection of Amenity

It is the policy of the Council to protect the special character of the lands zoned for amenity land use and any development that enhances the special landscape, character and scenic amenity of the area will be considered.

Within amenity lands, any new development which is not related directly to the natural amenity, leisure or agricultural potential of the area will not be permitted (see Land Use Zoning Matrix for acceptable uses). Agricultural buildings will be required to be low rise and well screened in order to protect the residential amenity of the area.

3.4.1 Pedestrian Accessibility The settlement is a popular attraction for pedestrians from Clonmel and the surrounding areas however the village suffers from a lack of pedestrian facilities and crossing points and this plan endeavours to address this issue through the use of Specific Development Objectives set out under Section 3.7 below.

3.5 Flood Risk A Stage Two Flood Risk Assessment has been undertaken in support of this LAP (Appendix 1). The outcomes of the Stage Two Flood Risk Assessment have informed the Land Use Zoning Map. The LAP has adopted the precautionary approach and lands subject to flooding, with the exception of a small area of village centre and existing residential lands, have been zoned for tourism/amenity/agricultural land use. Tourism/amenity/agricultural zoned lands at risk of flooding will only be viewed as suitable for appropriate less vulnerable development and water-compatible development as described in Section 3.5 of the Flood Risk Management Guidelines where same uses are acceptable under the Land Use Zoning Matrix and other relevant policies and objectives of the LAP. It is considered that using this methodology the avoidance principle of the sequential approach has been met and there is no requirement for the LAP to proceed to a Stage Three Flood Risk Assessment.

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Whilst this LAP has adopted the precautionary approach in terms of zoning lands subject to flooding it is considered that low vulnerability uses or water compatible uses which are seen as appropriate may have an impact on Flood Risk. In addition during the lifetime of this LAP the amount of lands subject to flooding may increase beyond that indicated at this time. Therefore the Planning Authority will require applications in areas at risk of flooding to be supported by a comprehensive flood risk assessment. All Flood Risk Assessments should have regard to national flood hazard mapping, predicted changes in flood events resulting from climate change and the River Suir Catchment Flood Risk and Management Plan when completed by the Office of Public Works (OPW). Policy 8 sets out the requirement whereby applications will be required to be supported by a Flood Risk Assessment.

Policy 8: Flood Risk Assessment

The Council will require a comprehensive Flood Risk Assessment for proposals in an area at risk of flooding, adjoining same or where cumulative impacts may result in a flood risk elsewhere, in low lying areas and in areas adjacent to streams.

In addition South Tipperary in conjunction with the OPW commissioned Mott MacDonald to prepare a ‘Marlfield Lake Flood Study’; this was produced in August 2011. It identifies an area at flood risk in the centre of Marlfield village which occurs after heavy rainfall. This highlights a need for works to be carried out to alleviate the risk of flooding at Marlfield Lake. South Tipperary County Council has applied to the OPW for funding to undertake these works.

Plate 5: Lower River Suir at Marlfield

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3.6 Non conforming Uses There are a number of non-conforming uses within the Plan area i.e. Rathkeevin National School, Nursing Home and Public House. The expansion of existing minority non-conforming uses will be allowed where such use contributes to the economic and social well being of the area as a whole and does not inhibit the development of adjoining lands in conformance with the land use zoning designation. Where the continued expansion/operation of such uses is incompatible with the predominant land use zoning of the area, they will be encouraged to relocate to more suitably zoned lands.

Policy 9: Non-conforming Uses

Where residential/commercial/education/employment uses exist as non-conforming but long established activities, it is the policy of the Council to facilitate their continued operation where appropriate. The Council will consider proposals to expand existing facilities on a case-by-case basis where it is considered that the proposal contributes to the economic and social well being of an area as a whole and does not inhibit the development of adjoining lands in conformance with the land use zoning designation. Where such uses have ceased the Council will generally only consider redevelopment for new uses that conforms to the land use zoning for the area.

3.7 Specific Development Objectives DO 1 All new development applications will be required to respect and enhance the unique character of the village displaying high qualitative and quantitative design standards, incorporating natural features and retaining hedgerows, boundary walls, gates etc where appropriate.

DO 2 Depending on the appropriate funding being identified the Council will improve pedestrian facilities/walking routes within the LAP boundary, particularly on Sandybanks and along the Riverside, from Patricks Well Cross to the Cahir Road Roundabout and along the Lake Road – Moore’s Road Loop.

DO 3 As opportunities arise the Council will seek to carry out traffic calming throughout the village in conjunction with junction, pavement/footpath, road marking and general road/pavement improvements.

DO 4 The Council will implement appropriate weight restrictions on Moores road linking the village to Patrickswell cross in order to improve pedestrian safety along this route.

DO 5 Where opportunities arise the Council will facilitate the maintenance and improvement of Marlfield Lake with a view to causing minimal disturbance to the environment and habitats therein.

DO 6 The Council will provide for a Water Treatment Plant, Reservoir and associated works to the north of the railway line and south of the N24 as indicated on the Specific Objectives Map.

DO 7 The Council will require that all masonry walls which contribute to the character of the area are retained as part in any development proposal and the removal of these walls will be resisted.

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DO 8 The Council will provide for/improve public lighting on Moore’s Road between Abbey View and the Village Cross, at Patricks Well Cross and at the entrance to St Patricks Well.

DO 9 The Council will require the visual enhancement of existing entrances as part of any new development proposals and a condition requiring improvement works will be attached to grants of planning permission where appropriate.

DO 10 New directional/heritage and local interest signage will be provided at Condon’s Cross and St. Patrick’s Well Cross; any signage will be erected as and when appropriate tourist number thresholds are achieved or when consent is received from the NRA, and will be designed in accordance with the NRA Guidelines on Tourism Signage.

DO 11 The Council will support the delivery of an access point to St Patrick’s Well for people with mobility needs as and when the necessary land and associated funding become available.

DO 12 The Council will support the repair of the remaining sections of the Ha-Ha along the Knocklofty Road.

DO 13 The Council will seek to improve access facilities for people with mobility needs in line with the recommendations of the Accessibility Audit for the County.

DO 14 The Council will investigate the possibility of providing a playground within the LAP area.

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4.0 Land Use Zoning

4.1 Land Use Zoning Objectives Zone Objective Village Centre To preserve, enhance and/or provide for village centre facilities. Proposals for development on lands zoned for Village Centre are to comprise of mixed use developments consisting of a combination of retail, office, service, community and/or residential uses. Existing Residential To preserve and enhance existing residential amenity. New Residential To provide for new residential development. Proposals for development on lands zoned for new residential shall provide for a range of housing types, sizes and finishes. Proposals may include cluster developments, serviced sites, large plot sizes, extendable dwellings and executive style housing. Higher densities will be dependent on high qualitative standards being met. Integrated Tourism To provide for an integrated tourism venture, based on major high quality & Recreation facilities such as golf course/sporting facility, the River Suir and a high quality hotel. Amenity To provide open spaces and amenity uses. Agriculture To provide for agricultural needs, to protect and enhance rural amenity and to ensure that any development does not compromise the potential of the lands to be developed in a co-ordinated manner at a future date. Consideration will also be given to the need to reserve some lands free from development in order to provide a clear demarcation between Marlfield Village and the Clonmel Urban area, to protect the identify of Marlfield Village.

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4.2 Land Use Zoning Matrix Integrated Village Existing New Tourism & Use Classes Centre Residential Residential Recreation Amenity Agriculture Abattoir XX X XXO Agricultural Buildings/Structures XX X OO ¥ Betting Office OX X XXX Caravan Park/Camping XX X OOO Cash and Carry Wholesale XX X XXX Community Facility ¥ OOOOO Childcare ¥ O ¥ X XX Dance hall/Disco/Cinema X XXXXX Doctor/Dentist ¥ OOXXX Educational/School ¥ OOXXO Enterprise/Employment/Workshop OO O XXX Funeral Home OX X XXX Garden Centre OX X OOO Haulage/Bus/Truck Park XX X XXO Health Centre ¥ OOXXX Hotel ¥ OO¥ XX Household Fuel Depot XX X XXX Industry XX X XXX Offices ¥ XXXXX Parks/Playgrounds ¥¥ ¥ ¥¥ O Petrol Station OX X XXX Places of Worship ¥ OOXXX Public House ¥ XXXXX Sports/Leisure Facilities ¥ OOOOX (Commercial) Refuse Transfer Station XX X XXX Residential ¥¥ ¥ O XO Restaurant other than ancillary to main ¥ OOXXX use Retail Warehouse XX X XXX Retirement/Nursing Home OO ¥ X XO Recycling Facility XX X XXX Shop – Neighbourhood ¥ OOXXX Service Garage XX X XXX Take-Away OX X XXX Veterinary Surgery OO O XXO Warehousing XX X XXX я = Generally Permitted O = Open for Consideration X = Not Permitted

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Appendix 1: Stage 1 & 2 Flood Risk Assessment Introduction

This is the Stage 1 & 2 Flood Risk Identification for the review of the Marlfield LAP 2006, prepared in accordance with the Planning System and Flood Risk Management Guidelines for Planning Authorities’, Department of the Environment, Heritage and Local Government and the OPW, November 2009.

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

This Stage 1 & 2 Flood Risk Assessment forms an integral part of the SEA process for the review of the LAP and will inform the approach to future planning and development in Marlfield. This Stage 1 & 2 Flood Risk Assessment is for the consideration of the statutory authorities and any other interested party.

Flood Risk Identification (Stage 1)

The following sources of information have been investigated in order to determine flood risk potential;

1 OPW preliminary Flood Risk Assessment indicative fluvial flood maps. 2 Predictive and historic flood maps, and benefiting land maps, such as those at www.floodmaps.ie. 3 Predicative flood maps produced under the CFRAM. 4 River Basin Management Plans and reports. 5 Indicative assessment of existing flood risk under preliminary flood risk assessment. 6 Previous Strategic Flood Risk Assessments 7 Expert advise 8 Consultation with local authority 9 Topographical maps. 10 Information on flood defence and performance 11 GSI Alluvial deposit maps 12 Liable to flood markings on the old 6 inch maps 13 Local Libraries and newspaper reports. 14 Interviews with local people. 15 Walkover survey to assess potential sources of flooding. 16 National, regional and local spatial plans.

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Each of these sources is addressed individually below:

1. OPW preliminary Flood Risk Assessment indicative fluvial flood maps.

The OPW in conjunction with Mott MacDonald and Compass Informatics have prepared Preliminary Flood Risk Area (PFRA) maps for the Suir Catchment as part of the South East Region. These identify potential flood zone areas and areas that will be subject to detailed flood risk assessment and mapping. Marlfield has been identified as an Area for Further Assessment (AFA). The PFRA maps for the area have been considered in this assessment and an illustration of the PFRA (in vicinity of village) is outlined in Figure 1.

Figure 1 OPW and JBA predicted Flood Zone extents in the vicinity of the village

2. Predictive and historic flood maps, and benefiting land maps, such as those at www.floodmaps.ie.

3 flood events were recorded for the Marlfield area, and one of these is considered to be recurring, see below.

1. Flood Event: Sandybanks Innislounaght Clonmel Nov 2000 2. Flood Event: Sandybanks Clonmel Recurring 3. Flood Event: Suir Flood Jan 2008

The OPW summary Local Area Report on these events is attached to this as Appendix 1A.

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Figure 2: OPW www.floodmaps.ie

3. Predictive flood maps produced under the CFRAM.

Under the Suir Catchment and Flood Risk Assessment and Management Study (CFRAM) Predictive Flood Mapping will be produced for Marlfield in the last quarter of 2013 and a Flood Risk Management Plan will be produced in the last quarter of 2015.

4. River Basin Management Plans and reports.

The potential for development to impact on areas at flood risk was considered at scoping stage for the South East Flood Risk Management Plan.

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5. Indicative assessment of existing flood risk under preliminary flood risk assessment.

Figure 3 Water Features in the area

The Marlfield LAP area is located west of Clonmel Town in the Suir River valley, and as such comes under the Suir River Basin and is located in the Suir Pilot Flood Risk Management Plan area. The key water features in the Plan area are:

1. The River Suir Main River Channel which runs in an easterly direction along the southern boundary of the Plan area. The land rises steeply along the southern boundary of the plan area, thus acts as a natural barrier to the River Suir, this containment by land results in the River bursting its banks in a northerly direction during flood events. 2. The other main water feature is Marlfield Lake and the St Patricks Well stream. Marlfield Lake is a manmade lake and is a NHA. A dam and culvert system is located at the southern end of the lake; water is released through the culvert system to the Suir. The lake is fed by the Patricks well stream. The culvert system and potential for flooding in the area from Marlfield Lake was subject of a study produced in 2011 entitled the Marlfield Lake Flood Study (STCC and OPW). 3. The area is also known for its springs, and St Patricks Well (a spring complex) is located north of Marlfield Lake. 4. The OPW have indicated a number of areas where pluvial flooding occurs.

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6. Previous Strategic Flood Risk Assessments

A flood risk assessment was carried out as part of a development proposal for Hotel, Golf course and residential development Plan Ref 04/1577 Marlfield Property Developments. The extent of the Flood Plain was identified and this is set out in Appendix 1B, the extent of flood plain indicated does not accord with the OPW preliminary flood mapping.

7. Expert advice

This flood risk assessment is for the consideration of the statutory authorities as part of the SEA screening process and any comments received will be considered in the decision as to whether a SEA will be required for the review of the Marlfield LAP.

8. Consultation with local authority

A meeting was held in the planning office with the area engineer on the 7th December 2011.

9. Topographical maps.

From examination of the topography of the area it is clear that the Marlfield area is generally low- lying, and is bounded on its southern boundary by the foothills of the Commeragh Mountains. The Suir flows through this river valley and periodically bursts its banks with flooding occurring on the northern plains of the River.

10. Information on flood defence and performance.

South Tipperary in conjunction with the OPW commissioned Mott MacDonald to prepare a ‘Marlfield Lake Flood Study’; this was produced in August 2011. It identifies an area at flood risk in the centre of Marlfield village (Figure 4) which occurs after heavy rainfall. This highlights a need for works to be carried out to alleviate the risk of flooding Marlfield Lake.

Flood relief works have been carried out in the Sandybanks area to protect houses from flooding of the Suir as part of the Clonmel Flood Relief Works; however, these are independent of the area at flood risk in the centre of the village.

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Figure 4 Area at flood risk in the centre of Marlfield village as per Marlfield Lake Flood Study 2011

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11. GSI Alluvial deposit map.

Figure 4 Soils in the Marlfield Area

The GSI Soils map (2006) is set out above for Marlfield LAP area. The red area represents that area where alluvial soils have been historically deposited. Alluvial soil mapping alone is not a definitive gauge of areas at flood risk, however, it a useful indicator of areas where flood events have occurred historically. It is notable that in places that the alluvial deposits extend beyond the predicated flood risk zone (Hatched) as identified by the OPW.

12. Liable to flood markings on the old 6 inch maps.

The historic 6-inch maps were examined, no ‘liable to flood’ markings were found in the Plan area. Marlfield Lake, ‘Sluiceville’ and St Patricks Well are identified.

13. Local Libraries and newspaper reports.

As the SEA and AA screening processes and LAP consultation process proceed, local input and data sources will be considered.

14. Interviews with local people.

The pre-draft consultation phase of the LAP will addresses local issues, consideration will be given to any comments received during the public consultation phase that relate to flooding in the area. Discussions were held with local people as part of the Marlfield Lake Study.

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15. Walkover survey to assess potential sources of flooding.

A number of inspections were carried out on site by the Planning office during the preparation of the Proposed LAP.

16. National, regional and local spatial plans.

National and regional plans are not relevant to local flood risk in Marlfield. The LAP will be prepared in accordance with the CDP 2009-2105.

3.0 Conclusion

This is the Stage 1 & 2 Flood Risk Assessment for the review of the Marlfield LAP 2006, this assessment process does not purport to make recommendations as to where development should occur however, it does assess available sources of information in order to determine the risk of flooding in the area.

It is clear that the River Suir overflows its banks on an intermittent basis; the severity of such events will depend on a number of influences. The River Suir flood extents have been designated by the OPW in their Preliminary Flood Mapping.

It is also clear that there is a significant risk of flooding occurring in the centre of the Village from Marlfield Lake and there is the possibility of the occurrence of a significant flood event should the dam system fail at Marlfield Lake.

It is recommended that a precautionary approach to development in Marlfield would direct new development and especially development vulnerable to flood risk away from the flood plain area and from areas at flood risk from Marlfield Lake to minimise potential flood risk.

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Appendix 1A

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Summary Local Area Report This Flood Report summarises all flood events within 2.5 kilometres of the map centre. The map centre is in: County: Waterford NGR: S 157 210

This Flood Report has been downloaded from the Web site www.floodmaps.ie. The users should take account of the restrictions and limitations relating to the content and use of this Web site that are explained in the Disclaimer box when entering the site. It is a condition of use of the Web site that you accept the User Declaration and the Disclaimer. Map Legend Flood Points

Multiple / Recurring Flood Points Areas Flooded

Hydrometric Stations

Rivers

Lakes

River Catchment Areas

Land Commission *

Drainage Districts *

Benefiting Lands * * Important: These maps do not indicate flood hazard or Map Scale 1:58,493 flood extent. Thier purpose and scope is explained in the 5 Results Glossary.

1. Suir Clonmel Nov 2000Start Date: 05/Nov/2000 County:Tipperary, Waterford Flood Quality Code:1

Additional Information: Photos (29) Reports (3) Videos (1) Press Archive (26) More Mapped Information

2. Sandybanks Innislounagh Clonmel Nov 2000Start Date: 05/Jul/2000 County:Tipperary Flood Quality Code:2

Additional Information: Photos (2) Videos (1) More Mapped Information

3. Suir Clonmel Knocklofty Recurring Start Date: County:Waterford Flood Quality Code:2

Additional Information: Photos (1) Reports (4) Press Archive (6) More Mapped Information

4. Sandybanks Clonmel Recurring Start Date: County:Tipperary Flood Quality Code:2

Additional Information: Photos (2) Reports (1) More Mapped Information

5. Suir Flood Jan 2008Start Date: 10/Jan/2008 County:Tipperary, Waterford Flood Quality Code:2

Report Produced: 07-Dec-2011 9:17 Marlfield Local Area Plan 2013

Appendix 1B

Figure 5: Extent of Flood Plain from Planning Application – Marlfield Developments

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Figure 6 Photo of Flood Extent from 2000, Marlfield house to bottom right (OPW)

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Appendix 2: Marlfield Village Design Statement In addition to the requirements of the CDP new development within the Plan area will be required to comply with this Village Design Statement.

Village Character

The distinctive character of Marlfield and the surrounding countryside should be acknowledged in the design of any new village development.

Village character is derived from the interaction of physical features and human activities such as land-use patterns, settlement forms, and building designs. Thus, the visual character of the village should be assessed and new developments should be well related in pattern, scale and location to existing development. Distinctive features such as Marlfield House and lake, individual dwellings, Inishlounaght church and entrance, views into the surrounding countryside or protected tree stands lend to the unique character of Marlfield. New developments should not mask these special features; instead they should be incorporated as integral elements of the village character. Older buildings such as the walled garden or historic farm structures provide a link to the past and redevelopment or reuse of these buildings serves to retain the historic fabric of the village and may provide valuable community or employment facilities.

New development within the village should reflect the existing developments and should incorporate similar design features and materials/finishes.

Village Settlement Pattern

The dwellings in the village centre are grouped or clustered together. This is the oldest part of the village and is typical of informal rural villages. More recent development of red brick dwellings and semi-detached dwellings along the main streetscape have extended the village centre. There is some scattered and random linear development along the approach particularly towards Clonmel which if allowed to progress will result in the coalescing of Clonmel and Marlfield. It is important that Marlfield Village retains clear identifiable boundaries from Clonmel Town. Therefore, development proposals will be required to make best use of village lands while respecting overall village density, character and amenity.

Fabric of the Architectural Conservation Area

The fabric of Marlfield includes the materials used in buildings, whether of stone, slate or plaster; the manner in which they are used, i.e., the architectural details, such as doors, windows, cornices, gutter and various constructional details; the incidental spaces formed by the buildings and the materials with which these spaces are laid out, i.e., walls, pavements and planting. There are also landmark features and objects distinctive to Marlfield i.e. Marlfield House, the Suir and Sandybanks, open spaces, tree stands, historic buildings, residential properties and Marlfield Lake, etc. which are a link with the past and help to establish sense of place and community pride.

The fabric of the village, therefore, is made up of elements which themselves may be quite small, but taken together are quite important in determining the character of the village. It is important that repairs and additions to buildings, which will have long term impact on the fabric, are sensitively executed and pleasing to the eye.

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Individual House Design Elements

The building materials selected for a new dwelling should display recognition of the materials which are prevalent in the locality. In this respect, the widespread use of plastered or rendered walls offers the strongest guideline. Building colour is a personal choice. However, it is advisable to observe and conform to the colours used on locally painted houses. The following is an assessment of traditional design features which are found in rural Tipperary villages. New houses proposed for Marlfield village will be required to demonstrate close adherence to these design features and to utilise them in their design and finish. Developments which do not reflect these guidelines and are inappropriate by design and scale shall not be permitted.

Height Controls

• No dwelling in the village shall be higher than two storey. • Attic conversions may be considered, however maximum floor to ridge heights in excess of eight metres will not be permitted.

Walls and Gables

• Walls shall be finished with a plastered and rendered finish, or preferably, with a rough wet dash render. • Colour should be gentle and harmonious with the surroundings; however vibrant colours can enhance the appearance of focal buildings in the village. • Brickwork and artificial stone should be avoided. Brickwork should be kept to a minimum and should only be considered for decorative use, e.g. chimney detail. • Dwellings which propose the simultaneous use of several different materials will not be permitted, as buildings simple in form and materials are most appropriate for integration into the village. • The gable of a house should appear solid and not have too many window openings, other than those which are absolutely necessary; should these be used, they should be small and located away from the corner. • Overhanging gables should be avoided and roof verges should be simple and clean.

Roof Pitch & Finish

• Thatch, corrugated iron and slate represent the traditional roofing materials whilst slate and concrete tiles are the most commonly used materials today. Slate is preferable to concrete tiles which do not look as clean nor wear as well. However, where concrete tiles are used darker colours such as those which imitate slate colours are preferable: turf-brown, chocolate-brown or slate-grey. Red roof tiles or roof ridge tiles are both alien and conspicuous in the village context and they shall not be permitted. All buildings should have a roof pitch in the region of 35-45 degrees while dwelling with suburban veranda roofs along the front façade are non-traditional and should be avoided.

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Chimneys

• Chimneys should be finished in either a render finish to reflect the house or in a traditional red brick finish. Roof stacks should be incorporated internally into the dwelling, and the chimney should be central to the roof ridge and of a strong silhouette as can be seen on the local examples shown. Thin, and elongated chimney stacks shall be discourage as will the use of externally located chimney stack on the gable walls.

Dormers

• Half-dormer style or low-sized two-storey dwellings are traditional to Marlfield and shall be encouraged within the village. Dormers should be subordinate to the overall design and should have a pitched roof finish while the window surroundings should be rendered to reflect the house finish rather then clad with uPVC fascia boarding. Flat-roofed dormers clad with timber or uPVC sheets, do not harmonise with the main roof structure and thus slated or tiled pitched dormers are more desirable.

Windows

• Modern houses favour large windows which exploit views, however, these may render a weak façade with an undesirable horizontal emphasis and result in energy losses, consequently, these shall be discouraged. Smaller windows of vertical or square proportions are traditional to Tipperary and should be selected, nonetheless, where larger windows are used these should be subdivided to retain a vertical emphasis and should not be used throughout the entire dwelling. The overall proportion of void to solid is critical: generally windows should not be too close together nor located near a corner. The use of timber windows shall be encouraged as this is more sustainable, more traditional and enhances the character of its surroundings far more than the use of uPVC.

Doors

• Doors simple in form, consisting of either sheeted or panelled timber and often brightly painted will be encouraged. The use of UPVC windows is inappropriate and shall be strongly discouraged. Garage doors should reflect the doors of the adjoining dwelling and should be finished in timber, rolling shutter garage doors shall be strongly discouraged.

Porches

• Single story porches are a feature of Irish houses and are used throughout the village, contribute positively to the functionality of new developments and the streetscape and shall therefore be encouraged. • The general use of open porches or porticos, especially those supported by plaster cast columns are considered unsuitable to the fabric of Marlfield village as are inappropriately scaled designs. Both such designs will therefore be discouraged.

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Boundary Details

• Boundary finishes to dwellings should be simple and should closely resemble those of adjoining dwellings. A mixture of different boundary finishes e.g. timber rails adjoining rendered walls etc. result in a significant loss of character and visual amenity for villages. Boundary walls and finishes in Marlfield village should be of natural local stone or a rendered plastered finish. All walls shall be plastered and capped and painted where necessary. Boundary walls should following the same building line as adjoining boundaries.

Colour

The use of carefully selected colours can greatly enhance a streetscape. Colour is used to articulate doors, windows and decorative elements of the building. In deciding on colour for buildings in the Architectural Conservation Area, four major categories are commonly used:

1. Render: - This is where the sand/cement render is left unpainted. The render is often decorated with techniques which vary from simply scoring of coursing lines to elaborate mouldings which imitate stone or decorative timber mouldings. 2. Neutral Colour: - This is where the bulk of the building is painted white, off white, cream or some other neutral colour. In these instances details of architecture are often picked out in contrasting colours. 3. Pastels: - The colours are muted but definite relationships such as harmony or contrast of warm or cool colour schemes exist. 4. Strong Colours: - Very vivid colour schemes are usually confined to focal buildings. They are difficult to design and require confidence and an intuitive eye for colour relationships. Such colour schemes require a high degree of maintenance or they will quickly look run down.

As a general rule, the use of white for windows and reveals helps to relieve and relate the most contrasting colours. The use of strong colours on strategically located buildings at corners or at ends of streets will help considerably to add to the character of the Architectural Conservation Area. When dealing with groups of buildings with a more unified expression a more formal painting scheme may be necessary to reflect the architecture.

Guidelines for Shopfronts

The following design criteria will apply when considering applications for development of new shop fronts:

1. Shop-front advertisements normally should be restricted to fascia signs placed immediately above the shop window. 2. 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. 3. 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. 4. Where there is insufficient fascia space decorative lettering can be painted directly onto the display window, provided it is of an appropriate form.

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5. Brand advertising is not acceptable on fascias and fascias should not link buildings of different styles. 6. Modern security 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. 7. Separate entrances to upper level residences should be retained and reinstated where feasible. Preference will be given to applicants adhering to these design criteria.

Commercial & Business Development

Commercial units, corner/local shops, offices, etc. and other employment opportunities suitable in scale to rural centres can be accommodated in and around many settlements. Residential developments could extend the local tradition of adjacent living and working quarters by incorporating office or small scale working premises where required. Shops and other commercial activities should be sited at prominent locations to create landmarks and enhance the village character.

Housing Design & Layout

Housing developments should be designed to complement and enhance the village in which they are proposed. Successful design involves consideration of the following points;

1. An assessment of neighbouring properties and the prevailing character of the village; 2. An awareness of opportunities for village enhancement as part of the development; 3. Development adjacent to main roads or village centre should provide a new or improved streetscape; 4. Buildings should be grouped to create pleasant informal spaces, whilst a variety in building types can bring a scene to life; 5. Subtle variations in building designs allow a several houses to read as a distinct cluster; 6. Traditional village character should be referred to in any design proposal; 7. Peripheral dwellings should face outwards across a road, particularly on prominent sites; 8. Landscape treatment should integrate new development within the surrounding environment whilst incorporating the existing vistas and visual links with the countryside; 9. New residential development should not break the skyline as seen from outside the village; 10. Attractive ‘gaps’ which provide visual access to the countryside should be maintained and enhanced; 11. Vistas into and within newly developed areas should be created; 12. Scheme design should take account of the housing needs within the village and should provide a variety of house types.

New development must be accompanied by the provision of roads, footpaths or cycle ways to build up a network of routes between the new development and the existing village. Village expansion presents an opportunity for the improvement of pedestrian and cyclist circulation. Additional village developments should seek to improve such circulation through incorporation of careful design considerations.

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Landscaping & Planting

• All new housing developments shall be required to implement a planting programme. • Any new planting proposed within the village should reflect native and local varieties and the use of non-native species shall be discouraged. • Boundary treatment is a critical factor in village expansion. Significant attention to design criteria is essential to protect and enhance the external view of the village. Landscape design criteria should form a key aspect in the layout, form and urban design qualities of all new developments, but particularly those which form the village boundary. New developments should not form a stark edge to the village, or spoil the outside view by neglecting the backs of gardens or buildings. Such developments should shelter and contain the village edge using appropriate native broadleaf species.

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R SOUTH TIPPERARY COUNTY COUNCIL COMHAIRLE CHONTAE THIOBRAID ÁRANN THEAS

COUNTY HALL, ÁRAS AN CHONTAE, Web www.southtippcoco.ie

CLONMEL, CLUAIN MEALA, E-mail [email protected] Tel: 052 – 6134455 Teileafon: 052 – 6134455 Fax: 052 – 6124355 Faics: 052 – 6124355