Design and Best Practice Guidelines for Cluster Housing Schemes in Rural Villages Cluster Housing: ii 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, 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 and Cluster Housing 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 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, generation 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 The purpose of these Guidelines is to provide a best practice toolkit The Guidelines provide practical advice through for developers, case study examples of the architectural, landowners and planning, landscape and engineering factors that consultants to need to be considered and how the design can be influenced by existing village characteristics design and develop and the natural and built feature of the site. low density housing The Guidelines are supported by, and Figure 1: and serviced sites should be read in conjunction with Clustered development in the County Development Plan polices Magherabeg, Mid C19th clusters proximate to (Paul Gibbons) for residential development in rural rural settlements. settlements. The Council is seeking to ensure that the process of designing Cluster Housing Schemes is as straightforward and cost effective as possible. Tipperary County Council, through these guidelines is demonstrating how schemes of cluster housing in and around rural villages can be realised. 4 Clusters in Rural Villages Village Character Cluster Housing Schemes reflect the sense of community in a village. 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: 1 Smyth, W.J., 1988. The dynamic quality of Irish. Hommes et Terres du 1816 map of Listrolin, a farm village in Co. Kilkenny, Nord, 1(1), pp.109-113. 2 Whelan, K., 1988. Town and Village in Ireland: A socio-cultural shows farms and houses clustered together perspective. The Irish Review (1986- ), (5), pp.34-43. (Emer O’Siochru) 3 O’Sullivan, A., McCormick, F., Harney, L., Kinsella, J. and Kerr, T., 2010. Early Medieval Dwellings and Settlements in Ireland, AD400-1100 Vol. 1: Text. Early Medieval Archaeology Project. 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 single schemes, 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 size 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. • Where a serviced site scheme is proposed a design statement shall be prepared to assist future home owners in designing their own bespoke home. • Plot areas, site subdivision and location of the treatment plant will be affected 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 Figure 4: Site Strategy with services (Top) water treatment system). and without services (Bottom) 6 5 Steps to Design and Develop a Cluster Scheme Planning Policy Desktop Study On-Site Assessment and Preliminary Site Strategy Pre-Planning Consultation Site Strategy and Design Design and Best Practice Guidelines for Cluster Housing Schemes in Rural Villages 7 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 Policies set out in the County Development Plan Core Aim Plan should be satisfied and regard will be had to the village and site to To facilitate the development of sustainable and socially ensure that the integrity and fabric inclusive communities, where high quality housing is of the village is protected. The Plan provided to meet the needs of citizens of the county and also encourages and facilities a mix growth is integrated with the delivery of community and of house types including those 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 Desktop Study A ‘Desktop Study Checklist’ is set out in 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, including: • Planning history of site, • Nature Conservation Designations, • Built Heritage, • Infrastructure (including water, roads and flooding). Key issues are outlined in Table. 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, e.g. Planning Developments that may have been www.tipperarycoco.ie permitted schemes around the site, Flood History permitted or refused on the site. Risk Assessments, Archaeological Impact Assessments. Proximity to Natura 2000 designated sites: SAC (Special Areas of Conservation) or SPA (Special Protection The potential requirement for reports to Conservation Areas). www.npws.ie be submitted with a planning application, Designations such as an ecological assessment, a Natura Proximity to Natural Heritage Areas www.tipperarycoco.ie Impact Assessment or a bat survey. (NHAs). 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 • National or Recorded archaeological www.buildingsofireland.ie The potential requirement for reports to Heritage monuments (as identified in ‘The www.archaeology.ie