Chapter 4 Housing Strategy

DM HS 1

RESIDENTIAL HOUSING DEVELOPMENT

Applications for residential development will be assessed against the design criteria set out in Sustainable Residential Development in Urban Areas: Guidelines for Planning Authorities (2009) and the companion Urban Design Manual: A Best Practice Guide (2009).

The Design Manual for Urban Roads and Streets (DTTS and DECLG, 2013) provides guidance in relation to the design of urban roads and streets, encouraging an integrated design approach that views the street as a multi-functional space and focuses on the needs of all road users.

DM HS 2

RESIDENTIAL APARTMENT DEVELOPMENT

Applications for apartments will be assessed against the design criteria set out in the Sustainable Urban Housing: A Design Guide for New Apartments –Guidelines for Planning Authorities (DHPLG, 2018).

The Design Manual for Urban Roads and Streets (DTTS and DECLG, 2019) provides guidance in relation to the design of urban roads and streets, encouraging an integrated design approach that views the street as a multi-functional space and focuses on the needs of all road users.

DM HS 3

DENSITY OF RESIDENTIAL DEVELOPMENT

The number of dwellings to be provided on a site should be determined with reference to the document Sustainable Residential Development in Urban Areas – Guidelines for Planning Authorities (2009). Within these Guidelines a range of residential densities are prescribed, dependent on location, context, scale and availability of public transport.

DM HS 4

LANDSCAPING AND PUBLIC OPEN SPACE IN RESIDENTIAL DEVELOPMENTS

Public open space shall be clearly defined and be of high quality design and finish which is easily maintained, easy to access from all parts of the development, easy to use including by people with disabilities, has good lighting and natural surveillance and is enjoyable to use, walk and cycle around all year round. These spaces should include informal play spaces, safe well-lit pathways which will facilitate children learning to cycle, adults able to walk safely and encouraging social interaction between local residents.

A detailed plan for hard and soft landscaping should be submitted for each development. It should propose planting in public and private areas. Landscaping should contribute to the overall attractiveness of the development and be easily maintained.

Public open space shall comprise of the following:

• In large infill sites or brown field sites public open space should generally be provided at a minimum rate of 10% of the total site area.

• In greenfield sites, the minimum area of open space that is acceptable within the site is 10% of the total site area. 
• In all other cases, public open space should be provided at the rate of 10% of the total site area.
• Where a public space is not fully usable due to the presence of infrastructure or occurrence of repeated flooding, the Council will require this to be offset by provision at another location, or addressed through a financial contribution in lieu of the shortfall arising, in accordance with the Council’s Development Contribution Scheme.

SuDS are not generally acceptable as a form of public open space provision, except where they contribute in a significant and positive way to the design and quality of open space. Where the Council considers that this is the case, in general a maximum of 10% of the open space provision shall be taken up by SuDS.

DM HS 5

PUBLIC OPEN SPACE PROVISON FOR HOUSING DEVELOPMENTS

Public open space shall have the following characteristics:

• Public open space shall be clearly defined, easily maintained, easy to access from all parts of the development, easy to use including by people with disabilities, have good lighting and natural surveillance and is enjoyable to use, walk and cycle around all year round
• Areas of public open space should be generally flat. While some undulation may be incorporated as a design feature, areas with high gradients, containing swales or attenuation ponds, or otherwise impractical to function effectively as amenity / play areas, will not be acceptable as open space.
• Narrow tracts of land (less than 10m) or pieces of land ‘left over after planning’ are not acceptable. 
• Public open space should be innovative in its design approach, and designed to be functionally accessible to the maximum number of dwellings within the residential area.
• Public open space should be overlooked by as many dwellings as possible.
• Houses shall not generally be permitted to back onto public open spaces.
• Natural features and biodiversity, e.g. trees, hedgerows and wetland sites, should be retained, protected and incorporated into public open space areas. 
• Appropriate pedestrian and cycle linkages between open spaces should be clearly indicated on the site layout plan.
• Existing and proposed areas of open space should be linked where possible

DM HS 6

PRIVATE OPEN SPACE IN HOUSING RESIDENTIAL DEVELOPMENT

All houses (terraced, semi-detached and detached) should have an area of private open space behind the building line.

Private open space shall be designed to maximise sunlight, privacy and shelter from winds and shall normally be located to the rear of dwellings. Narrow or awkward spaces, spaces which are not private and spaces also used for parking will be excluded from private open space area calculations.

In general, a minimum distance of 22m should be achieved between opposing first floor windows at the rear of dwellings. In general, it is encouraged that a 15m rear garden is provided, with innovative design and layout a lesser requirement may be considered. 

The Council will only consider exceptions to the standards in exceptional circumstances where an otherwise high quality design solution is proposed, which has full regard to the characteristics and context of the site.

DM HS 7

PRIVATE OPEN SPACE IN APARTMENT DEVELOPMENTS

It is a specific planning policy requirement that private amenity space shall be provided in the form of gardens or patios/terraces for ground floor apartments and balconies at upper levels.

These spaces must be of a certain minimum depth of at least 1.5m, to be useful from an amenity viewpoint, e.g. to accommodate chairs and a small table.

Vertical privacy screens should be provided between adjoining balconies and the floors of balconies should be solid and self-draining.

DM HS 8

OVERSHADOWING OF DWELLINGS AND OPEN SPACE

High buildings or when new buildings are located close to adjoining structures may significantly overshadow dwellings and open space. Daylight and shadow projection diagrams should be submitted for such proposals. The recommendations of ‘Site Layout Planning for Daylight and Sunlight: A Guide to Good Practice’, (B.R.E. 1991) or B.S. 8026 ‘Lighting for Buildings, Part 2 1992: Code of Practice for Day lighting’ should be followed in this regard.

DM HS 9

INTERNAL SPACE STANDARDS IN HOUSING DEVELOPMENTS

The design and layout of individual dwellings should provide a high quality living environment for residents. Designers should have regard to the targets and standards set out in Table 5.1 of the Quality Housing for Sustainable Communities Guidelines, DCHLG (2007) with regard to minimum room sizes, dimensions and overall floor areas when designing residential accommodation.

DM HS 10

BOUNDARY TREATMENTS

The side boundaries of rear gardens shall be 1.8m-2m in height and shall be formed by high quality boundary treatments such as concrete block walls or concrete post and rail fencing.

Two-metre-high concrete walls shall be provided between all areas of public open space and gardens to the rear of dwellings. The walls shall be suitably rendered and capped in a manner acceptable to the Council.

Landscaping along boundary walls is also encouraged to promote biodiversity and green infrastructure.

Open plan front gardens will generally be discouraged and will only be acceptable in innovative layouts and where a high level of safety is achieved and services can be accommodated at a location which meets the needs of service providers. Open plan gardens will not be permitted on main access roads.

In general, where provided, front boundaries shall be defined by walls or fences at least 0.5 metres high in keeping with the house design and to a uniform scheme design.

DM HS 11

REFUSE/RECYCLING

The Council will require that all developments include convenient and well-designed proposals for the storage of waste and recycling receptacles (3 receptacles per home). Secure pedestrian access shall be provided to the rear of terraced homes where appropriate. Sustainable waste reduction measures shall also be included in all proposals.

DM HS 12

BRING BANKS

Bring bank facilities will generally be required at appropriate locations in the following developments:

• Significant new commercial developments, or extensions to same;
• Mixed use developments, proposals should provide recycling facilities to serve residents;
• One bring centre per residential development of 1,250 persons.

DM HS 13

NAMING OF ESTATES

Naming and numbering of residential estates shall be approved in advance by the Placenames Committee of the Planning Authority. Developers must submit the following:

• Proposed placename;
• Reasons for their choice.

Naming of streets and residential estates shall reflect the local place names and local people of note, heritage, language or topographical or landscape features as appropriate and shall incorporate old place names from the locality as much as possible. The use of bi-lingual and Irish-Language signs will be encouraged.

Signage should be of appropriate size and material and shall be erected in a timely manner.

DM HS 14

HOUSE EXTENSIONS/ALTERATIONS  IN URBAN AND RURAL AREAS

Extensions and alterations to dwellings should:

1. Be of a scale and position which would not be unduly incongruous with its context;
2. Harmonise with the principal building and fit into the site and surrounding area in terms of scale, bulk, form and materials.
3. The design and finish of the proposed extension need not necessarily replicate or imitate the design and finish of the existing dwelling. More contemporary designs and finishes often represent a more architecturally honest approach to the extension of a property and can better achieve other objectives, such as enhancing internal natural light;
4. Not have an adverse impact on the amenities of adjoining properties through undue overlooking, undue overshadowing and/or an over dominant visual impact;
5. Be positioned to ensure the privacy and adequate sunlight and daylight to key habitable rooms;
6. Site coverage should be carefully considered to avoid unacceptable loss of private open space.

DM HS 15

INFILL DEVELOPMENT IN URBAN AND RURAL AREAS

Infill development is encouraged in principal where it does not adversely affect neighbouring residential amenity (for example privacy, sunlight and daylight), the general character of the area and the functioning of transport networks

DM HS 16

ANCILLARY SELF-CONTAINED RESIDENTIAL UNIT (GRANNY FLAT)

The Council will consider the provision of accommodation for older people and dependant relatives attached to the existing family home subject to compliance with the following criteria:

1. The unit shall be attached to the existing dwelling;
2. The unit shall be linked internally to the existing dwelling;
3. It shall not have a separate access at the front elevation of the dwelling;
4. It shall be of an appropriate size and design;
5. Should be capable of being served by adequate wastewater treatment. 

DM HS 17

BACKLAND DEVELOPMENT IN URBAN AREAS

There is the potential in appropriate circumstances to integrate new residential  development into backland areas to produce a high quality residential environment. Development proposals should:

1. complement the character of the area and main building to the fore with regard to scale, massing, height, building depth, roof treatment and materials. The design of such proposals should represent an innovative architectural response to the site and should be informed by established building lines and plot width
2. Be of a form and scale which respects the scale and density of existing development. In general the scale and massing of new housing in backland areas should not exceed that of the existing dwellings fronting the surrounding streets.
3. Achieve a coherent and legible form and where possible provide a shared access with the development to the fore. New development should not inhibit vehicular access to car parking space at the rear for the benefit of the main frontage premises, where this space exists at present.
4. Integrate existing landscape features which form part of a backland plot, the design should seek to retain these and integrate them into the new development.
5. Provide parking within the site boundary unless otherwise agreed to by the Council.
6. Provide open space to the rear of the new building and shall be landscaped so as to provide for a quality residential environment
7. The distance between the opposing windows of mews dwellings and of the main houses shall be generally a minimum of 22m

Laois County Council will actively encourage schemes which provide a unified approach to the development of residential backland areas where consensus between all property owners has been agreed. This unified approach framework is the preferred alternative to individual development proposals

DM HS 18

CORNER/SIDE GARDEN SITES

The Council notes that some corner/side gardens are restricted to the extent that they would be more suitable for extending an existing home into a larger family home rather than to create a poor quality independent dwelling, which may also compromise the quality of the original house.

The planning authority will have regard to the specific criteria contained in the section when assessing proposals for the development of corner/side garden sites such as:

• The character of the street;

• Compatibility of design and scale with adjoining dwellings, paying attention to the established building line, proportion, heights, parapet levels and materials of adjoining buildings;
• Impact on the residential amenities of adjoining sites;
• Open space standards and refuse standards for both existing and proposed dwellings ;
• The provision of appropriate car parking facilities, and a safe means of access to and egress from the site;
• The provision of landscaping and boundary treatments which are in keeping with other properties in the area;
• The maintenance of the front and side building lines, where appropriate.

DM HS 19

LANDSCAPING AND BIODIVERSITY

All applications for residential developments shall include a Landscape and Biodiversity Plans and should provide for:

1. The creation of a coherent landscaping scheme appropriate to the type and scale of development and its surroundings
2. The creation of paths through significant areas of open space
3. The retention of any existing valuable features including trees, hedgerows, ponds, and areas of wildlife or ecological value
4. The use of native trees, shrubs and plants in the planting schedules, planting schedules which include invasive species will not be accepted (a schedule of invasive species and native plants are included in Appendix 8). Preferred native deciduous tree species to be used are hawthorn, whitethorn, rowan, ash, oak, hazel, sycamore and holly. Beech (fagus sylvatica) shall not be used.
5. The linking up of site landscaping with adjacent open spaces, green spaces, foot or cycle paths; or linking up site landscaping with adjacent linear landscape features such as lines of trees or hedgerows
6. The use of planting belts to absorb developments into the landscape, taking account of important views
7. The creation of a pleasant environment for users, including sunny and shady areas.
8. The screening of development from neighbouring properties and from public roads for privacy
9. Earthen berms in combination with planting belts are favoured to screen commercial developments such as quarries, waste disposal facilities or other large developments from the surrounding landscape.
10. A Habitat mitigation scheme shall be included in all housing schemes on Greenfield sites to mitigate any loss of habitat.

National Policy Objective 19: Ensure, in providing for the development of rural housing, that a distinction is made between areas under urban influence, i.e. within the commuter catchment of cities and large towns and centres of employment, and elsewhere:

In rural areas under urban influence, facilitate the provision of single housing in the countryside based on the core consideration of demonstrable economic or social need to live in a rural area and siting and design criteria for rural housing in statutory guidelines and plans, having regard to the viability of smaller towns and rural settlements;

In rural areas elsewhere, facilitate the provision of single housing in the countryside based on siting and design criteria for rural housing in statutory guidelines and plans, having regard to the viability of smaller towns and rural settlements.

CRITERIA

• The proposed development must meet the normal planning and environmental criteria
• The applicant does not or has never owned a house in the open countryside
• Climate action measures[2] have been proposed as part of the application to ensure a transition to a low carbon economy
• To prohibit speculative development in these areas, any application for a single permanent dwelling must be made in the name of the person for whom it is intended. An occupancy condition will be attached to any grant of permission.

For the purposes of this Plan, the rural area refers to areas outside built up settlements which have zoning for residential purposes.

DM RH 1

NEW DWELLING HOUSES IN RURAL AREAS

A range of criteria will be used to assess if a rural site is acceptable in principle for a dwelling house. The criteria are detailed in Appendix 7: Rural Design Guidance.

 New dwellings in the countryside require the following:

• 30 metres of road frontage, unless a considerable set-back from the roadway exists;
• minimum 0.202 hectares (0.5 acres) of site area;
• Sightlines at the proposed entrance must comply with Laois County Council Parking and Roads Standards indicated in Chapter 10 of the Plan and must be achieved within the boundary of the site only. Excessive removal[6] of hedgerow to achieve adequate sightlines is unacceptable.
• The location and design of a new dwelling shall take account of and integrate appropriately with its physical surroundings and the natural and cultural heritage of the area and respect the character of the area.
• Appropriate landscaping of proposed development using native species.
• The capacity of the area to absorb further development. In particular, the following factors will be examined; the extent of existing development in the area, the extent of ribbon development in the area, the degree of existing haphazard or piecemeal development in the area and the degree of development on a single original landholding.
• In the interests of protecting the biodiversity of the rural areas, the ability to provide safe vehicular access to the site without the necessity to remove extensive stretches of native hedgerow and trees. The need for the removal of extensive roadside hedgerow may indicate that the site is unsuitable for development.
• The ability of a site in an unserviced area to accommodate an on-site waste water disposal system in accordance with the EPA Code of Practice for Wastewater Treatment Systems for single houses (2009), the County Laois Groundwater Protection Scheme, and any other relevant documents / legislation as may be introduced during the Plan period.
• The ability of a site in an unserviced area to accommodate an appropriate on-site surface water management system in accordance with the policies of the Greater Dublin Strategic Drainage Study (2005)
• The need to comply with the requirements of The Planning System and Flood Risk Management Guidelines for Planning Authorities, DEHLG (2009)
• Floodlighting of single family dwellings or the lighting of private roads in rural areas will not be accepted.

DM RH 2

INFILL DEVELOPMENT IN A RURAL AREA

Limited infill development shall be permitted in rural areas where the proposed site shall coalesce the existing linear pattern of development and shall not be located at the end of a line of houses but on a vacant site within the existing linear form of development subject to the following:

• The applicant satisfies the local need criteria contained in Table 6;
• Evidence is provided that no other sites are available on the applicants or family landholding that can be developed;
• Wastewater treatment can be provided for the proposed dwelling in line with the EPA Code of Practice (2009);
• Maintains the existing building line and established lengths of site frontage with adjacent dwellings;
• Complies with the road standards in the ;
• Has a minimum 0.202 hectares (0.5 acres) of site area;
• The house design proposed is in line with the advice contained within the following:
• The Landscape Character Assessment contained in Appendix 6
• The Rural Design Guide contained in Appendix 7

DM RH 3

REPLACEMENT DWELLINGS IN RURAL AREAS

The demolition of a dwelling house, OTHER THAN A VERNACULAR DWELLING, in the countryside and the construction of a new dwelling house in its place shall be considered where: 

• The structure proposed for demolition is habitable - The structure must last have been used as a dwelling and the internal and external walls and roof must be intact
• A report from a suitably qualified competent person shall be submitted to verify that the dwelling is habitable but that replacement of the dwelling is the most sustainable option
• A replacement structure will only be accepted where the replacement dwelling is of equal or superior merit.
• Refer to Rural; Design Guidance in Appendix 7 for policy on siting, design and landscaping.

DM RH 4

WASTEWATER TREATMENT (UNSEWERED PROPERTIES)

The Council will ensure that;

• only on-site wastewater treatment systems that are of a suitable design and located in a suitable area will be permitted;
• the provision of wastewater treatment for single houses meets with the requirements of the EPA Code of Practice 2009 and an subsequent updates;
• The use of alternative wastewater treatment systems for un-sewered properties, such as wetlands and reed beds and the need for tertiary treatment of wastewater will be considered on a case-by-case basis.

DM RH 5

BACKLAND DEVELOPMENT IN RURAL AREAS

The proposed development shall comply with the following siting and design criteria:

• Only single storey bungalow (including attic accommodation) type houses will be allowed in such backland locations to limit visual impact and overlooking.
• Sufficient screening will be required to screen the house from adjacent homes and this has to be in place prior to occupation of the house.
• A shared entrance with the existing dwelling to the fore on to the accessing road shall be permitted only
• The site shall be capable of accommodating an on site waste treatment system in compliance with EPA Code of Practice 2009 and any subsequent update

DM RH 6

SERVICED SITES

A serviced sites 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 settlement and the natural features of the site.

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 bespoke home.

DM HP 22

NURSING HOMES

Provide for a mixed urban/rural setting for nursing homes in the County and to site residential care facilities for the elderly in accordance with the following:

• Facilities should be located close to community and social facilities required by occupants (e.g. shops, post office, community centres, etc) thereby ensuring that older people can remain part of existing communities.
• Facilities should be easily accessible for residents, employees, visitors and service providers. Such facilities will generally be acceptable in villages and rural settlements to cater for local demand. A mobility strategy shall be provided detailing connections to town and village centres for residents, employees and visitors.
• Facilities should be located within an environment that is suitable for their stated purpose, integrating within the wider community while providing a safe environment for residents.
• Facilities should be located in an area which can benefit from the creation of strong links between the care for the elderly facilities and the local community including activities linked to other community groups.