apply sustainability principles to all residential developments in Ardee;

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1 3. Housing 3.1 Introduction Ardee is currently experiencing considerable pressure for residential development as improved road infrastructure, together with the availability of serviced land, makes the town open to Dublin based commuter driven housing demand. Much of the land zoned for residential purposes in the 1997 Ardee Development Plan has been developed or approved for development. In excess of 1000 dwellings units have been granted planning permission since However, a considerable number of the units approved have not yet been built and this would suggest that the demand for new houses in Ardee has not yet outstripped supply. In terms of social housing provision, the council has recently constructed a further 24 houses as part of the Ferdia Park development, bringing the total number of dwellinghouses in this development to 110. It is also proposed to shortly commence construction on 36 of the 57 social housing units planned for the council s site at Sean O Carroll Street. There are 155 people on the Council s housing waiting list stating Ardee as their first preference. The quantity of land zoned for residential purposes in the 1997 Ardee Development Plan is more than sufficient to meet the housing requirements of new households likely to be formed over this plan period, notwithstanding that all of this land may not be made available for development purposes during the lifetime of the plan. 3.2 Strategic Objective It is the objective of the planning authority to ensure that there is sufficient housing development taking place in Ardee to meet the needs of the community at an affordable price and that the development of the town takes place at a rate that is commensurate with that need, the existing scale of the town and the level of supporting social and physical infrastructure. 3.3 Policies P3.1 It is the policy of the council to: apply sustainability principles to all residential developments in Ardee; consolidate land already zoned for residential development in Ardee and provide for only limited additional lands for residential development over the period of this plan; apply the provisions of the Louth Housing Strategy to all residential developments on sites in excess of 0.1 hectares or more than 4 houses where the lands are zoned residential or mixed use, where residential is included. This will require the transfer to the council of completes houses, serviced sites or 20% of the site area or other Ardee Local Area Plan

2 land within the functional area of the planning authority or a payment of an amount of money for the purposes of social and affordable housing and in accordance with the terms of the agreement between the planning authority and developer under section 96 of the Planning and Development Act, 2000 and the Planning and Development (Amendment) Act continue the council s social housing programme in Ardee in line with demand and the availability of land and finance; secure a high standard of residential layout and house design, including the use of high quality materials and finish, the provision of adequate public and private open space and infrastructure provision, in accordance with the standards and guidelines set out in this plan; secure greater social integration and preservation of family and community ties through the provision of an appropriate mix of house type within residential areas in accordance with the provision of the Louth Housing Strategy 2001; secure the satisfactory and speedy completion of housing estates, and where such estates have been so completed, to take them in charge; provide for increased residential densities on suitable sites in accordance with the Residential Density Guidelines issued by the Department of the Environment and Local Government 1999; ensure that new residential developments are consistent with the Housing Standards and Design Guidelines in order to protect the amenity of existing residential areas and to secure a satisfactory standard for new housing; protect the existing housing stock of Ardee. In the town centre, particular regard should be had to residential use of upper floors above shops. Separate access to upper floors shall be retained or provided in the interest of personnel safety and security. Such accommodation is a useful source of additional housing due to its proximity to facilities in town centres and it contributes to the vitality of the area; require the submission of master plans in respect of larger residential schemes and for such to make provision for the phasing of the development and for the provision of retail and community facilities in order to create sustainable communities based on neighbourhood principals. The requirements of master plans are set out in the appendix 6; require developers to provide childcare facilities in accordance with the provision of the Childcare Strategy 2002 and the Louth Housing Strategy A minimum requirement shall be the provision of a twenty children unit crèche/childcare facility for every seventy-five houses. A financial contribution by way of community charge may be applied in respect of the provision of childcare facilities on housing developments where less than the 75 units is involved. Ardee Local Area Plan

3 require developers to pay the full costs of piped services, storm water provision, public lighting, roads, footpaths and other infrastructure which facilitate all new residential developments, whether inside or outside the site boundary; impose development levies and development bonds in respect of all residential developments in accordance with the councils approved contributions scheme. require the preparation and implementation of estate management schemes which shall include provision for the ongoing operation and management of storm water management systems, pump stations etc, as an integral part of any agreement negotiated between the developer and the planning authority, and to ensure that such management schemes are covered by a condition attached to the relevant planning permission. promote home ownership under the various schemes detailed by Social Housing The Way Ahead, the provision of housing by the voluntary sector and under Part V of the Planning and Development Act 2000 (as amended). 3.4 Design considerations for residential estate-type developments In order to protect the amenity of existing residential areas and ensure a satisfactory standard for new housing estates, the planning authority will require that proposals are consistent with the council standards and guidelines Density In accordance with various reports such as the National Sustainable Development Strategy, the Strategic Planning Guidelines for the Greater Dublin Area, the Bacon Report on house prices and Planning Guidelines on Residential Density, the planning authority recognises the benefits of increasing the density of residential development at appropriate locations. The level of residential density appropriate to a given area cannot be considered in simple arithmetic terms for all development sites. The identification of a given density and its appropriateness should be determined by spatial planning and architectural design criteria within the context of a given site and its relationship to the proper planning and sustainable development of the area. In the pursuit of higher densities, the planning authority will have consideration to the quality of the design of the residential environment and to its location; whether within town centre, within walking distance of town centre, the edge of the urban area or proximity to a public transportation route (rail or bus). Ardee Local Area Plan

4 Table 3.1 Residential Density Guidelines Location Densities per Hectare Inner Urban/Infill N/A Design approach should be based on recognition of the need to protect the amenities of adjoining neighbours and the general character of the area and its amenities. Outer Urban/Greenfield 20 to 50 Institution Lands 35 to 50 However to retain the open character of the lands development should concentrate increased densities in select parts. The Planning Authority emphasises the importance of qualitative standards in relation to design and layout in order to ensure that the highest quality of residential environment is achieved Residential Mix The planning authority, in considering residential schemes on sites in excess of 0.1 hectare or more than 4 dwelling units, will have regard to whether the development incorporates a reasonable mix of housing types in order to match house type supply to actual housing needs. In particular, the provision of increased numbers of one and two bedroom units for single persons, couples, young families and houses for the disabled, the elderly or socially excluded, will be encouraged. Table 2.2 The Housing Strategy for County Louth recommends the following residential mix: House type Social Housing % Private Housing % 1 bedroom& 2 bedroom 37&39 respectively 35 total 3 bedroom bedroom plus Where a mix of conventional housing and apartment developments are proposed, care should be taken to ensure that the houses and apartments are complimentary to each other in terms to the design, proportion and materials used Infrastructure Support The development of new housing requires the support of engineering infrastructure and services such as footpaths, cycleways, public lighting, storm water management, wastewater collection and treatment and roads. New developments also require the support of sporting, amenity and social infrastructure; for example, major areas of public open space, sports and community halls, schools and cultural centres. The planning authority considers it reasonable that where such facilities are required or in need of enhancement to support increased demands generated by new development, their provision Ardee Local Area Plan

5 should form part of the overall proposal. Such provision may be done by way of development contributions or direct provision by the developer as appropriate Open Space Private Open Space Privacy is a basic qualitative aspect to residential design. All new houses shall have an area of private open space located behind the building line, and in apartments and duplexes style schemes, private open space shall be provided in the form of landscaped areas, courtyards, terraces/patios and balconies or roof garden. Private Open Space Standards Dwelling Unit Type Minimum Private Open Space Standard Houses - 1 & 2 bedrooms 60 m² behind the building line (Greenfield/suburban) Houses 2 plus bedrooms 80 m² behind the building line (Greenfield/suburban) Houses (Town Centre/Brown field) 50 m² Apartments/Duplexes (Greenfield/suburban) 1 bedroom unit 2/3 bedroom unit Apartments/Duplexes Centre/ Brownfield) 1 bedroom unit 2/3 bedroom unit (Town 20 m² 40 m² 10 m² 20 m² In innovative housing layouts, a combination of private and semi-private open spaces, as in courtyard layouts, may be acceptable. This could be in the form of small private terraces for each dwelling opening directly onto a semi-private enclosed landscaped space solely for the use of residents in adjoining dwellings. It may be considered appropriate to accept the sum of both these spaces as satisfying the private open space requirement for these dwellings. Where it is considered appropriate in the interests of protecting residential amenity, the planning authority may attach planning conditions requiring that certain categories of exempted development permissible within the curtilage shall not take place. Open Space within Developments The planning authority, in seeking to achieve higher residential densities, will place greater emphasis the provision of higher quality public and communal open space to ensure a high standard of residential environment. Detailed landscape proposals, including specifications for both soft and hard landscapes, should be submitted with all planning applications. The incorporation of public open space in integrated sustainable drainage systems may be Ardee Local Area Plan

6 considered in certain circumstances where the planning authority is satisfied that the primary use of the area as a recreational space is not unduly affected. Open Space - Qualitative Standards Visually well presented and landscaped. Provision, on a hierarchical basis, of formal play areas for small children, informal kickabouts areas and passive recreation and amenity. Easily accessible to all dwellings within the residential area. Overlooked and supervised by the maximum number of dwelling units. Retention and preservation of existing natural landscape features; for example, trees, streams and hedgerows. Areas to be suitably proportioned; narrow tracts, backlands areas, steep gradients or peripheral areas will not be acceptable as forming part of the overall requirement. Hard landscaping elements such as paving, cobbled areas should be incorporated into the design and presentation of open areas. Quantitative Standards % of the site area *Standard Requirement 10 Master Plans/Action Plans 15 Institutional Lands 20 *Where residential developments are in close proximity to public parks, other natural amenities or in the town centre, a relaxation of the above standards may be considered on payment of a contribution in lieu. Where open space standards cannot be achieved, more intensive facilities, such as hard surfaced ball courts, covered games facilities etc., may be provided. A financial contribution towards public open space or recreational facilities in lieu of the provision of open space will be required in circumstances where the overall standard required can not be met Residential Car Parking Standards Car parking spaces shall be clearly delineated for each residential unit and designed to comply with the principles of passive surveillance. Residential car parking standards Spaces per dwelling unit Greenfield Sites/Suburban 1.5 Brownfield/Town Centre 1.0 The above standards are applicable in respect to both conventional housing and apartments/duplexes. However, in the town centre where infill development is proposed, payment of a contribution in lieu may be accepted towards the cost incurred by the council in providing additional public car parking in the area. Ardee Local Area Plan

7 3.4.6 Privacy & Spacing between buildings The design and layout of a development should ensure sufficient privacy for the occupants of each dwelling. A distance of at least 22 metres is recommended between the windows of habitable rooms of adjoining dwellings. In the case of windows of non-habitable rooms, a distance of less than 22 metres may be acceptable provided that obscure glazing is used. Roof terraces and balconies will not be acceptable where they would directly overlook neighbouring habitable rooms or rear gardens. Where new buildings are located very close to adjoining buildings, the planning authority may require that daylight and shadow projection diagram indicators be submitted. The recommendations of Site Layout Planning for Daylight and Sunlight: A Guide to Good Practice (B.R.E.1991) or B.S Lighting for Buildings, Part : Code of Practice for Day lighting should be followed Internal Space Standards Market forces play an important role in determining acceptable internal space standards. Proper internal space planning that ensures adequate standards are maintained in relation to the overall dwelling and individual room sizes is important to ensure that higher residential densities do not result in sub-standard residential accommodation. In relation to internal space standards, the Guidelines on Residential Developments in Urban Renewal Designated Tax Incentive Areas (DOE 1995), will be applied by the planning authority as an absolute minimum for apartment developments. With regard to social housing the Social Housing Design Guidelines (DOE 1991) are applicable Refuse Storage and Collection Adequate provision shall be incorporated for recycling facilities in respect of each individual dwelling and within the overall development scheme. In particular, suitably designed spaces shall be provided for neighbourhood bring bank and collection facilities where specified by the council. In apartment/duplex developments, refuse enclosures should be designed so that they are integrated with the building or boundary enclosures and are well screened Building Lines The desirability of creating different urban forms will require a more varied building line in order to reduce the often regimented appearance of suburban layouts. However, where there are established building lines, particularly on infill development sites, these should be respected. Ardee Local Area Plan

8 Building Heights In general all new development should be consistent in height with adjoining structures. Except in exceptional circumstances, the planning authority considers that residential buildings should not exceed 4 storeys in height, including roof space development Sustainability Best available technology shall be employed to minimise the usage of potable water in new developments; in particular, the reuse of grey water / roof water is encouraged. Ardee Local Area Plan