borrisoleigh settlement plan - North Tipperary County Council

BORRISOLEIGH SETTLEMENT PLAN

1.0 General Introduction and
Development Context
• Location
Borrisoleigh is situated on the R-498
between Thurles and Nenagh and is
intersected on the northern side of the town
by the Clodagh River.
• Population
The population of the town grew between
1996 and 2002 from 564 persons to 598
persons, which is a 6% increase in
population in the period and this rose to 626
in 2006 CSO figures, a further increase of
4.7%.
• Settlement Form
The town is situated in a high quality
landscape area, lying in a bowl-shaped
syncline north east of the Silvermines and
Slievefelim Mountains. The town itself rises
towards the north and south, with important
buildings, such as the renaissance Catholic
Church, located in prominent positions.
The town centre has a linear pattern with
junctions with Pallas Street and Chapel
Street. The church dominates the central
area with some good examples of Irish
Victorian architecture in Finn’s pub and
Chadwick’s shop. The town is the home of
Tipperary Natural Mineral Water which is a
nationally and internationally recognised
brand and is a large employer in the town
and occupies a significant area.
2.0 Key aim and objectives
Borrisoleigh has been identified as being a
Secondary Service Areas / Market Town in
Chapter 3 of the County Development Plan.
The key aim of this settlement plan is to
provide a framework for the development
for appropriate residential, commercial and
industrial development, to enhance the
visual character and amenities of the town
and to ensure that Borrisoleigh provides the
services and facilities for its hinterland.
Key Objectives
• To facilitate low density, high
quality housing appropriate to the
town and its designation as a
Secondary Service Areas / Market
Town on the Settlement Hierarchy
in Chapter 3 of the Plan.
• To maintain and enhance social,
community and amenity facilities
within the town.
• To support opportunities for
commercial, industrial and other
employment facilities.
• To focus development within the
development boundary of the
settlement.
3.0 Services and Social Infrastructure
• Water Supply
The settlement is serviced by a public water
supply.
• Waste Water
The settlement is serviced by a waste water
treatment plant and public sewer. Upgrade
works may be required during the lifetime of
the Plan. Notwithstanding that the amount
of land zoned in the plan allows for growth
in the town, normal planning development
management practice is that proposals are
assessed as regards capacity of services to
cater for them and development would not
be permitted unless adequate treatment can
be assured. Any development proposed

within the town will need to clearly
demonstrate this as part of any planning
application.
• Roads and Transport
Infrastructure
Borrisoleigh is situated on the R498 and
R501, conveniently located in relation to the
major towns of Thurles, Nenagh and the
City of Limerick.
There is an extensive network of footpaths
within the area. Public lighting is provided
throughout the settlement.
church in McDonagh Square. The window
and door surrounds were quarried at
Drombane, 12 miles away. It is similar to
the stone used in Cormacs Chapel, Cashel.
Conservation Area
This includes all of Main Street, northern
part of Pallas Street, part of Chapel Street
and Lower Street.
Protected Structures
See RPS for list of Protected Structures in
the County Development Plan 2010-2016 as
set out in the main text in Volume III.
5.0 Key Messages for Borrisoleigh
• Social and Community
Infrastructure
A Roman Catholic Church, primary and
secondary schools, Town Park with GAA
pitch, soccer pitch, tennis courts pavilion
and play ground, public houses, shops,
butchers, hairdressers, chemists,
guesthouses, take-away, bank, bakery,
restaurant and a post office are currently
located within the settlement providing for
the immediate needs of those living within
the hinterland of the town.
4.0 Architectural and Archaeological
Heritage
There are a number of significant historical
sites within the town. Among its attractions
are some traditional shop fronts, and a 15th
century tower house. An inscribed slab
inserted into the gable of one of a pair of red
sandstone houses are engraved the names
Richard Burke and Ellis Hurley, 1643.
Walter Doolin was the architect of the
• The settlement shall be developed in
a properly planned and coherent
manner. The picturesque setting
shall be retained and enhanced in
accordance with appropriately
designed and sensitive development.
• The conservation and integration
into new development of existing
stone walls, trees and native
hedgerows, and promotion of
similar materials for new
boundaries.
• High quality designs, which are
particularly reflective of the
predominantly rural character of the
area, without precluding high
quality innovative contemporary
designs.
• Promotion of natural building and
boundary materials.
• The conservation and protection of
protected structures, recorded
monuments and other features of

archaeological and historical merit
within the settlement.
6.0 General Development Objectives
Proposals for development will be assessed
in accordance with the policies and
objectives of the County Development Plan
2010-2016 as set out in the main text in
Volume I.
In addition to general policy requirements
for development, the Council will seek to
implement the following objectives:
• Facilitate people to live in high
quality, primarily low density
housing in a rural town location.
• Maintain services at a local level.
• Reinforce the attractive rural town
which exists at present by
permitting appropriate and
sensitively designed new
development.
• Facilitate the creation of retail,
commercial, industrial and other
employment opportunities.
• The rate of growth must be in
accordance with the Council’s
policy on towns and villages and the
availability of services (including
physical and social provisions).
3. To protect existing access to backlands
and to support the redevelopment of Main
Street properties as part of the development
of backlands. Such lands include lands south
of Main Street, to the rear of Old School and
Council Car Park and lands south of Main
Street to the rear of Garda Station.
4. To provide suitable and accessible land
for commercial development. A prominent
site is zoned on the Thurles Road, south of
the Sewerage Treatment Plant, for such use
to attract uses that heretofore have been
developed in rural locations along the R-
498.
5. To preserve the Local Road L-3215 to
the north of the town free from sporadic
development and/or development that would
have a negative impact on the setting of the
town.
6. To seek to implement a town
improvement scheme which would include
the under-grounding of cables and wirescape
within the town, the improvement of
pavement quality and the introduction of
landscaping into the town where possible.
7. To seek to provide traffic calming on
approach roads into the town where
resources permit.
8. To seek to improvement junctions within
the town as resources permit.
9. To seek that the proposed linear park
along the river provides adequate pedestrian
walkways and access to the river where
possible.
10. To seek the provision of an amenity area in
Borrisland North to be developed as part of new
developments with seating/picnic area/play
area/skate board park etc.
Specific Objectives
1. To create an Inner Relief Road as part of
future development to link the R498 on the
western side of the town with the
Templemore Road (R501).
2. To seek the restoration of a number of
derelict or vacant sites in the town.