01. Newcasle West Local Area Plan ( pdf file - 3593 kb in size)

NEWCASTLE WEST Local Area Plan 2008This Local Area Plan for Newcastle West was deemed to be made onthe 25 th of September 2008.Limerick County CouncilForward Planning49 O’Connell Street, LimerickT: 061 409694 F: 061 409695E: office@ndj.ie

1. INTRODUCTION1.1 How to Use this Plan1.2 The Basis and Purpose of the Local Area Plan1.3 The Plan Area1.4 Relationship with other Plans and Strategies1.5 Other Relevant Issues

NEWCASTLE WEST Local Area Plan 20081.1 How to Use this PlanThis Local Area Plan (LAP) for Newcastle West puts forwardideas and proposals to guide the physical land usedevelopment of your town over the next six years. It is animportant statutory document and will affect all those wholive in Newcastle West or have an interest in itsdevelopment.This Plan is the main public statement of local planningpolicies for Newcastle West and from it you will be able tofind out:• Where certain types of development should take placewithin the town;• The standards that are required for such development;• Illustrative ideas for the appropriate form of newdevelopment;• Which areas are zoned/suitable for the different uses;and• Which buildings and / or sites are protected and/ orproposed to be protected.The LAP is prepared under a number of Section headings asfollows:Section 1 identifies the Plan area and considers therelationship between this LAP and other relevant plans andstrategies.Section 2 sets out the Context of the Town in terms of itsgeographical location, its physical setting and function, andthe principal socio-economic factors influencing its futuredevelopment.Section 3 presents an analysis of the historical backgroundof the town and existing land use activities including thesettlement structure, access and movement, communityservices, amenities and recreation, and the resultantplanning issues.Section 4 sets out a ’vision’ for Newcastle West based onthe analysis of issues identified in the previous Sections anda number of core development strategies, which aim toachieve the consolidation of the urban area, encourage adiverse and vibrant local economy, respond to a strongsense of community, and facilitate an easily accessible townand a sustainable community.Section 5 provides detailed development managementpolicies which aim to achieve the aspirations set out in theCore Strategy and Objectives described in Section 4, underthe main headings of – Housing; Built Environment andHeritage; Local Economic Development; Community andEducation; Recreation and Natural Environment; Transportand Accessibility; Water Services; Flood Risk Management;Waste Management; and Energy Consumption andEfficiency.Section 6 introduces the Urban Development Frameworkand the principles of development promoted for the town,and sets out general guidelines for key development areas.This section also introduces specific site development briefswhere opportunities for urban renewal or strategicdevelopment opportunities have been identified through theconsultation and plan review process.Section 7 sets out how the plan will be implemented over itssix-year period.The Appendix contains the Land Use Zoning Map.1.2 The Basis and Purpose of theLocal Area PlanThis LAP for Newcastle West is a statutory document thathas been prepared in accordance with the requirements ofSection 18 of the Planning and Development Act 2000 (asamended) and the Planning and Development Regulations2001.The policies and objectives set out in the LAP remain ineffect for a six year period but can be subject to amendmentor review during this time where Limerick County Councilconsider relevant in the interests of proper planning andsustainable development of the town.The purpose of the LAP is to take a long-term view of thefuture development of Newcastle West in order to managechange in the physical environment and provide for newdevelopment in a comprehensive and coordinated manner.Although the development policies and objectives set out inthis LAP are for the next six years, the DevelopmentStrategy is also intended to provide the foundation that willshape the future development of Newcastle West beyond2014.The LAP therefore sets out planning policies and objectivesthat also articulate the vision for the future of the town.These objectives have regard to national, regional andcounty policy and guidance, as well as the aspirations andSection 1: INTRODUCTION1

NEWCASTLE WEST Local Area Plan 2008Limerick County Development Plan 2005The County Development Plan classifies Newcastle West asa ‘Key Town’ within the County acting as the key servicecentre in West Limerick. As a ‘Key town’ Newcastle Westshould act as a driver of development and a significantprovider of services in West Limerick, as well ascomplimenting the development of the Limerick / Ennis /Shannon Gateway and acting as a base for high qualitytransport links to the core area of the region.The County Development Plan acknowledges the effects ofurban generated rural housing and indicates that smalltowns and villages have a key role for catering for much ofthis demand. The Plan therefore seeks to promote ruraltowns and villages as the most suitable locations forproposals for multiple dwellings.The Settlement Strategy for the County stresses that thedevelopment of settlements will be promoted in a plannedand sustainable manner. Urban sprawl on the edges oftowns and villages will be avoided and a clear characterdistinction between the built-up areas and the opencountryside maintained through the provision of Local AreaPlans in the main settlements and development boundarieselsewhere. The plan stresses that the strengthening of ruralcommunities can only be achieved in the long term throughmaking settlements more attractive places to live andproviding employment opportunities.The Development Plan sets out an important agenda onCommunity and Rural Development. It highlights thetradition of living in towns and villages and how the generaldecline of these settlements has been reflected in thechange in physical character of the areas. Traditionallycompact villages and towns have grown in a manner thathas tended to take the form of either ribbon development orloosely scattered development. The Plan recognises theimportance of the commercial and social aspects of townsand villages to their surrounding hinterland hence thesignificance of their development to ensure long-termviability.The LAP seeks to implement the strategic objectives of theDevelopment Plan by recognising the potential toaccommodate new development suitable in scale andcharacter to its position in the settlement hierarchy whileproviding for the planned expansion to facilitate that growth.urban fabric, supports local development groups’involvement in regeneration, and its commitment to apartnership approach to community issues.Mid West Planning GuidelinesThis document provides a regional framework for theformulation of the policies and strategy in the CountyDevelopment Plan and is intended to ensure the properbalance between the different settlements in the region withregard to development, population and services.It demonstrates that the region features a strong centralcore, embracing Limerick City and the nearby centres ofShannon and Ennis. Together they create an urbanagglomeration that is centrally located within the region andthat has the potential to be accessed from all its parts. Thisarea has also experienced considerable development andpopulation growth during the past twenty years, with newfacilities and services being provided during this period.The Regional Planning Guidelines set out the likelymaximum population growth that can be anticipated, with theMid West population potentially growing from 340,000 in2002 to almost 380,000 by 2020. However, the addedimpact of the National Spatial Strategy has suggested apopulation target for the Region of 400,000. Most of thegrowth would be accounted for by natural increase of birthsminus deaths, with some small level of in-migration.Future population distribution targets are proposed withseveral goals in mind - to ensure the creation of a regionalcore area with sufficient mass to act as a development node;facilitate the creation of other service centres; maintainsustainable rural communities; ensure environmental quality;and provide public transport links to the main centres.Newcastle West lies within Zone 5, which covers the WestLimerick area as defined in the Mid West Draft RegionalGuidelines. The current distribution of population within thiszone in 2002 was 32,000. The strategy states that there ispotential within the zone for the development of a largescaleindustrial centre as well as a high quality residentiallocation for those working in Limerick/Ennis/Shannon. Itrecognises a need, however, for settlements to expand theirrole as residential zones of high quality.This LAP further supports the Planning Authority’s strategythat encourages development into the existing settlements,promotes the redevelopment of derelict areas within theSection 1: INTRODUCTION3

NEWCASTLE WEST Local Area Plan 2008Limerick County Development Board - Strategy forEconomic, Social and Cultural Development 2002 – 2011The vision of this document prepared by the CountyDevelopment Board is to ensure that Limerick County will bean attractive place for people to live and work with access toquality services, where the collaborative focus ofcommunities and service providers can facilitate a goodquality of life.Quality of life is a key issue arising from this document and itis considered that the long-term development of NewcastleWest can satisfactorily achieve this through the provision ofhigh quality, well-designed houses, in an attractive settingwithin the boundary of a rural town at an affordable price.In an attempt to achieve balanced geographic development,the County Development Board has divided the county intofour main areas, with Newcastle West falling within the‘Large Towns’ category.The goal for this category is to ‘develop the four large townsin the County to become stronger centres for residential,commercial and industrial development’.development of Newcastle West which, comes underObjective A of the strategy, seeks ‘to strengthen NewcastleWest as a viable industrial location and also as an attractiveplace to live’. A list of specific actions to achieve thisobjective is given in the Table 1.Limerick County Development Board Review OfStrategy For Economic, Social & Cultural Development:Prioritisation Of Actions For 2006-2008This document has been prepared by the Limerick CountyDevelopment Board to review what progress has been madeto date on the existing strategy. The report outlines a rangeof actions that have been prioritised by the Board as a resultof the review.The report indicates progress has been made in establishinga Metropolitan Area Broadband Network in Newcastle Westwith construction commencing in 2006. Progress on theother actions proposed is also underway.The three other towns included in this designation areRathkeale, Abbeyfeale and Kilmallock. The long-termShannon DevelopmentLimerick Co.Co.Table 1: Extract from Limerick County Development Board - Strategy for Economic, Social and Cultural Development 2002 – 20114 Section 1: INTRODUCTION

NEWCASTLE WEST Local Area Plan 2008The Limerick County Housing StrategyThe Housing Strategy 2006-2011 sets out current and futurehousing requirements within the County and the requirementfor social and affordable housing. It is a requirement underSection 95 (1) (b) of the Planning and Development Act2000 that a planning authority shall include objectives in thedevelopment plan to secure the implementation of the‘Housing Strategy’. An objective of the Strategy is to have aland-use zoning plan prepared for Newcastle West.1.5 Other Relevant IssuesLimerick County Council Accommodation Programmefor the Traveller Community 2009-2013This document outlines Limerick County Council’s housingpolicy for the Traveller Community which is required underthe 1998 Housing (Traveller Accommodation) Act. The mainbrief of the document aims to provide appropriateaccommodation for indigenous Traveller families whorequest it, and who, pursuant to generic Housing legislationand the Housing Act 1998 are considered to be in need ofaccommodation.Section 1: INTRODUCTION5

2. TOWN CONTEXT2.1 Location2.2 Physical Setting2.3 Function2.4 Principle Demographics

NEWCASTLE WEST Local Area Plan 20082.1 Location2.3 FunctionNewcastle West is located 43.6 kilometres southwest ofLimerick City on the N21 National Limerick - Killarney Road,which is the main tourist and traffic route serving thesouthwest (refer Figure 2). Regional roads extendnorthwards to Ardagh and Foynes (R521), eastwards toBallingarry (R520), and southwards to Dromcolliher (R522).2.2 Physical SettingNewcastle West occupies a relatively flat plain within a largeagricultural hinterland. The foothills of the MullaghreirkMountains lie approximately 8km to the south. The mainroads through the town converge on the Square, whichforms a focal point with its fine architectural structures and16 th century Desmond Castle Complex at the south end.The extensive Castle Demesne (29.45ha), a public park inCouncil ownership, adjoins the western edge of the Square.The River Arra, the Castle Demesne, and the Square with itsradiating traditional streets, are all distinctive elements thatcontribute to the special character of the town.Newcastle West is the County Town and the largestsettlement in County Limerick. It is defined in the LimerickCounty Development Plan Settlement Strategy (2005) as aKey Service Centre for West Limerick, given the range oflocal commercial and community services, and the transportlinkages to the Limerick / Shannon gateway and through toCounty Kerry.The considerable range of shopping, amenity, cultural andeducational facilities, together with local employmentopportunities, has established Newcastle West’s position asthe Key Service Centre for West Limerick. The high levels ofaccessibility to Limerick and County Kerry provided by theN21 has further enhanced the attraction of the town as aconvenient place to live. But this has in turn led to increasingconcerns in relation to traffic congestion through NewcastleWest and the urgent need for a National Route Bypass, aswell as the consideration of alternative distributor roadlinkages to enable the continued expansion of the town.The rapid growth of Newcastle West has made the provisionof retail, employment and community facilities of particularimportance.Figure 2: Newcastle West LocationOrdinance Survey Ireland: Discovery Series Map 64Section 2: TOWN CONTEXT7

NEWCASTLE WEST Local Area Plan 2008Panoramic town view from north (Gortboy) to south2.4 Principle DemographicsPopulationThe 2006 Census figures reinforce Newcastle West as thelargest town in County Limerick. During the last inter-censusperiod (2002-2006), Newcastle West had one of the fastestgrowing populations in County Limerick (from 3,495 to 3,922persons), representing a 12.2% increase which exceededthe County Growth rate of 8.3% for the same period.As indicated in Table 2, between 1991 and 1996 thepopulation of the Urban ED was static, while the populationof the Rural ED increased by 6.5%. Between 1996 and 2002the Urban ED population increased by around 6%, and theRural ED population by 20%. The highest population growthoccurred between 2002 and 2006, with 12.2% increase inthe Urban ED and an unprecedented 50.3% in the Rural ED.The population growth during 2002-2006 in the Urban EDexceeded the Limerick County Growth rate of 8.3%, whilethe Rural ED experienced one of the highest growth rates inIreland for the same period. Whereas this LAP is primarilyconcerned with the population of the Newcastle West TownED, the Rural ED population is recognised as having asignificant influence on the future development of the town.YearUrban EDPersonsRural EDTotals19913,2871,0194,30619963,288 (+1)1,085 (+66)4,37320023,495 (+207)1,305 (+220)4,80020063,922 (+427)1,961 (+656)5,883Table 2: Change in Population from 1991 - 2006(source: Census of Ireland)8 Section 2: TOWN CONTEXT

NEWCASTLE WEST Local Area Plan 2008Age and Households ProfileThe 2006 age profile of Newcastle West ED (Figure 3)identifies a high representation of persons in the 25–44years age bracket, indicative of a large majority of thepopulation that are likely to be in full-time employment andthe continued popularity of Newcastle West as a place tolive, work and raise a family.Private household information indicates that 51% of allhouseholds are made up of husband and wife (17%) orhusband and wife with one or more children (34%).Figure 4: Employment Sectors, Census 2006Figure 3: Age Profile, Census 2006EmploymentApproximately 53% of Newcastle West’s population wasemployed at the time of the 2006 Census, with only 4%unemployed and 32% either in a family care-giver role,retired or disability situation. As shown in Table 4, thehighest proportion of employment was in Manufacturing(23%), followed by Healthcare / Education Sectors (18%).Given the recent closures of some local manufacturingindustries, such as Castlemahon Poultry Processing Plant,Kantoher Kerry Foods (Poultry), S&S Foods and O’ReillyFoods, the number of jobs in this sector has beensignificantly reduced. There is a need to ensure that theemployment opportunities in Newcastle West match thepopulation growth of the Town.Section 2: TOWN CONTEXT9

3. CHARACTER AND LANDUSE APPRAISAL3.1 Historical Background3.2 Settlement Structure3.3 Community Structure3.4 Economy and Tourism3.5 Access and Movement3.6 Service Infrastructure3.7 Natural Environment3.8 Population Projections3.9 Future Housing Requirement3.10 Main Planning Issues3.11 SWOT Analysis

NEWCASTLE WEST Local Area Plan 20083.1 Historical BackgroundNewcastle West was once known as ‘Castle-Roe’, after acastle built there by the Knights Templars in 1184. Situatedbetween the towns of Rathkeale and Abbeyfeale, NewcastleWest is at the heart of Desmond Country. The town wasfounded in the 13th century on the River Arra, a tributary ofthe Deel, by the Norman Fitzgerald family as part of theterritory of the Earls of Desmond.Desmond Castle remains the most significant historic featurein the town and commands a prominent location at the southof the Square. During the reign of Elizabeth I, three battleswere fought in the locality. The town was sacked in 1302and destroyed in 1315. Two of the Earls of Desmond died inthe town - Garrett (better known as Gearóid Iarla) in 1399,and James (the 8th earl) in 1462.By the 16th and 17th centuries, The Square and MarketPlace had been developed and Newcastle West became anestablished administrative centre for the counties ofLimerick, Clare and Kerry. By 1862 the town had beenconnected with Limerick and Abbeyfeale by railway.In 1980 Newcastle West received a coat of arms, with themotto "As Dúchas Dóchas" - translated as 'Our Hopesprings from our Traditions'.NEWCASTLE WEST“A market and post-town, and a parish, in the GlenquinDivision of the barony of Upper Connello, 20 miles (S.W.)from Limerick, on the mail road to Killarney and Tralee, and114 (S.W.) from Dublin; containing 4436 inhabitants, ofwhich number, 2908 are in the town. This place, ancientlycalled Castle-Roe, derived both its origin and name from theerection of a castle here by the Knights Templars, in 1184,round which, in process of time, a town was formed that wasfortified, and ultimately obtained a charter of incorporation.The town is situated on a small stream called the Arra, whichfalls into the Deel about a mile eastward. It comprises fourprincipal streets and a spacious square, the north side ofwhich is chiefly occupied by an infantry barrack; on the southare the parish church and the castle, and the east and westsides are formed by lines of large and handsome houses.On the south side of the river, which here separates theparish from that of Monegay, are the shambles, a neat andcommodious structure.The land is in a high state of cultivation, producing abundantcrops chiefly of wheat, oats, and potatoes, with some barleyand clover: much of it is occupied in dairy farms and in thepasturing of large numbers of cattle. The scenerythroughout the parish is rich, varied, extremely picturesque,and embellished with numerous elegant mansions and villas.Newcastle West 18 th Century.Newcastle West 18 th Century.The ruins of the old castle are very extensive, and two of itstowers, one square, the other round, are in a good state ofpreservation, as are the tower and banqueting-house nearthe church; many parts of its extensive range of archedvaults are also perfect. In the Castle demesne is achalybeate spring, formerly in considerable repute, andprotected by a covered building which still exists”.‘A Topographical Dictionary of Limerick City andCounty’, by Samuel LewisOriginally published in 1837 as part of ‘A TopographicalDictionary of Ireland’Figure 5: Newcastle West 18th century Historical MapSection 3: CHARACTER and LAND USE APPRAISAL11

NEWCASTLE WEST Local Area Plan 2008Figure 6: Newcastle West Historical Map 1829-18413.2 Settlement StructureThe town centre retains much of its heritage character,including several fine 19th century buildings clusteredaround the Square and with the castle complex and parishchurch defining its southern end. The streets radiating fromthe Square - Church Lane to the north, Maiden Street to theeast, and Bridge Street to the south, which crosses the AraRiver to link with Goat Street (the N21) - for the most partcomprise continuous facades of traditional 2 and 3-storeyterraced commercial buildings. The river and the easternterrace of buildings on Maiden Street signify the southernedge of the historic core.Buildings of particular interest include the Courthouse (1842)and the Church of the Immaculate Conception (1828).Opposite the church is the monument commemorating 17volunteers killed in the War of Independence and the CivilWar. Other buildings of note include the old Railway Station(1867), St. Ita’s Hospital, the Parish Hall, the CarnegieLibrary and the Courtenay Boy’s School. The CatholicChurch on South Quay forms a prominent reference point inan elevated position when approaching the town on the N21.The condition of the public realm within the Square isgenerally good, with recently re-surfaced footpaths, treeplanting and new street furniture.Desmond Castle and the Square12 Section 3: CHARACTER and LAND USE APPRAISAL

NEWCASTLE WEST Local Area Plan 2008Figure 7: Orthographic Photograph showing rural context of Newcastle West.Section 3: CHARACTER and LAND USE APPRAISAL13

NEWCASTLE WEST Local Area Plan 2008As evident from the 1841 Historic Map (Figure 5), the earlyexpansion of the town occurred to the east and south of thecentre, along the main radial routes. In the last 20 years orso, Newcastle West has been subject to major newdevelopment, particularly to the north of the town.More recently, during the lifetime of the 2001 LAP, there hasbeen further substantial growth in housing developmentthroughout Newcastle West, but especially in the south/southeast at Killeline and Rathnaneane, and in the north/northeast at Gortboy and Churchtown. Much of this housingis similar in character, comprising medium density semidetacheddwellings.GortboyLonger established housing areas occur near the towncentre at Assumpta Park, Castleview and SharwoodEstates.3.3 Community StructureNewcastle West has a wide range of local communityservices and benefits from various sports clubs and facilitiesincluding GAA, rugby soccer, tennis and athletics. Althoughrecreational sporting facilities are well catered for, expansionof these facilities can be expected to continue.ChurchtownThe town has an excellent Community Park, children’splayground and playing fields at the Castle Demesne inpublic ownership. This facility is well utilised by thecommunity and has been subject to community planting andimprovement schemes in recent years. Elsewhere in thetown, and within the new housing areas in particular, publicrecreational space is limited.Within the town there are 5 primary schools (Monogay NS,Scoil Iosaf (St Joseph’s Convent), Scoil O Curain B, SN CillLachtain, and Gaelscoil O Doghair), and 2 secondaryschools (Scoil Mhuire & Ide and Desmond College) withinNewcastle West.RathnaneaneKillelineRecent Housing Developments in Newcastle West14 Section 3: CHARACTER and LAND USE APPRAISAL

NEWCASTLE WEST Local Area Plan 20083.4 Economy and TourismWithin the shopping hierarchy of County Limerick, NewcastleWest is defined as the only Level 2 Tier 2 Major TownCentre, serving a large rural hinterland. At this level, apopulation of between 1,500-5,000 is served by a retailsector offering essential convenience shopping,supermarkets and lower order comparison shopping such ashardware, pharmaceutical, foods and clothes.The core of commercial activity is centred around theSquare, extending along Maiden Street, Bishop Street andBridge Street. Surveys undertaken in 2003 1 indicate theRetail Floorspace in Newcastle West accounts for 23.9% ofthe total in County Limerick, at 11,822sq.m. (Castletroy andDooradoyle Crescent shopping centers = 45%). Thiscomprises 30% convenience shopping, 44% comparisonretailing and 18% retail warehousing.A major issue for retailers in the core retail area is theongoing viability of the town centre due to the perceived lackof car parking and increased traffic circulation problems.The Limerick County Retail Strategy (2003) recognises that‘Newcastle West is underperforming in the quality andnature of its retail floorspace and needs to sustain and growits role within the County and region’s shopping patterns’. Inline with Policy RS11 of the Retail Strategy, ‘Newcastle Westwill be promoted and encouraged to undergo majorenhancement of its retail provision and develop and harnessits heritage importance.’It is recognised, therefore, that the retail profile of the townneeds to continue to improve, aiming to become more selfsustainingfor convenience shopping, and to reinforce its roleas a visitor destination.Newcastle West has many fine tourist attractions, mostnotably the Desmond Castle complex on the banks of theRiver Arra. The castle and its grounds were the subject of anextensive restoration programme in the 1990s and are opento the public. Other visitor attractions include the historictownscape, a famine cemetery, and the Civil Warmonument. The River Arra also offers renowned trout andsalmon fishing.Although a reasonable range of shops and services areavailable, the town has experienced a significant lack ofnational retailers, until the recent arrival of Lidl and Tesco.Town Centre commercial coreSection 3: CHARACTER and LAND USE APPRAISAL15

NEWCASTLE WEST Local Area Plan 2008Manufacturing has played a major role in the localemployment sector in Newcastle West. The largestmanufacturing industry is Ballygowan Water Ltd. Recentclosures of other manufacturing plants, includingCastlemahon Poultry Processing Plant, Kantoher KerryFoods (Poultry), S&S Foods and O’Reilly Foods have raisedconcerns in the community in relation to the retention ofemployment in the area.Public Sector services such as St. Ita’s Hospital, schoolsand Council Area Offices provide other large employmentbases.The Shannon Development Lands to the north of NewcastleWest, zoned Industrial within the 2001 Plan, remain mostlyundeveloped to date. This represents a large land bank in asuitable location to expand industrial enterprise within thetown.3.5 Access and MovementVehicle CirculationThe N21 Limerick to Killarney Road passing throughNewcastle West causes major traffic congestion issuesthroughout the year, but particular in the summer monthswith tourist traffic travelling to and from County Kerry. TheRegional and Local roads converging on the Squarecontribute to the congestion experienced in the core retailarea, which has been recognised through communityconsultation as one of the key issues facing the town. Theneed for a town bypass is considered essential tosignificantly improve the town centre environment forpedestrians and ease of movement for local motorists.Local Distributor RoadIn October of 2006 the Council sought a variation to theexisting LAP to introduce a new ‘Southern Distributor Road’,intended to serve local transport needs and to facilitatefuture development within the town.The alignment as proposed in this document extends aroundthe southern boundary of this plan.N21 BypassThe proposed N21 Bypass for Newcastle West is currentlyat the preliminary design phase only. To date it isunderstood that NRA funding has been allocated for aconstraints and feasibility study for N21 improvementsbypassing both Newcastle West and Abbeyfeale to theCounty Boundary. A broad constraints corridor has beenestablished and the Preliminary Design work will identifypreferred route corridors and options, estimated to bepresented for public consultation in 2008 at the earliest.ParkingA high proportion of parking in the commercial core is onstreetin Market Place, with a private car park at Supervaluand an adjoining public car park in Church Street. Theexisting on-street parking is at a premium and can contributeto haphazard traffic movements. A limited number of privatecar parks exist outside the central area, including Tesco, Lidland the Council Area office.At peak times, traffic congestion can be heavy around theBoher Bui and other school locations.Public TransportAn hourly Bus Eireann Service operates between NewcastleWest and Limerick (journey time 50 mins.) and to Tralee(journey time 1 hour 20 mins.), running from 9.00am to8.00pm.The Limerick – Tralee Railway Line to the north of the townwas closed in 1963, and there are no known plans forpassenger services to be resumed in the foreseeable future.3.6 Service InfrastructureWater SupplyThe Newcastle West water supply is sourced from the watertreatment works located to the southeast of the town atCastlemahon. General Water usage of the town is currently600,000 gallons per day approximately, and the system isoperating at almost 100% capacity.The Council presently has a project underway to supplementthe existing town water supply, due to recent growth inhousing, through a bored well at Tobergal, southwest ofNewcastle West, which is intended to provide asupplementary supply for the summer months.The upgrading of the existing water treatment plant is themain priority on capital projects schedule to increase theoverall capacity of the plant, extracting from River Deel atCastlemahon to ensure adequate supply for most of theyear, supplemented by the Tobergal Well.16 Section 3: CHARACTER and LAND USE APPRAISAL

NEWCASTLE WEST Local Area Plan 2008Sewerage Mains Infrastructure and Treatment WorksThe Wastewater Treatment Plant is located on thesoutheastern edge of Newcastle West in the townland ofCloonyscrehane, discharging treated effluent into the RiverDeel. The plant has a design capacity of 6,000 populationequivalent (PE). At present the capacity of the plant isestimated to be at 5,500. The upgrade of the Waste WaterTreatment Plant is the second priority on the capital projectsschedule.A combined system is in place for Foul and Storm waterwithin the town. This has major implications for the capacityof the existing sewerage network, particularly at times oflarge return period storms, where overflow of untreatedwastewater into waterways has occurred when stormwaterdominates the system.3.7 Natural EnvironmentThe Rivers Arra and Daar are the main amenity features ofNewcastle West and have had a strong influence on thehistoric development of the town. The River Daar, a tributaryof the Deel, forms a natural boundary to the northeasternedge of the town. Both the Arra and Daar offer considerablepotential for contributing more positively to the generalamenity of the town.The Castle Demesne provides a valuable amenity resourceat the centre of the town, comprising stands of mature treesand large open grassland areas reserved in publicownership. This facility is well utilised by the local communityand has been subject of tree planting and improvementschemes in recent years.River Arra through the town centreCastle Demesne Community ParklandSection 3: CHARACTER and LAND USE APPRAISAL17

NEWCASTLE WEST Local Area Plan 20083.8 Population ProjectionsFor the purposes of this LAP, consideration has been givento the strategic assessment of population distributionthroughout the region, as well as current population trendsand projections included in the County Development Plan(2005).As described in Section 1.4 of this LAP, Newcastle West islocated within ‘Zone 5: West Limerick Area’ of the Mid WestRegional Planning Guidelines. This Zone is geographicallycentred around Newcastle West as the Key town, and hadan overall population in 2002 of 32,000 persons. Thepopulation projections for the Mid West indicate that anadditional 10,000 persons may need to be allocated to ruralareas and settlements outside Zones 1 and 2, andspecifically allocates 3,983 persons for Zone 5 up until theyear 2020.The distribution of this new population is intended to bedirected primarily toward existing settlements in order tosupport a critical mass to provide for development nodesand to support a range of economic and social services.Accordingly, existing settlements such as Newcastle Westneed to be responsive to support an increased populationand economic base in order to safeguard and provide for anexpanded range of services and facilities.Whilst Limerick County has experienced a populationincrease of 8.3% over the last inter-census period, theCounty Development Plan (2005) indicates that thepopulation of the County is likely to grow by 11% over theplan period (to 2011). The results of the 2002 and 2006Census have therefore been taken together with the Countypopulation predictions to help assess the likely populationincrease in Newcastle West for the Plan period (2008-2014)and also beyond to 2026.The County Development Plan also identifies a decline inhousehold size from 3.04 persons per household in 2006 to2.66 persons per household in 2011. The predictedpopulation increase combined with decreasing householdsize implies a need to add substantially to the housing stockin the county.The Limerick County Housing Strategy 2006-2011 providesfurther background data on the likely demand for housingwithin the County, and in particular the demand for socialand affordable housing.Based on a continued optimum growth rate of 12.2% everyfour years, the population of Newcastle West by 2014 (thelifetime of the LAP) is predicted to be approximately 6,300persons.YEAR Urban ED Adjusted TownPopulation(including part ofRural ED)1996 3,2882002 3,4952006 3,922 4,9952010 4,438 5,6292014 5,001 6,3332018 5,636 7,1372022 6,351 8,0432026 7,158 9,064Table 3: Population projection for Newcastle West based onhigh growth rate of 12.2% every 4 years3.9 Future Housing RequirementsWithin the Lifetime of the PlanIn addition to population predictions, other factors thatinfluence future housing requirements include householdformation, sub-division of existing households, ‘trading-up’,investment buying, an increasing younger population cominginto the housing market, and more recent in-migration to thearea (which may not necessarily be reflected in the latestcensus figures). Based on the continued high growthscenario to the year 2014, and the average household sizeof 2.66 persons as predicted in the County DevelopmentPlan, it is estimated that an additional 490 dwelling units willbe required within the plan period. As it is the policy of theCouncil to promote lower density residential development onsuitable edge-of-town sites to facilitate a greater element ofchoice in the housing market than previously available, andto help regulate sporadic development in the rural areas, it isestimated that approximately 25% of the dwelling unitswould be accommodated on ‘serviced sites’ within the LAPDevelopment Boundary.Accordingly, the estimated approximate residential landrequirement within the lifetime of the Plan would be asfollows:295 dwellings (75%) @ 25 units/ha = 11.8ha195 serviced sites (25%) @ 10 units/ha = 19.5ha18 Section 3: CHARACTER and LAND USE APPRAISAL

NEWCASTLE WEST Local Area Plan 2008Total land requirement 31.3ha x 2 (to allow for lands thatmay not come forward for development and to provide forlocational choice) = 62.6ha.It is estimated that there are approximately 39ha ofuncommitted residentially zoned sites allocated from theNewcastle West Local Area Plan 2001.The lands currently zoned are therefore not quite sufficient(given the estimated demand for low-density serviced sites)to meet the housing requirements of the town during thelifetime of this LAP.Land Requirements for a 9-year periodBased on a continued high population growth scenario to theyear 2017, it is estimated that a further 555 (approximately)housing units will be required beyond 2014. Consequently,the estimated approximate residential land requirement forthe following 3 years would be as follows:330 dwellings (75%) @ 25 units/ha = 13ha110 serviced sites (25%) @ 10 units/ha = 11haTotal additional land requirement 24ha x 2 (to allow for landsthat may not come forward for development and to providefor locational choice) = 48haShould the population of the town continue to expand toaround 5,500 persons, therefore, it is likely that additionallands beyond the current Development Boundary wouldneed to be zoned for further residential development to meetthe estimated demand.3.10 Main Planning IssuesThe initial Newcastle West Main Issues Report (June 2007)sets out the responses to the extensive consultation thatwas undertaken at the start of the LAP process andsummarises the submissions received. The main issuesexpressed by the community have been summarised intothe following broad categories.This LAP seeks to address these issues by directing andco-ordinating new development through the formulation ofCore Strategy Objectives and Policies, DevelopmentManagement Policies and the Urban DevelopmentFramework.Town Centre / Economy• Congestion and lack of on-street car parking a strongconcern for residents, difficult to access local convenienceshops, perceived loss of business for smaller retailers.• ACA in place, but concerns regarding loss of heritagecharacter through inappropriate shop fronts and signage;• A larger car park is needed in closer proximity to the towncentre.• Encourage more residential accommodation andcommercial activity in the town centre to maintain vibrancy,NCW becoming ‘Suburbia’.• Encourage enterprise development on suitably zoned land.• Encourage tourism development on suitably zoned land.Community• Large demand for better facilities for youth in the town -possible reuse of existing disused buildings for this purpose.• More public green space near residential areas.• Lack of Cemetery space a concern.• Growth in anti-social behaviour.• Improvements to recreational sporting facilities desired butconstraints recognised to include pressure for redevelopment,drainage and amenity impacts on neighbours.Environment• Demesne park well utilised public facility although morerecreational playing fields, green spaces and footpath linksrequired.• Riverside park well utilised public facility although calls for betterriver walkway links into the town.• Existing mature trees should be preserved during development.Residential• Rapid development of town has led to concern over monotonyof new estates.• New housing needs to be balanced with new provision of openspace and employment opportunities• Lack of housing choice and limited provision of ‘starter homes’.• Renovations and extensions to established venerable housingstock will be subject to strict design controls.Transportation and Infrastructure:• N21 Bypass and Southern Distributor Road are crucialissues for the future development and prosperity of thetown.• Traffic congestion and road safety issues are of particularconcern.• General desire to improve connectivity around the townthrough upgrading existing roads.• Concern over capacity of Wastewater Treatment plant.Population• Census Town ED considered to be using very small referencearea for NCW urban that does not include all built up areas.Section 3: CHARACTER and LAND USE APPRAISAL19

NEWCASTLE WEST Local Area Plan 20083.11 SWOT AnalysisThe following table sets out the main strengths,weaknesses, opportunities and threats as identified throughpublic consultation and the site appraisals undertaken aspart of the LAP preparation process.To ensure the sustainable development of Newcastle West,these strengths and opportunities need to be encouraged,protected and developed, while the weaknesses and threatsneed to be addressed as an integral part of the policies andobjectives of this LAP.StrengthsWeaknessesOpportunitiesThreats• Newcastle West is thekey Urban Centre forWest Limerick.• Arra River and CastleDemesne near thecore of the town.• Well located on N21Limerick to KillarneyRoad.• Good range of localservices (i.e. pubs,petrol station,convenience stores,post office, Gardastation, banks).• Good accessibility toLimerick and CountyKerry with strongTourist Potential.• Compact and distinctivetown centre.• High traffic congestionthrough town on N21.• Local roads oftencongested.• Lack of adequate off-streetparking.• Some haphazard on-streetparking.• Limited retail andemployment opportunities inTown Centre• Poor public realm (apartfrom core area), inadequatepublic open space, restrictedaccessibility to River Arra.• Limited infrastructurecapacity.• Inadequate footpaths insome locations and limitedprovision for cyclists.• Adequate land available foremployment and housinguses.• Tourist potential from thoseon route to County Kerry,through increased visitorfacilities.• Suitable land available closeto town centre for mixed usedevelopment purposes.• Existing private sectorinterest for new housing andemployment development.• More sustainable pattern ofdevelopment.• Town centre enhancements,regeneration of derelictbuildings and sites and offstreetparking.• Protection and enhancementof the river corridors.• Provision of DistributorRoad.• Worsening trafficcongestion.• Unplanned ad-hocdevelopment with fewfacilities, poor urban formand monotonous design.• Lack of employment andhousing opportunities forlocal community.• Fragmented urban structurewith continuing ribbondevelopment on approachroads or in high visualamenity areas.• Loss of natural features thatcontribute to townscapecharacter.• Inadequate regard to naturalqualities of rivers.• Inaccessibility of backlands.• Deteriorating environmentand natural amenity.Table 4: SWOT Analysis20 Section 3: CHARACTER and LAND USE APPRAISAL

4. CORE STRATEGY4.1 Core Strategy Content4.2 The Vision for Newcastle West4.3 Strategic Objectives4.4 Core Policies4.5 Land Use Zoning4.6 Land Use Zoning Matrix

NEWCASTLE WEST Local Area Plan 20084.1 Core Strategy ContentThe Core Strategy sets out the vision, strategic objectivesand core policies for the future development of NewcastleWest. The Development Framework (Section 6) translatesthe objectives and policies into a Spatial Strategy thatidentifies the key elements of the approach to change andgrowth in the town during the period of the LAP, as well asproviding the foundation that will shape the futuredevelopment of Newcastle West beyond 2014.4.2 The Vision for Newcastle WestThe County Council has an ambitious vision for the future ofNewcastle West, based on the community consultationexercise undertaken in December 2006 and the subsequentsubmissions received on the issues raised at the publicworkshop. The overall goal is the creation of a clean andsafe, sustainable environment, in communities where peoplewant to live, work or visit, and where residents have accessto local job opportunities. The town should continue todevelop as a good place to live, with high quality housingwhich meets local needs and with a good quality of life, andwhere leisure and recreational activities are available to all.The Council is committed to delivering the vision throughworking in partnership with local people and organisations,and through promoting the objectives and policies containedwithin this LAP.LAP Vision:To build upon the strengths of Newcastle West bycontinuously improving the quality of life for people, bothnow and in future generations, who live in, work in, and visitthe town, by promoting:• A compact settlement of adequate size or critical mass;• A walkable and pedestrian-friendly environment;• A good mix of uses and opportunities for employment;• A varied architecture and a sustainable urban form;• Co-location for both housing and employment uses;• Provision of basic shopping, health and educationalneeds; and• A degree of self-sufficiency.4.3 Strategic ObjectivesThe County Development Plan (March 2005) emphasisesthat the development of settlements must be promoted in aplanned and sustainable manner. Urban sprawl on the edgeof towns and villages should be avoided and a cleardistinction between the built up areas and the opencountryside maintained. The long term viability ofsettlements in rural areas should also be supported bystrengthening the fabric of towns and villages through publicprivate collaboration and encouraging the regeneration ofderelict and obsolete areas. In particular it is acknowledgedthat the proliferation of one-off rural houses does notstrengthen rural communities in the long term. This can onlybe achieved through making settlements more attractiveplaces to live and providing employment opportunities.This LAP builds upon the strategy of the CountyDevelopment Plan by supporting and promoting thesustainable development of Newcastle West as a selfsupportingcommunity, enjoying a good standard of life interms of housing, jobs, amenities, transport and naturalenvironment. The County Council recognise that the townmust offer living and working conditions, educational,recreational and community opportunities of the highestquality in an attractive urban environment.Views across Newcastle West from north to southIn order to achieve these aims, the following StrategicObjectives have been established to underpin the LAP,based on the requirements of the town as identified by thelocal community during consultation and building upon thestrengths of Newcastle West as recognised through theassessment.Section 4: CORE STRATEGY21

NEWCASTLE WEST Local Area Plan 2008Objective 1:A POSITIVE PHYSICAL ENVIRONMENTi. To ensure sufficient land is zoned for development to allowfor appropriate levels of growth over the plan period, so asto strengthen and consolidate the existing urban form andsupport the long term viability of the town;ii.iii.iv.To establish a clear development boundary as a physicaland visual edge to the town in accordance with the needsof the town, that reinforces the distinction between thebuilt-up area and the open countryside based wherepossible on recognisable physical features;To identify adequate land for recreational (active) publicopen space and facilities;To facilitate land designations where necessary to protectimportant structures, areas of architectural significance,and archaeological remnants.Objective 2:A VIBRANT AND BALANCED URBAN FORMi. To ensure the sustainable development of the town bypromoting a range of house types and sizes to cater for allages, household sizes and income groups;ii. To co-ordinate the delivery of new residential developmentwhilst addressing physical constraints, and infrastructuralcapacities but maintaining the critical mass to support newemployment and services;iii. To establishing a robust urban framework to guide futuredevelopment which respects the established character andidentity of the town while following strong urban designprinciples;iv. To formulate a set of design and density guidelines toencourage development that will reinforce the physicalqualities of the town;v. To ensure that a high level of local services and amenitiesin terms of sports / recreational play facilities, educational,community, childcare and retail provision are provided intandem with new housing development.Objective 3:A HEALTHY COMMUNITY & NATURAL ENVIRONMENTv. To encourage the reduction, reuse and recycling of wasteand improve energy efficiency to reduce the impact ofclimate change.Objective 4:A STRONG LOCAL ECONOMYi. To ensure appropriate areas of suitable land are zoned toencourage enterprise and to provide a range of retailingand service opportunities for residents in the town;ii.iii.iv.To encourage the regeneration of the town centre tosupport existing local businesses addressing pedestrianaccessibility and traffic movements;To encourage tourism related development through theidentification of initiatives for specific locations;To protect existing tourist related uses where necessarythrough zoning designations.Objective 5:STRONG LOCAL SERVICES AND AMENITIESi. To designate specific sites for additional services andfacilities to cater for the current and future needs of thepopulation;ii. To support the provision of new community andeducational facilities in the town;iii.iv.To encourage the role of Newcastle West as the CountyTown of Limerick and the key Urban Centre for westLimerick and its surrounding rural hinterland;To reserve land for public open space, recreational andsports facilities and parks/walkways.Objective 6:AN ACCESSIBLE AND LEGIBLE TOWNi. To establish a safe and user-friendly movement framework toimprove permeability and accessibility within the centre of thetown and between the various land uses outside the towncore;ii.To ensure that the local road network provides ease of accessfor residents between the various residential and employmentareas;i. To identify lands with high natural amenity values as openspace for passive recreation use;iii.To manage levels of traffic and reduce vehicle speeds withinthe town;ii.To protect and enhance the Rivers Arra and Daar and theirriparian margins, encouraging public access wherepossible;iv.To provide for a more pedestrian and cyclist friendlyenvironment in the town which reduces conflict between theneeds of pedestrian and motorist;iii.iv.To introduce land designations where necessary to protectimportant natural features, areas of high visual amenity,and important views;To protect water quality and enhance biodiversity;v. To promote the provision of amenity walks within and throughthe town and linking the various natural and heritage features.22 Section 4: CORE STRATEGY

NEWCASTLE WEST Local Area Plan 20084.4 Core PoliciesSustainable DevelopmentAchieving good sustainable design in new development is a key objective of CentralGovernment and the County Council. The core strategy for the Newcastle West LAP istherefore based on the need to ensure the sustainable planning and development of the townas a balanced community with high quality standards in the provision of housing, employmentsocial and community facilities, recreation and amenities, transport and the naturalenvironment.It is the policy of the Council to promote development that makes a positive contribution tosustainability within Newcastle West by recognising the importance of conserving andenhancing the quality of the built and natural environment, as well as the needs of all sectionsof the local community, in its decisions on the use of land and on other strategies that havean impact on the use of space.Core Policy 1:Sustainable DevelopmentExplanation:To achieve sustainability it is considered that new development should be contained withinthe settlement boundary, with an emphasis on high quality design. This will ensure that thetown can develop as a positive and balanced community within a coherent physicalframework that encourages an efficient and sustainable use of land. This strategic objective isdefined through a range of policies and land use designations that seek to control, guide andencourage forms and types of development at appropriate locations within the town. Thetown expansion areas are the areas within the settlement boundary where the LAP will seekto direct the future development of the town.Development UsesFuture development within Newcastle West is mostly concerned with new residentialallocations on lands throughout the town, and other community and employment uses withinthe town centre and other selected sites.The Land-use Zoning Plan (refer Appendix 1) encourages a variety of uses in a manner thatpromotes the concept of a balanced residential community with appropriate services andfacilities, while ensuring that the town retains its character and continues to functioneffectively as a compact physical place with good accessibility and high quality public spaces.The development of residential land will be carefully monitored by the Council to ensure thatthe overall requirements are being delivered and the Strategy will be modified if necessary.It is the policy of the Council to facilitate a variety of land uses within the settlement boundarythat can cater for existing and future needs of the population over the next six years andbeyond. New development uses will have regard to the proper planning and sustainabledevelopment of Newcastle West and respect the amenities of the neighbouring properties aswell as the character and visual appearance of the town. All new and proposed uses will alsohave to conform to the permissible uses as detailed in the Land Use Zoning Matrix (Table 5).Core Policy 2:Development UsesExplanation:The Land-use Zoning Matrix provides an indication of the permissible uses under each landuse zoning and the types of uses that may be open for consideration.Section 4: CORE STRATEGY23

NEWCASTLE WEST Local Area Plan 2008Development Proposals GenerallyThe LAP includes an Urban Development Framework that sets out the broad approach topromoting development in a way that is consistent with the strategic development objectivesand these core development policies. In order to achieve these objectives, the qualities ofnew development layout, design and architectural treatment are fundamental considerationsof the development process. The Development Framework identifies the key elements of theapproach to change and growth in the town for the next six years and is also intended toprovide the foundation that will shape the future development of Newcastle West beyond2014.It is the policy of the Council that development proposals will be considered wherethey:a. Are located within the settlement boundary as defined in the Urban DevelopmentFramework and areas zoned for development use on the Land Use Zoning Map;b. Do not conflict with the principles of proper planning and sustainable development of thearea;b. Protect and enhance the town’s physical character, and built and natural environment;c. Do not adversely affect neighbouring properties’ residential amenities and those of thesurrounding area;d. Do not create traffic hazards or congestion;e. Promote the development of Newcastle West as a compact settlement with a pedestrianfriendly environment, a legible and coherent physical form and a variety of land usesand activities.Core Policy 3:Development ProposalsGenerallyExplanation:High quality design can have a significant positive impact on the character and vitality ofareas where it is achieved, but it needs to be developed from an understanding of the natureand character of its location and the elements that will contribute to sustainable development.This policy will ensure that the strategic objectives and the key design principles describedelsewhere in this Plan are incorporated into the consideration of all planning applications.In particular, the Urban Development Framework sets out a spatial strategy for the town andprovides guidance on the preferred access and housing density of new development. Itthereby constitutes an essential tool for assessing new development proposals within thetown. It is the policy of the County Council to favourably consider forms of development onlywhere it accords with the Urban Development Framework, Land Use Zoning Map and allother architectural and design guidance set out in the LAP.Any significant divergence from the guidance must adequately demonstrate how suchdivergence would be of greater benefit in achieving the strategic development objectives forNewcastle West as set out in this Plan.To achieve sustainability, applications for development also need to demonstrate that theycontribute to the revitalisation of the town in a manner that is sympathetic to its character andsurroundings, through:• Promoting the redevelopment of derelict, obsolete and brownfield sites;• Encouraging the development of backlands where this strengthens the streetscape and24 Section 4: CORE STRATEGY

NEWCASTLE WEST Local Area Plan 2008continuity of the urban grain;• Supporting the role of the town centre as the principal commercial area;• Encouraging a mix of uses in the town centre;• Enhancing the town centre through the promotion of appropriate infill development andincreased densities subject to high standard of layout, design and finish and having regardto the town vernacular, location and heritage;• Ensuring that there is a sufficient mix of commercial and residential development in theinterest of commercial and residential vitality.4.5 Land Use ZoningZoning GenerallyThis LAP zones certain land for specific uses, such as residential, mixed use, educational /community, open space and industrial. These zonings will be used to guide development toappropriate locations and should be read in conjunction with both the Zoning Matrix and theUrban Design Framework.The purpose of land use zoning is to indicate to property owners, developers and the generalpublic, the types of development that are considered most appropriate in each zone. In thiscontext, the zoning objectives allow the developer to plan development proposals with somedegree of certainty, subject to other conditions and requirements as set out in the Plan. In themanagement of development, zoning seeks to delimit competing and incompatible uses so asto promote greater environmental quality and thereby rationalise the land use pattern of thetown.It is the policy of the Council to determine applications for development in accordance withthe Land Use Zoning Map and Zoning Matrix and other guidelines set out in the Plan in orderto:Core Policy 4:Land Use Zoninga. Endeavour to promote development and direct compatible land uses to the areasreserved for such purposes;b. Ensure that that the environmental quality of land use zones are protected from intrusionby competing or incompatible uses;c. Endeavour to rationalise land use patterns within the town by encouraging nonconforminguses to relocate away from the primary use zone.Explanation:The land use zoning policy is intended as a general guide to assessing the acceptability orotherwise of development proposals, although the listed uses are not exhaustive. The variousland use designations have been formulated on the following principles:• Ensuring that land use designations will accommodate the anticipated population andgrowth needs of Newcastle West within and beyond the lifetime of the Plan;• Encouraging the development and re-development of the town centre as a compact andcoherent settlement;• Ensuring an acceptable balance of land uses in proximity to one another and theappropriate interaction of land use activities within the town;• Supporting the principles of proper planning and development of the area;Section 4: CORE STRATEGY25

NEWCASTLE WEST Local Area Plan 2008• Identifying the characteristics of various primary landuse categories in order to provide a broad planningframework, which guides development to appropriatelocations.Land Use Zoning CategoriesThe various categories of zoning incorporated on the LandUse Zoning Map and the Zoning Matrix are defined asfollows:Established Development (Residential )The purpose of this zoning is to ensure that newdevelopment is compatible with adjoining uses and toprotect the amenity of existing development areas. It is thepolicy of the Council to:• Conserve and enhance the quality and character of theestablished residential areas;• Accommodate a range of other uses that support theoverall residential function of the area where anacceptable standard of amenity can be maintained andwhere the amenities of existing residents/occupiers areprotected;• Encourage a high standard of residential design in newresidential areas and to improve permeability andaccessibility;• Discourage the expansion or intensification of existinguses that are incompatible with residential amenity;• Have regard to the Urban Development Framework inproposed new developments and appropriate densitiesas set out in the DoEHLG ‘Sustainable ResidentialDevelopment in Urban Areas’ 2008.New ResidentialThis zoning provides for new residential development andother services incidental to residential development. Whilehousing is the primary use in this zone, recreation,education, creche/playschool, clinic/surgery uses, shelteredhousing and small corner shops are also envisaged, subjectto the preservation of neighbouring residential amenity.Permission may also be granted for home based economicactivity within this zone, subject to the preservation ofresidential amenity and traffic considerations. NewResidential Phase 1 consists of lands which willaccommodate housing needs during the lifetime of the plan(to 2014). Development on New Residential Future Phaseswill not be permitted until 50% of phase 1 is fully developed.It is the policy of the Council to:• Encourage development on land zoned for newresidential (Phase 1) development mainly for housing,associated open space, community uses;• Protect residential amenity and allow for developmentappropriate to the sustainable growth of the area;• Promote the provision of community and other facilitiessuch as childcare as an integral part of establishedresidential areas subject to overall residential amenity;• Provide for a range of house types and sizes to meet thevarious housing needs of existing and future residents;• Facilitate the expansion of the town in a balanced andsustainable way;• Ensure that new residential developments conform to theprovisions of the Urban Development Framework andfacilitate permeability and legibility within the town.Serviced Residential SitesResidential serviced sites are intended to offer a realalternative to the individuals wishing to build and design theirown houses in an urban setting with established servicesrather than the open countryside. Suitable edge-of-town landshave been identified within the LAP boundary that wouldprovide the opportunity to cater for these lower densities, soas to help regulate sporadic development in the rural areas.Serviced Residential Phase 1 consists of lands which willaccommodate housing needs during the lifetime of the plan (to2014). Development on Serviced Residential Future Phaseswill not be permitted until 50% of phase 1 is fully developed. Itis the policy of the Council to:• Promote Lower Density Residential Development inServiced Residential Phase 1 lands in outer settlementedge locations, where plot sizes have a minimum sitearea of 1000m² and contain detached houses of varyingdesign;• Encourage a high standard of urban design in newresidential serviced sites areas lead by a design brief /Masterplan approach;• Have regard to the Urban Development Framework inproposed new developments.Town Centre / Mixed UseThe purpose of these zonings is to protect and enhance thecharacter of Newcastle West town centre and to provide forand improve retailing, residential, commercial, office, culturaland other uses appropriate to the centre of a developing town.26 Section 4: CORE STRATEGY

NEWCASTLE WEST Local Area Plan 2008Within the town centre it will be an objective of the Council toencourage the re-use of buildings and backlands andespecially the full use of upper floors. For infilldevelopments, generally two/three storey buildings will bepreferred, depending on the character of the surroundingurban form. Warehousing and other industrial uses will notbe permitted in the town centre. It is the policy of the Councilto:• Support the development of Newcastle West’s towncentre as the principal location for retail and commercialuses that provide goods or services;• Maintain the mixed use character of the town centre bysupporting the variety of uses particularly around TheSquare, Market Place, and along Maiden Street, BridgeStreet and South Quay:• Encourage a mix of compatible uses that will contributeto an enhanced provision of a range of town centre usesand which will consolidate the retail core around theSquare as the primary activity and business centre forthe town;• Encourage the integration of residential areas within thetown centre;• Discourage the development of land uses that areconsidered particularly important to the viability andvitality of town centres such as retailing and generaloffices in less appropriate locations other than identifiedneighbourhood centres;• Provide for anticipated car parking and commercialdelivery demands within the town centre;• Improve the quality of public realm generally within thetown centre and along the River Arra including hard andsoft landscaping;• Promote improved pedestrian accessibility, permeabilityand safety throughout the town.Mixed Use zoning is intended to further strengthen thefunction of the town centre as the principal location for retailand commercial uses. Within Mixed Use zonings a widerange of uses may be accommodated subject to otherpolicies of this plan. Such Mixed Use zonings can provide forsmaller neighbourhood centre type services (e.g. localshops/convenience retail), and for other uses that wouldcomplement as opposed to unduly compete with the vitalityand viability of the town centre. In accordance with ‘RetailPlanning Guidelines for Planning Authorities’, the Councilwill seek to encourage the economic and environmentaldevelopment of the town by focusing new retail/commercialuses in the town centre within the Mixed Use/Town Centrezoning areas, and by restricting developments in out-of-townlocations to those which would not affect the viability of thetown centre.Open SpaceThe areas included in this zoning objective cover bothprivate and public open space and are dispersed throughoutthe town. The LAP has included designations for bothexisting and planned new open spaces. Open Spaces inNewcastle West include the Castle Demesne CommunityPark, the disused railway line, walkways and other localamenity areas.The Council will not normally permit development that wouldresult in a loss of open space within the town except wherespecifically provided for in this Plan. Existing agriculturaluses in open space areas will continue to be permitted, andreasonable development proposals in relation to this use willbe considered on their merits. The Council will support theprovision of development for playgrounds, parks, other areasfor outdoor activities, sports centres, sports pitches, outdoorrecreation training centres and landscaped areas. The aimsof this land use zoning objective include;• To protect, improve and provide for recreation, openspace and amenity provision through the preservationof green space to be dedicated to active or passiverecreation, i.e. sports fields, playgrounds, local areasof play;• To identify and preserve areas of high ecologicalvalue where not identified under the Semi-NaturalOpen Space landuse zoning, where green corridorscan be maintained to enhance biodiversity within thetown, in particular along existing watercourses.• To acknowledge the potential risks of flood hazardand to preserve natural flood plains free fromdevelopment.AgriculturalLands reserved for agricultural activities.Community / EducationThis zoning objective provides for local civic, community,educational and religious facilities to serve the immediateneighbourhood. The objective of this land use zoning will beto ensure the provision of adequate community andeducation facilities including health centre/clinics; places ofworship; cultural uses; schools; nursing homes; communityhalls; sports clubs; recreational buildings and parks /playgrounds.Section 4: CORE STRATEGY27

NEWCASTLE WEST Local Area Plan 2008Open Space / EducationThese lands have specifically been identified adjoining theSouthern Distributor Road to be reserved for futureeducation uses within the town or as a strategic open spaceopportunity.TourismIndustrial 2The purpose of this zoning is to facilitate the developmentand expansion of existing and new commercial / industrialuses within Newcastle West whilst providing a location formore general industry. A large land bank of undevelopedIndustrial land is located to the north of the town mostly inthe ownership of Shannon Development.These lands are zoned to facilitate the provision of a hoteland other tourism facilities.Industrial 1The purpose of this zoning is to facilitate the developmentand expansion of existing and new commercial / industrialuses within Newcastle West. An area of land has beenzoned for new Industrial uses to the northeast approach ofthe town. This designation is intended to facilitate businesspark / light industry / bulk retailing / transport / logistics typeuses, thereby securing an important employment growtharea within the town. However, some restrictions which mayapply in this area ensure the viability of retail in the towncentre is not compromised. The aims of this land use zoningobjective include:• To provide sufficient lands to encourage newenterprise within Newcastle West;• To ensure any retail provision is compliant with theRetail Planning Guidelines and does not detract fromthe viability of the town centre Core Retail Area.Shannon Development Lands to the north of Town Centre on the Churchtown Road28 Section 4: CORE STRATEGY

NEWCASTLE WEST Local Area Plan 20084.6 Land Use Zoning MatrixAdvertising Panel X X O O O O X X X X XAgricultural Machinery Sales X X X O O X X X X XAmusement Arcade, Cinema, X X O O X X X X X ODance HallBank O O O X X X X X OCar Repair X X O O O X X X X XCar Sales X X O O X X X X XChurch / Community / Leisure O O O X ORecreational CentreDwelling O X X X X X X XEducational / Childcare O X O X XFacilitiesFlat / Duplex O X X X X X X XGroup Housing, Permanent & O O O O O O X X X X XTemporary Halting Sites &Transient Sites for TravellersGuesthouse / B&B O O O O X X X X X OGarden Centre O O O O O O X X X X XHair Dressing Salon O O O O X X X X X OHealth Centre/ Clinic O O O O X X O O X XHospital X X O O O X X O O X XHotel / Conference Facility O O O O X X X X X Industry: General (Heavy) X X X X O X X X X XIndustry: Light O O O O X X X X XLocal Shops / Convenience O O O O X X X X X XRetailNursing Home / Retirement O O O O X X O O X XComplexOffice O O O O X X X X XPetrol Station X X O O X X X X XPub / Bar / Nightclub X X O O O X X X X ORecycling Centre Small O (e.g. bottle banks)Recycling Centre: Amenity X X O X O X X O Xsites / ELV storageRestaurant / Cafe O O O X X X X X Retail Warehousing / Bulk X X O O X X X X X XRetailSupermarket 900sqm X X O X X X X X X XTake-away X X O O O X X X X XTable 5: Land Use Zoning MatrixEstablished andNew ResidentialResidentialServiced SitesTown CentreMixed UseIndustrial 1Industrial 2Open SpaceEducation /CommunityOpen Space /EducationAgriculturalTourismExplanation:Generally PermittedOpen For ConsiderationGenerally Not PermittedΟΧSection 4: CORE STRATEGY29

5. DEVELOPMENTMANAGEMENT POLICIES5.1 Content5.2 Housing5.3 Built Environment and Heritage5.4 Local Economic Development5.5 Community and Education5.6 Recreation and Natural Environment5.7 Transport and Accessibility5.8 Water Services5.9 Flood Risk Management5.10 Waste Management5.11 Energy Consumption and Efficiency

NEWCASTLE WEST Local Area Plan 20085.1 ContentThe Core Strategy (Section 4) of the Newcastle West LAP isbased on the need to ensure the sustainable planning anddevelopment of the town as a balanced community. Thissection of the LAP contains more detailed developmentmanagement policies covering Housing, Built Environmentand Heritage, Local Economic Development, Communityand Education, Recreation and Natural Environment,Transport and Accessibility, and Services, Flood RiskManagement, Water Services, Flood Risk Management,Waste Management and Energy Consumption andEfficiency. The policies together with the Core Strategy andthe Urban Development Framework will be used to makeconsistent decisions on planning applications.a. Facilitate the anticipated levels of growth of the town inthe long term;b. Provide for a range of house types, sizes and tenuresto meet varying housing needs;c. Provide well designed, attractive, functional andsupervised amenity public open spaces;d. Co-ordinate the provision of road, cycle and pedestriannetworks and other services to new residential areas;c. Provide high quality residential layouts in accordancewith the Urban Development Framework of this Plan;d. Conform with the DoEHLG ‘Sustainable ResidentialDevelopment in Urban Areas 2008’; ande. To promote the phased development of residential landoutward from the town centre, whereby Phase 1allocations are 50% fully developed beforedevelopment on land in Future Phases is permitted.5.2 HousingNew Housing DevelopmentAs described in Section 3.9 of this LAP, the demand forlands to be available for residential development over thenext 6-years and in the longer term has been determined byassessing projected demographic changes withunderstanding the changing role of the town within theCounty Limerick. The lifestyle offered within the towncombined with the range of community / educationalfacilities, employment opportunities, natural setting and highquality environment will continue to contribute to NewcastleWest’s popularity as a residential settlement. Landrequirement calculations are based on an average density of25 units per hectare (75%) and 10 units per hectare (25%) toaccommodate for lower densities where appropriate. Afactor of 2 has been applied to acknowledge that not alllands identified for development will become available overthe plan period and to allow for an element of choice inlocation.Accounting for all lands to be re-zoned from Residential toother uses, and with 39ha of uncommitted residential landswithin the Newcastle West LAP 2001, it is estimated that atotal of 23.6ha of additional residentially zoned lands will berequired for new housing to cater for the predictedpopulation growth of the town during the lifetime of this plan,and a further 48ha of residentially zoned lands over thefollowing 3 years.Policy H1: New Housing DevelopmentIt is the policy of the County Council to ensure that all newhousing developments:Explanation:It is a core objective of this LAP to provide for existing andfuture housing requirements by facilitating residential growthin a way that balances future housing needs with the need toprotect the town’s specific physical and natural qualities.This includes accommodating the various housing needs ofthe existing and future populations that reflect the role of thetown as a local service centre. Therefore, it is considered apriority to provide for sufficient housing units in NewcastleWest that reflect the varying incomes, household sizes,house types and tenures for all housing markets. Thepurpose of phasing is to ensure that the physical and socialinfrastructure required is provided in tandem with theresidential development.Serviced SitesAlthough still predominantly agricultural in character, it isrecognised that the rural areas surrounding Newcastle Westare coming under continuing pressure for one-off urbangenerated housing, including ribbon development along theapproach roads, that can detract from the rural setting of thetown.To help strengthen and consolidate the settlement structureand reverse the decline in the smaller towns and villages inthe County, residential serviced sites will be promoted in thesettlements where services already exist. Residentialserviced sites are also recognised as offering a realalternative to the individuals wishing to build and design theirown houses in small towns and villages rather than the opencountryside. Land has been zoned for such purposes withinthis LAP, in areas located towards the outer edge of thetown boundary.Section 5: DEVELOPMENT MANAGEMENT POLICIES31

NEWCASTLE WEST Local Area Plan 2008Policy H2: Serviced SitesIn recognition of the demand for one-off urban generatedrural housing, the County Council have identified suitableedge-of-town lands within the LAP boundary that wouldprovide the opportunity to cater for ‘serviced sites’, so as tofacilitate the optimum choice in housing type and location.Any serviced sites shall not be less than 0.10 hectares (0.25acres) where a Master Plan should be produced by thedeveloper showing the overall layout, infrastructure, servicesand landscaping for the whole of the serviced sitedevelopment.It is the policy of the County Council to promote the phaseddevelopment of residential land outward from the towncentre, whereby Phase 1 allocations are 50% fullydeveloped before development on land in Future Phases ispermitted.Explanation:It is desirable that serviced sites of not less than 0.10hectares (0.25 acres) are provided, except in exceptionalcircumstances. Larger sites will be required for housingexceeding 250 sq.m. to allow for sufficient private amenityspace, parking and landscaping.Whilst individual house design on the serviced sites isencouraged the overall design of the scheme must beconsistent, in terms of scale, proportions and material finish.Traditional forms and materials appropriate to the settingshould be used. A Master Plan should be produced by thedeveloper showing the overall layout, infrastructure, servicesand landscaping for the whole of the serviced sitedevelopment during the planning application stage. Allfuture development should be constructed thereafter inaccordance with the Master Plan, unless otherwise agreedwith the Planning Authority. The purpose of phasing is toensure that the physical and social infrastructure required isprovided in tandem with the residential development.Housing Density and Infill DevelopmentIn order to ensure sustainable development, the expansionof Newcastle West needs to take advantage of the existinginfrastructure and to address the various opportunities andconstraints presented by the existing settlement pattern, thenatural environment, infrastructure and service provision, theprojected population change for the settlement and itslocation within the local and regional context.The Planning Authority shall take into account the followingguidelines when considering any proposal for an infilldevelopment in street locations:(i) The site density, coverage and open spacerequirements will be considered on a site specific basisto ensure that new development integrates withexisting;(ii) The development management standards set out fornew residential developments may be relaxed in thecase of infill developments;(iii) Design, height, scale, materials used and finishesshould be compatible with existing adjacent properties;(iv) The height of building should be broadly similar toadjoining properties particularly in relation to eaves andridge roof levels;(v) Boundary treatment should ensure an effective screenbetween proposed and existing development;(vi) Private open space should provide space for bin andfuel storage areas; and(vii) Car parking provision in accordance with standardsoutlined in section 5.7, or in cases where this is notpossible a contribution to the Planning Authoritytowards the provision or improvement of alternative carparking in the area.Policy H3: Housing Density and Infill DevelopmentIt is the policy of the County Council to:a. Promote the concept of a ‘compact town’ byencouraging appropriate forms of development insuitable locations and by resisting sporadic isolateddevelopments;b. Conform with the DoEHLG ‘Sustainable ResidentialDevelopment in Urban Areas’ 2008;c. Encourage the development of backlands with thecreation of new vehicular and pedestrian linkages whilefacilitating the filling of gap and infill sites along themain roads;d. Encourage forms of development within the towncentre that respects the existing streetscape, buildingforms and historic context;e. Promote the redevelopment of derelict sites inNewcastle West, in a sensitive and appropriate waythat reflects existing physical attributes, local characterand historic urban form; andf. Co-ordinate the provision of road, cycle and pedestriannetworks and other services to new residential areas.Explanation:Guidelines provided relate to the provision of residentialdevelopments within existing residential or mixed-usedevelopments. The Planning Authority particularly32 Section 5: DEVELOPMENT MANAGEMENT POLICIES

NEWCASTLE WEST Local Area Plan 2008encourages these where they eliminate a derelict structureor vacant site.Together with the Urban Development Framework , thispolicy is intended to encourage forms of development thatrespect the established character and identity of the town byadopting strong urban design principles. Applications will beassessed within the context of the Urban DevelopmentFramework and the way in which the proposed residential ormixed-use schemes contribute to the quality of the town’sphysical character in relation to layouts, public open spaceprovision, access arrangements and architecturaltreatments. The appropriate density and general form ofproposed development will be assessed in relation to itsproximity to the town centre, impact on the neighbouringproperties, efficient use of the site and availability of publicutilities.Social and Affordable HousingHigh priority will be given to the provision of affordable socialand low cost market housing to meet the needs identified inthe County Council’s Housing Strategy (2006-2011). Alllands identified on the Land Use Zoning Map as Residential,Town Centre Mixed Use or Established Development Areaswill be subject to the requirements of Part V of the Planningand Development Act 2000 in relation to the provision ofsocial and affordable housing.The Council will reserve 20% of all lands within the town forsocial and affordable housing where the proposal is relatedto residential or an element of residential development. TheCouncil will engage in discussions with developers prior tothe formal planning process to negotiate details of theoperation of Part V of the 2000 Act, as amended, in relationto specific development.Policy H4: Social and Affordable HousingIt is the policy of the County Council to ensure that housingdevelopment of five or more units on lands or sites greaterthan 0.1ha conform with the provisions of the HousingStrategy and Part V of the Planning and Development Act2000 (Amended) in respect of social and affordable housingprovision.Applicants may reach an agreement with the Council andeither reserve land or sites or units within the proposeddevelopment or the functional area of Limerick CountyCouncil and / or make a financial contribution equivalent to20% of the permitted development for the provision of socialand affordable housing, in accordance with the HousingStrategy.Explanation:Housing affordability has become an increasing problem inNewcastle West and elsewhere in the County. This policyintends to secure affordable housing in accordance with theCounty Housing Strategy based on a ratio of 3:1 affordable(15%) / Social (5%). In calculating the required number ofsocial and affordable dwellings required on any developmentsite, the total number of proposed dwellings will be multipliedby 0.2 and the result rounded up or down to the nearestwhole dwelling (0.5 and above rounded up). For example, asite of 24 dwellings will require 5 social / affordable units.Special NeedsThe County Council will seek to ensure that adequateprovision for people with special needs is incorporated withinnew housing development in the town.Policy H5: Special NeedsIt is a policy of the County Council to facilitate the provisionof housing for those with special needs, such as elderlypeople and those with disabilities, including shelteredhousing. The integration of such housing into developmentslocated near services and community facilities will beencouraged.Explanation:The provision of accommodation targeted at people withspecific housing requirements will require co-operationbetween Limerick County Council and the various serviceproviders and between the Planning and HousingDepartments within the Council. The Council will strive toprovide the necessary accommodation facilities in suitablelocations in proximity to the town centre.Childcare FacilitiesThe County Council will also seek to ensure the adequateprovision of childcare places and facilities in Newcastle Westthrough the planning system and to improve the quality ofchildcare services within the community. Childcare is takento mean full day-care and drop-in facilities and services forpre-school children and school-going children out of hours.Policy H6: Childcare FacilitiesIt is the policy of the County Council to require the provisionof appropriate purpose built childcare facilities as an integralpart of the proposals for new residential development. Directprovision on site will normally be required where proposalsinvolve the provision of 75no. or more dwellings inaccordance with the Childcare Facilities; Guidelines forPlanning Authorities (DoELG 2001).Section 5: DEVELOPMENT MANAGEMENT POLICIES33

NEWCASTLE WEST Local Area Plan 2008materials for conservation or enhancement works;f. By protecting and enhancing natural areas within thetown and creating linkages where developmentopportunities arise.Explanation:A key objective of the LAP is to attain a balance between theneed to protect and conserve the important physicalcharacteristics of the town with the social and economicaspirations of a settlement that is likely to experiencegrowth. This policy is intended to ensure that the builtenvironment of Newcastle West is given adequate protectionand to encourage forms of development which respect thetown’s specific physical qualities.Newcastle West is characterised by the important civicspace of the Square. The preservation of the streetscape ofthe main streets stemming from the Square, includingBishop Street, Bridge Street, Maiden Street andChurchtown Road, is an important objective of the plan. Anynew development will therefore be expected to contribute toand enhance the townscape quality of the area.Heritage BuildingsThis LAP includes a number of specific measures that willprovide statutory protection for the heritage of the town. Thedesignations on the Land Use Zoning Map and the principlesof the Urban Development Framework provide a generalstructure for the protection and enhancement of the builtenvironment.In addition, under the provisions of the Planning andDevelopment Act (2000-2004), the County Council has aduty to compile a Record of Protected Structures, includingevery structure which in its opinion is of special architectural,historical, archaeological, artistic, cultural, scientific, social ortechnical interest within its functional area.This obligation imposes a responsibility on the planningauthority to review the structures in its area and to form anopinion whether or not they are of such special interest as towarrant inclusion in the Record. The compilation andmaintenance of the Record is central to the effectiveprotection of the architectural heritage. The formal makingof an addition to or deletion from the Record is a functionthat is reserved to the elected representatives.Policy B2: Protected StructuresIt is the policy of the County Council to protect structuresentered onto the Record of Protected Structures, or listedto be entered onto the Record and to encourage theirappropriate use/re-use and restoration. The Council willaccordingly, in its development management function,have regard to this objective. Exempted developmentregulations shall not be applicable to such structureswhere proposed development / use would materially affectthe character of the structure or any element of thestructure which contributes to the architectural heritage.The Council will resist:a. Demolition of protected structures, in whole or in part;b. Removal or modification of features of architecturalimportance;c. Development that would adversely effect the setting ofthe protected structure.Explanation:The town already possesses a number of importantProtected Structures, as previously identified in the CountyDevelopment Plan.The Record of Protected Structures is set out in the CountyDevelopment Plan. The listing of these items forpreservation denotes their inherent value to the community.This value is recognised by the Council and to this end, theCouncil will draw attention to the heritage value theyrepresent and will offer such expert advice on conservationas is available to it. It is also an objective to develop thetourist and recreational potential of the items listed wherepossible and appropriate.The Council will actively pursue funding for buildingconservation under the Conservation Grants scheme run bythe Department of Environment and Local Government.Under the Planning and Development Act 2000 the entirebuilding and curtilage of a protected structure is protected.Property owners are entitled to a ‘Declaration’ from thePlanning Authority outlining the nature and scale ofdevelopment which may be acceptable to a particularprotected structure. Exempted development regulations willnot be applicable to such structures where proposeddevelopment/use would materially affect the character of thestructure or any element of the structure which contributes tothe architectural heritage.Section 5: DEVELOPMENT MANAGEMENT POLICIES35

NEWCASTLE WEST Local Area Plan 2008Area of Archaeological Potential and ArchaeologicalRecorded MonumentsNewcastle West also contains numerous features ofarchaeological interest that contribute to its distinctivecharacter. The archaeological heritage significance isreinforced by the Zone of Archaeological Potential thatcovers a large proportion of the town centre (see Figure 8).Policy EH4: Preservation of Archaeological HeritageIt is the policy of the Council to safeguard the value andsetting of archaeological sites and monuments in andaround the town of Newcastle West and seek thepreservation (in-situ, or at a minimum, preservation byrecord) of all sites and monuments of archaeological andhistorical interest.Explanation:Applicants are advised to consult the archaeological maps(available in the Planning Office) in order to ascertainwhether their development is located in an area ofarchaeological potential (see Figure 8). Where adevelopment site coincides with an area of archaeologicalpotential the planning application will be referred to theDOEHLG for their recommendations. Their views togetherwith the views and concerns of other interested bodies willbe taken into account when assessing the planningapplication.In cases where it is deemed that the Archaeological Heritagewould be affected by a proposed development (due to theirlocation, size or nature), the Planning Authority will requirean archaeological assessment. The applicant will be formallyrequested, as part of the planning process to have a reportprepared by an archaeologist on the archaeologicalimplications, if any, of the proposed development either priorto a decision on a planning application or prior tocommencement of development on site.setting and visual amenity of the site. The area of themonument and buffer should not be included as part of theopen space requirement demanded of specificdevelopments but should be additional to the required openspaces. Developers are also advised of additionalrequirements under the National Monuments (Amendment)Act, 1994.5.4 Local Economic DevelopmentEmployment and Economic ActivityThe development of Newcastle West as an industrial andemployment centre is a key objective of this LAP. The role ofthe town as a service provider and employment locationwithin the West Limerick Area, its central location within theCounty as a whole and its proximity to Limerick provides asignificant opportunity for further inward investment.Apart from the main commercial core, employment locationsare scattered throughout the town. Main employment basesinclude the Ballygowan Water Extraction Plant to thesouthwest of the town centre, that has a significant role interms of local economic activity. Also of significance to thetown is the decentralisation programme of the RevenueCommissioners, which has to date provided for 51 localemployment posts. Other Public sector services such as theHospital, numerous schools, County Council Offices, Fireand Garda Station are all important employment bases.It is recognised that appropriate new employment usesshould continue to be encouraged through the identificationof well located and serviceable lands within the developmentboundary.In relation to development proposals the planning authoritywill adopt a policy of archaeological monitoring which will berequired on developments where the scale and nature ofsuch developments may, in the opinion of the planningauthority, have a negative impact on previously unknownarchaeological features/artefacts. In areas of residentialzoning, consideration will be given to applicant monitoringthe entire area rather than considering individualapplications within this zoned area on it’s merits.In relation to archaeological assessment of sites, applicantswill also be required to define the buffer area or areacontiguous with any monument which will preserve theSection 5: DEVELOPMENT MANAGEMENT POLICIES37

NEWCASTLE WEST Local Area Plan 2008Policy LE1: Employment and Economic ActivityPOLICY LE2: Retail DevelopmentThe County Council will actively encourage futureemployment provision within the town and stimulate activityto support the development of Newcastle West as a thrivingand economically sustainable key urban centre in WestLimerick. The Council will seek to;(a)(b)(c)(d)(e)Explanation:The LAP has generally retained the industrial land zoningfrom the previous 2001 LAP and designates further lands forindustrial . The Council will ensure the achievement of a highstandard of design and layout for all new commercial /industrial development in accordance with other policies ofthe plan.The Council will also facilitate enterprise investment in thetown and will work in co-operation with all concerneddevelopment and employment agencies, including theCounty Enterprise Board, IDA, Shannon Development, FÁS,Forbairt, Forfás, West Limerick Resources Ltd and localcommunity groups. The main objective of this co-operation isto encourage the provision of employment, developing localresources and promoting Newcastle West as an investmentlocation. The town centre area will be consolidated as amixed use area including residential, commercial, leisureand tourist related facilities.RetailingEnsure that sufficient land is available to encouragenew enterprise to locate within the town;Continue to co-operate with all concerneddevelopment and employment agencies inpromoting Newcastle West as a location foremployment activities;Facilitate the development of local enterprise centresso that local and indigenous industries have theopportunity to develop;Facilitate the continuity and encourage theexpansion of existing enterprises, having regard tothe protection of the amenity value of neighbouringproperties; andEnsure that future commercial / industrialdevelopment of does not compromise the viability ofexisting facilities particularly those within the towncentre.Promoting the provision of a diverse range of local shoppingand commercial facilities will continue to play an importantrole in reinforcing the viability and vitality of the town centre,whilst also reducing the need to travel.It is a policy of the County Council to enhance the vitalityand viability of Newcastle West as a the Key Retail Centreof West Limerick and to improve the quantity and quality ofretail provision in the town by:(a)(b)(c)(d)(e)(f)Ensuring that land use zonings and otherdesignations and development managementmeasures encourage the development of further retailprovision in Newcastle West;Encouraging the upgrading and expansion of existingretail outlets and the development of new outletswithin the town centre;Ensuring that proposals at ground floor level in thecore retail area within the town centre are restrictedto shopping and service activities. Storage use willnot be permitted as the primary use in this location;Encouraging the use of upper floors in retail premisesfor commercial or residential use;Enhancing the physical environment of the towncentre as a location for shopping and businessthrough measures aimed at improving conditions forpedestrians.Ensuring adequate car parking is available inaccordance with Parking Standards as defined in thisplan.The location of new Retail within Newcastle West shall beconsidered in a sustainable manner by:(g)(h)Proposals with significant retail developmentelements should comply with the provisions of theCounty Retail Strategy and the Retail PlanningGuidelines;Restricting the retail provisions in ‘out of centre’locations to goods generally sold in bulk, as to notcreate an adverse impact on the viability ofconvenience and comparison retail goods in thetown centre.Explanation:Newcastle West has a relatively good range of retailservices that provide for the basic needs of the town andsurrounding catchment area. The enhancement of the localshopping facilities specifically but not exclusively inconvenience shopping, is a key ingredient in maintaining thevitality of the town.In accordance with ‘Retail Planning Guidelines for PlanningAuthorities’, the Council will seek to encourage the economicand environmental development of the town by focusing new38 Section 5: DEVELOPMENT MANAGEMENT POLICIES

NEWCASTLE WEST Local Area Plan 2008retail/commercial uses in the town centre within the mixeduse zoning areas, and by restricting developments in out oftown locations to bulky goods only, where appropriate.5.5 Community and EducationThe provision of adequate community facilities is anessential element of sustainable and balanced development.Community facilities include educational, religious, health,recreational and sporting needs and activities. NewcastleWest contains a wide range of community facilities andservices as outlined in Section 3. A key objective of the LAPis to ensure that the education and community needs ofresidents, both new and existing, can be provided and thatexpansion of the town will be accompanied by acorresponding expansion of essential facilities.Policy C1: Community and Education FacilitiesFigure 9: Core Retail AreaLimerick County Retail Strategy (2003)Tourism EnhancementIt is the policy of the County Council to promote thedevelopment of tourism in the County, while simultaneouslyprotecting and conserving those natural, built and culturalheritage features that form the resource on which thecounty’s tourist industry is based.The Council will continue to encourage the provision ofsuitable visitor facilities in Newcastle West so as to enhancethe role of the town both as a visitor destination and as abase for tourism for the wider West Limerick Area.Policy LE3: Tourism EnhancementIt is the policy of the Council to:(a)(b)(c)Enhance the tourism potential of the town, includingthe promotion of new environmentally sustainabletourism products and visitor accommodation includingco-operation with the relevant bodies in the marketingand promotion of tourism in the town;Encourage new development for the tourist industry tobe located near existing services and infrastructure tosupport the general economic vitality of thesettlement;Protect the natural, built or cultural heritage featuresthat form the basis of local attractions such as theDesmond Castle Complex. There will be presumptionagainst any development that would adversely affectthe views and prospects towards these features.It is the policy of the County Council to:(a) Establish and implement, in partnership with otherproviders of public services and with the participationof the local community, strategies to enhance andsupport the development of existing and newcommunity facilities to counter disadvantage andsocial exclusion and improve the quality of life;(b) Seek, where practicable and appropriate, to ensurethat all major community facilities are located withinthe town centre area;(c) Assist in developing and facilitating communityorganisations to ensure effective action, participationand representation in the community;(d) Review from time to time the educational needs of thetown in the light of Department of Education policyand population changes to ensure sufficient land,including space for recreational facilities, is reservedfor future educational needs.(e) Co-operate with all statutory bodies and communitygroups responsible for the provision of community andcivic facilities.Explanation:The LAP will provide for the future social, cultural andeducational needs of the community through appropriateland use designations that will cater for any additionalrequirements in respect of the existing and futurepopulations. Many facilities are provided by the communitythemselves, particularly in relation to services for the youthand elderly, sporting and leisure facilities, whilst the publicsector bodies provide educational, religious and healthfacilities.Section 5: DEVELOPMENT MANAGEMENT POLICIES39

NEWCASTLE WEST Local Area Plan 20085.6 Recreation and NaturalEnvironmentActive and Passive RecreationUnder this LAP, a total of 72 hectares is zoned as Openspace in Newcastle West to facilitate both active andpassive recreational uses.During public consultation, the lack of indoor sport facilities,teenage recreation areas and designated children’s playareas were perceived as key issues that needed to beaddressed. The Council recognises the need to provide arange of amenities and recreational facilities throughout thetown to meet the needs of all residents. In new residentialdevelopments, the Council will seek to ensure that adequateprovisions are made for recreational facilities, where this isappropriate, concurrent with the development.POLICY C2: Recreational Facilities and AmenityAreasIt is the policy of County Council to:(a) Ensure that existing and proposed public openspaces identified within the Land Use ZoningMap are protected and / or developedappropriately for recreational purposes to servethe local needs of the residents of NewcastleWest;(b) Co-operate with sports clubs, schools andcommunity organisations in the provision ofsports and recreational facilities to serve theresidents of Newcastle West;(c) Co-operate with appropriate local groups tofacilitate the provision of playgrounds in anagreed suitable locations;(d) Seek to improve the existing public open spaceswithin the town; Ensure that all newdevelopments enhance the recreational andamenity value of the town;(e) Seek a contribution towards the landscaping ofpublic open space and creation of recreationalfacilities in association with the development ofnearby residential, industrial or commercialdevelopments.Explanation:The policy is intended to provide adequate protection to theexisting amenity and recreational facilities within NewcastleWest. In addition, it is directed towards the need toaccommodate new open spaces within the town as thesettlement expands.It will be important for all new developments to identify theneed for adequate open space, recreational and children’splay facilities as an integral part of development proposalsand according to the guidelines set out in the UrbanDevelopment Framework.Enhancement of the Natural EnvironmentThe LAP is concerned with the protection and enhancementof Newcastle West’s natural environment, which representsan important part of the town’s quality as a place to live andwork. It will be important to ensure that existing naturalspaces and features are protected and improved and thatfuture development does not undermine the town’s naturalenvironment.Whist there are no NHA’s or SAC’s within the vicinity of thetown, there are several features of ecological and amenityvalue (such as the Castle Demesne, the Arra and Daar rivercorridors, mature trees, and existing and future walkways). Itis an objective of the LAP to protect and improve thesefeatures as the town continues to develop. Consideration willalso be given to the preparation of Tree Preservation Orderswhere these are deemed necessary.Policy C3: Amenity Strategy & EnvironmentalImprovementsIt is the policy of the Council to:(a) Ensure that features of ecological and amenityvalue are protected from loss or degradationthrough redevelopment;(b) Seek to strengthen the edges of the town byreinforcing the environmental quality of the Arraand Daar river corridors;(d) Co-operate with appropriate local groups tofacilitate the environmental improvement projectsin identified locations. Specific priority shall begiven to proposals for environmentalimprovements of the following amenity areas:(i) The Arra River through the town centre;(ii) The Deel River to the south east of thetown;(iii) The Great Southern Walkway Link (followingthe disused railway line to the north of thetown); and(iv) The Castle Demesne Community Park.Explanation:A key part of the strategy for improving the town’senvironment will be preserving open spaces around themain rivers adjoining the town, and providing for recreationand leisure opportunities alongside these natural features.40 Section 5: DEVELOPMENT MANAGEMENT POLICIES

NEWCASTLE WEST Local Area Plan 2008Policy C4: Protected Views, Landscapes, Trees,and HedgerowsIt is the policy of the Council to safeguard specialscenic views and prospects by controlling any possibledevelopment that may occur within the view lines of theRiver Arra and across other open spaces within thebuilt-up area that contribute to the settings of protectedbuildings or monuments.It is also the Policy of the Council to seek thepreservation of trees and groups of trees whereappropriate from redevelopment or other proposals.The Council may seek preservation through the use ofTree Protection Orders (TPO’s). Removal of identifiedtrees shall not be permitted unless it has beendemonstrated that the tree(s) are of poor condition and /or are of no significant landscape value, supported by atree survey by a suitably qualified arboriculturist.Explanation:Within the Plan area there are a number of mature treestands and hedgerows that will be protected wheredevelopment is proposed. The numerous mature trees forma valuable part of the urban environment by contributing tothe distinctiveness of the area. Mature trees and hedgerowsare also capable of adding a sense of permanence, amenityand completion to development sites, and wherever possiblewill be incorporated into development proposals and suitablyprotected.5.7 Transport and AccessibilityIt is the policy of the council to ensure that adequate facilitiesand access provision are provided for those with disabilitiesin the community. The council will strive to ensure that theprovision of such facilities will be in line with current goodpractice in relation to such issues.A key theme of the County Council’s Transport andInfrastructure policy is the promotion of an integratedtransport system throughout the County that is safe,efficient, competitive, accessible and socially andenvironmentally friendly, with an increased emphasis on theuse of alternative modes of transport including publictransport, cycling and walking. This LAP adopts a similarpolicy and aims to explore ways for managing levels of trafficand reduce vehicle dominance in the town as an essentialstrategic objective.POLICY T1: Strategic Accessibility and RoadImprovementsIt is the policy of the County Council to encourage thedevelopment of a safe and efficient movement andaccessibility network throughout Newcastle West.Improvements to the network shall cater for the needsof all users and to encourage priority for town centreaccess, walking and cycling, public transport provisionand accident reduction. Priority shall be given to thefacilitation of proposed N21 Bypass wherever possibleto ensure timely delivery of crucial road improvement.Explanation:The viability and vitality of the town centre requires improvedlocal access and an improved parking and pedestrianenvironment, such that the core retail, business/commercial,residential and recreational/cultural facilities can best attractand retain those visiting and using the town. Both strategicand local accessibility issues are important, in terms ofgetting to Newcastle West and moving around the town,whilst the demands for through traffic need to be catered forin an efficient and safe manner that reduces congestion.Southern Distributor RoadThe potential of a Southern Distributor Road could presentsignificant environmental, social and economic benefits tothe town, and a suitable route needs to be furtherinvestigated in terms of optimum alignment, opening-uppresently land-locked areas to new development, creating anew urban edge, and likely environmental impacts (includingvisual and natural environment).POLICY T2: Southern Distributor RoadIt is the policy of the County Council to promote thedelivery of a Southern Distributor Road to allow forimproved accessibility and a more efficient local roadnetwork.The phasing of development of zoned lands adjoining theproposed route will be concurrent with the construction ofthe road and the junctions as shown on the LanduseZoning Plan.Explanation:The Council is committed to securing the SouthernDistributor Road in partnership with the private sectorthrough identification of a preferred route option andassociated land use zonings.However, it should be noted that the route alignment asSection 5: DEVELOPMENT MANAGEMENT POLICIES41

NEWCASTLE WEST Local Area Plan 2008shown on the Land Use Zoning Map is indicative and needsto be further investigated as part of the developmentmanagement process for the area. Although a timeframecannot be determined at this stage, it is anticipated that theroute would be implemented incrementally as adjoining sitescome forward for development on a phased basis.Parking and Town Centre AccessibilityImproved vehicle and pedestrian access and parkingprovision is recognised as being essential to the continueddevelopment of the town.POLICY T3: Parking and AccessThe County Council will seek to;(a) Improve pedestrian and vehicular access and safetythrough the implementation of traffic managementmeasures that achieve a more acceptable balancebetween the needs of motorists and pedestrians;(b) Encourage new off-street parking wherever practicableand facilitate improvements to existing off-streetparking in the core retail area;(c) Ensure that new developments provide for adequateoff-street parking in accordance with the parkingstandards contained in this LAP; and(d) Promote local access routes and pedestrian movementcorridors that encourage a strong network of linkages.Explanation:It is the policy of the Council to seek to improve pedestrianand vehicular access and safety throughout the town.Convenient pedestrian and vehicular that enhances thegeneral permeability of the town will be encouraged as anintegral part of all new development proposals.Sustainable TransportThe Council recognises that integrated land use andtransportation policies need to be pursued so that thecontinuing increase in car dependence and the projectedpopulation growth do not have adverse effects on theenvironment of Newcastle West. Alternative forms oftransport (walking, cycling and public transport) will thereforebe supported and encouraged by the Council in order to helpreduce car usage and support the principles of sustainability.POLICY T4: Sustainable Transport 1It is the Policy of the County Council to ensure thatnew developments provide for:i. Successful incorporation of safe and efficientpedestrian routes and cycleways (connecting withexisting networks wherever suitable);ii. A choice of transport modes and maximising theuse of existing public transport services andinfrastructure;Iii. Appropriate provision for safe access, internalmanoeuvring, adequate parking, and attractivelandscaping without adversely affecting existingpedestrian, cycling and other transport facilities.POLICY T5: Sustainable Transport 2It is the policy of the County Council to support andfacilitate where possible measures to encourage thedevelopment and expansion of public transportationinfrastructure within Newcastle West and networks toadjoining settlements and Limerick City.Explanation:In the long term, cycle-ways and walkways within NewcastleWest should be interconnected to form a network. This willmake it possible to take a variety of routes to get to aparticular destination and help to reduce dependence onthe car.This policy seeks to promote the development of walkingand cycling as viable alternatives to the private car, bycreating more permeability through the construction ofadditional footpaths and cycle lanes.42 Section 5: DEVELOPMENT MANAGEMENT POLICIES

NEWCASTLE WEST Local Area Plan 2008LAND USERetail (Class 1)*Offices / Banks / Financialinstitutions (Class 2)*(i.e. where services providedprincipally to visiting membersof the public)UNITCore Retail Areas(See Plan next page)All other Areas1 per 50sqm (gross) 1 per 20sqm(gross) up to1000 sqm1 per 12sqm(gross) over1000 sqmOffices (Class 3)* 1 per 70sqm (gross) 1 per 35sqm(gross)TakeawaysRestaurantBar lounges, function roomsDwellingVisitor ParkingFlat/ApartmentVisitor Parking1 per 50 sqm publicfloor area1 per 16sqm publicfloor area1 per 8 sqm net publicspace2 bedroom or less3 bedrooms or morePer 3 dwellings2 bedroom or less3 bedroom or morePer 2 apartments1 per 25 sqmpublic floor area1 per 8sqmpublic floor area1 per 4 sqm netpublic spacePARKING SPACESPER UNITBed & Breakfast Accomm. per bedroom 1Retail Warehouse per 20sqm gross floor area 1Library per 25 sq. gross floor area 1Churches Per 3 seats 1Schools -PrimarySecondaryPer ClassroomPer ClassroomHospitals Per bed 1.5Clinics/surgeriesper staff member1per consulting room2Nursing Homes per 4 residents 1Hotel/Motel/Guesthouses. Per bedroom 1Light/General industry per 35sqm of Gross floor area 1Warehousing per 100sqm of gross floor area 1Conference Facilities per 35sqm of Gross floor area 1Ballroom, Dance Clubs,Community Halls etc.per 10sqm of dance floor and sittingdown space3Crèches/Playschools/NurseriesPer staff memberPer 5 childrenCinema/Theatre Per 3 seats 1Leisure centre Per 25sqm of gross floor area 1Golf /Pitch and Putt Courses Per Hole 3Playing Pitches Per Pitch25Table 6: Parking Standards12**11212311Notes:* See Schedule 2 (Part 4) of thePlanning & DevelopmentRegulations 2001.** One of the Parking spacesrequired for dwellings with 3bedrooms or more may beprovided in group or communalparking areas in the immediatevicinity of the site.The standards may be relaxed /reduced in the following cases:(1)Where public car parking is availablein the vicinity of thedevelopment which is adequate bothto serve the development and toperform its original purpose, or wheresuch parking provision is proposed.(2)Where adequate on-street parking isavailable and is likely to beavailable in the foreseeable futureand where the car parking activityassociated with the development isnot likely to give rise to a loss ofamenity or to traffic congestion.(3)Where on the particular planningmerits of the case or in centralurban areas, it would beunreasonable to require fullprovision. Where public car parkingfacilities have been provided or are tobe provided which facilitate thedevelopment, in these cases, thePlanning Authority will require thepayment of a contribution towards theprovision of such car-parking space.The amount of thecontribution will be related to the sizeand the nature of the development.(4)Where a Transport Assessmentprovided with a proposeddevelopment demonstratesappropriate measures andcontributions to reduce car usage andincrease access by other forms ofsustainable transport (publictransport, cycling andwalking) to the satisfaction of thePlanning Authority.Increased car parking may be required in the following instance:Where schools are used for nighttime activities such as night classes additional spaces for buses and cars may be required. The exactrequirements will be determined in each case. In some cases the use of hard surfaced recreational areas may be acceptable.Section 5: DEVELOPMENT MANAGEMENT POLICIES43

NEWCASTLE WEST Local Area Plan 20085.8 Water ServicesWater Supply and Waste Water TreatmentThe provision of adequate water supply and waste watertreatment utilities to serve the anticipated level of populationgrowth of Newcastle West requires the co-ordination ofservice provision and ongoing monitoring of existingfacilities.It is recognised that there is an urgent need for acomprehensive management plan for existing and futureservices in Newcastle West. Therefore, a Strategic ServicesMaster Plan is proposed in which the newly designeddistributor road network will be coordinated with the supplyof services for the area. The Master Plan is intended toprovide a framework for coordinated service provision in thearea.POLICY W1: Strategic Co-ordination ofWastewater InfrastructureIt is the policy of the County Council to:(a) Develop a Strategic Services Master Plan forsections of Newcastle West, which will provide aframework for coordinated service provision forareas newly zoned for development.(b) To use development levies as a contribution tothe upgrading or provision of facilities andservices, where such services have facilitated orwill facilitate development.Explanation:The Council considers that the provision of a high qualitywater supply and sewerage system is a critical element ofproviding for the sustainable development of the town in theshort and longer terms. Development proposals thatfacilitate improved water and wastewater infrastructure maybe considered favourably if these have sufficient capacity toaccommodate the development objectives within the townover the Plan period. Any such proposals shall be preparedin consultation with the Planning Department and WaterServices Section of the Council.POLICY W2: Services Infrastructureseparate the disposal of foul and surface waterthrough the provision of separate seweragenetworks;(b) Facilitate improvements to the existing watersupply system to cater for the needs of anexpanding population and to ensure sufficientquality and quantity in terms of existingprovision;(c) Ensure that development proposals provideadequate water and wastewater infrastructure tofacilitate the proposed development, and that willcontribute to an improved water/wastewaterinfrastructure;(d) Ensure that proposals for development fullydemonstrate the suitability of proposed surfacewater outfalls to accommodate the proposedsurface water discharge;(e) Have regard to the capacity of existing drainagesystems in the area during the assessment ofplanning applications;(f) Use development levies as a contribution to theupgrading or provision of facilities and services,where such services have facilitated or willfacilitate development.5.9 Flood Risk ManagementLarge areas of land along the banks of the River Arra, andthe Dooally River on the north-western edge of the town, areidentified by the Office of Public Works as comprising ’areasliable to flooding’ (refer Figure 8 and Land Use Zoning Map).Generally development will not be encouraged in suchareas.Where development proposals are made for areas prone toflooding or likely to flood the Council will require that asuitably qualified engineer carry out a flood risk / catchmentanalysis for the development. The nature of the developmentwill be considered and high risk developments – defined asthose where the flooding would cause an unacceptable riskto public safety or are likely to cause unacceptable levels ofpollution or contamination – will be restricted.The DoEHLG “The Planning System and Flood RiskManagement - Consultation Draft Guidelines for PlanningAuthorities 2008” require the planning system at national,regional and local levels to:It is the policy of the County Council to endeavour to:(a) Ensure that the necessary drainage facilities toserve the needs of all development within thetown and to prevent pollution are provided and toaAvoid development in areas at risk of flooding by notpermitting development in flood risk areas, particularlyfloodplains, unless where it is fully justified that there arewider sustainability grounds for appropriate44 Section 5: DEVELOPMENT MANAGEMENT POLICIES

NEWCASTLE WEST Local Area Plan 2008Figure 10: Office of Public Works Maintainable Works: Deel CatchmentLands Identified as Liable to Floodingbcdevelopment and unless the flood risk can be managedto an acceptable level without increasing flood riskelsewhere and where possible, reducing flood riskoverall;Adopt a sequential approach to flood risk managementbased on avoidance, reduction and then mitigation offlood risk as the overall framework for assessing thelocation of new development in the developmentplanning processes; andIncorporate flood risk assessment into the process ofmaking decisions on planning applications and planningappeals.increasing the risk of flooding elsewhere, restrictflow across floodplains, where compensatorystorage / stormwater retention measures shall beprovided on site.d) Proposals should have provision to reduce the rateand quantity of runoff i.e. minimisation of concretesurfaces and use of semi permeable materials andinclude adequate measures to cope with the floodrisk, e.g. sustainable drainage systems.It is a policy of the Council to:e) Have regard to the DoEHLG ‘The Planning Systemand Flood Risk Management Consultation DraftGuidelines for Planning Authorities 2008.POLICY W3: Flood Risk ManagementIt is the policy of the County Council to assess the likelyrisk of flood hazard on any new development in areashistorically prone to flood waters directly adjacent to theArra, Dooally and Deel Rivers. The Council shall requireany development proposal in a location identified asbeing subject to flooding to:a) Carry out a flood risk / catchment analysis for thedevelopment to assess the likely level of floodhazard that may affect the site to the satisfaction ofthe Council;b) Design the development to avoid minimum floodlevels, incorporating building design measures andmaterials to assist evacuation and minimisedamage to property from flood waters;c) Demonstrate that the proposal will not result inExplanation:The policy on flood risk management is intended to protectthe amenity and property of the town’s residents by ensuringthat future development does not have a negative impact onthe town’s flooding environment. In addition, the policy isaimed at safeguarding the environmental resources ofNewcastle West and in particular the low-lying banks of theRiver Arra and Deel represents a significant natural amenitythat will be protected from inappropriate development for thelong-term benefit of the town.Appropriately designed development, which is not sensitiveto the effects of flooding may be permissible in flood plains,provided it does not significantly reduce the flood plain areaor otherwise restrict flow across floodplains.High-risk developments are those that would represent anSection 5: DEVELOPMENT MANAGEMENT POLICIES45

NEWCASTLE WEST Local Area Plan 2008unacceptable threat to public safety or are likely to causeunacceptable levels of pollution or contamination of floodedwaters if inundated. Examples include hospital/medical andemergency services, special residential care developmentsfor the elderly or physically impaired, or commercial5.10 Waste ManagementThe Council has recently opened a new Civic AmenityCentre in Newcastle West to the North of the town adjoiningthe disused railway line opposite Gaelscoil O Doghair. Atthis centre glass, cans, plastic bottles, newspapers andtextiles can be recycled. Recent years have seen dramaticchange in the approach to waste management – both controland disposal. There is now greater emphasis on wastemanagement i.e. waste minimisation, re-use and recycling.The anticipated increase in population will exert furtherpressures on waste recycling facilities in the area. It istherefore necessary to encourage the promotion of wasteprevention and minimisation as part of the local planningprocess. It is also necessary for all new residential andcommercial developments adequately consider wastemanagement within the overall site design.POLICY WM1: Waste ManagementIt is the policy of the County Council to:(a) Require the provision of recycling facilities andadequately screened waste storage areas fornew residential and commercial developments;(b) Continue to promote recycling and theminimisation of waste and work with thecommunity in the maintenance and provision ofrefuse disposal services and recycling facilities;(c) Encourage the recycling of materials from allwaste sources and promote the principles ofwaste prevention and minimisation with localbusinesses, schools and residents’ associations(d) Ensure the implementation of waste recyclingsystems on all construction, infrastructure anddemolition schemes of five or more housing unitsor commercial or industrial development on sitesin excess of 0.5 hectares through provision ofwaste management plans as part of the planningapplications.(e) Seek to minimise the possibility of any soilcontamination within the boundary of the plan.Best practice in relation to the prevention of soilcontamination will be expected from workssubject to regulation by the planning authority.Explanation:Further development in Newcastle West will increase thepressures on waste cycling facilities in the area and it will beimportant to encourage the promotion of waste preventionand minimisation as part of the planning process. This canbe achieved through development management byaccommodating recycling facilities for new residential andcommercial developments as well as through promotion andeducation.This policy is supported by the Regional Waste ManagementPlan prepared by Limerick, Clare and Kerry whichencourages an approach to waste management based onthe core principles of prevention, minimisation, reuse andrecycling of waste, and the application of the ‘polluter pays’principle.5.11 Energy Consumption andEfficiencyTable 11: County Limerick Composition of HouseholdWaste- Almost 70% of the contents of a household bincan be recycledEnergy EfficiencyIreland is committed to reducing dependency on carbonfossil fuel consumption, and is required under the Kyoto46 Section 5: DEVELOPMENT MANAGEMENT POLICIES

NEWCASTLE WEST Local Area Plan 2008Protocol and EU Directive, to have at least 13% of its energygenerated from renewable energy sources by 2010 and, assuch, the Council will support renewable energy projects thatcan reasonably be provided.The Council also recognises that renewable energyprovides and opportunity for the matching of local energyneeds to local energy sources and has the potential forboth local employment creation and economicdevelopment and for increasing local competitiveness.POLICY E1: Renewable EnergyThe provision of renewable energy schemes, particularlyfrom wind, solar and biomass resources, will beencouraged by the Council. Proposals will be consideredagainst the following criteria, according to the scale andnature of the scheme:(a) The proposed development would not have adetrimental effect on the environment and characterof the Plan area, including visual impact andgeneration of emissions;(b) The development is located and designed in amanner which would be sensitive to the character ofany buildings or landscapes affected;(c) The location of the scheme does not impinge ontransport routes; and(d) The scheme does not cause unreasonable adverseeffect on existing dwellings and business premises.Adequate supporting information, which assesses theextent of possible environmental effects and how they canbe satisfactorily mitigated, will be required to accompanyany planning application for this form of development.Domestic scale Renewable Energy proposals will beencouraged by the Council where appropriate.not be depleted by the pressures that the human race placesupon them. Accordingly the Council is committed tominimising the use of all forms of non-renewable resources.POLICY E2: Protection of Irreplaceable ResourcesAll development within the Plan area will be expected tominimise the depletion of irreplaceable resources, such asenergy, surface and ground water, soils, habitats andhistoric features. A thorough assessment ofproposals will be carried out to determine:(a) The extent to which such resources are affected;(b) The availability of appropriate alternative sites forthe proposed form of development which wouldhave a lesser effect on such resources;(c) The scope to minimise impact through the designof development and to mitigate any proven impact;(d) The opportunity to compensate effectively for anyapparent loss of resources.Explanation:Any development proposal, even one which conforms to thegeneral provisions of this LAP and is thereby acceptable inprinciple, could cause a degree of harm on local resourcesin some way. The Council will therefore wish to consider theentire ‘package’ of the scheme to ensure that any negativeimpact is minimised as far as possible. There may also bepotential to incorporate measures into a scheme, whichpositively manage or enhance valuable features within ordirectly associated with the site. Where appropriate,measures will be sought to compensate for features lost ordiminished as a result of a development proposal.Explanation:Increased development of renewable energy, together withpolicies on energy efficiency, is essential for facilitating thedelivery of the Government’s commitment on both climatechange and renewable energy. Where appropriate, theCouncil will explore the full range of renewable energyresources, their differing characteristics, locationalrequirements and the potential for exploiting them, subject tonecessary environmental safeguards.Depletion of Non-renewable ResourcesOne of the fundamental principles of sustainabledevelopment is that the earth’s resources are finite and willSection 5: DEVELOPMENT MANAGEMENT POLICIES47

6. URBAN DEVELOPMENTFRAMEWORK6.1 Purpose of the Development Framework6.2 General Principles of Development6.3 Development Framework Concept6.4 New Residential Zonings6.5 Residential Site Briefs6.6 Opportunity Sites

NEWCASTLE WEST Local Area Plan 20086.1 Purpose of the DevelopmentFrameworkThis Development Framework sets out the vision and spatialstrategy for the future development of Newcastle West. Itidentifies the key elements of the approach to change andgrowth in the town for the next six years and is also intendedto provide the foundation that will shape the futuredevelopment of Newcastle West beyond 2014. Theframework can be subject to amendment or review duringthis time where Limerick County Council consider relevant inthe interests of proper planning and sustainabledevelopment.The Development Framework is the broad approach topromoting development in a way that is consistent with thestrategic development objectives and the core developmentpolicies as set out in Sections 4 and 5 of this LAP. Toachieve sustainability it is considered that new developmentshould be focussed within the defined developmentboundary of the town, with an emphasis on high qualitydesign. The Framework recognises that people who live inthe town value its quality of environment. This includes thehistoric and built environment and the countryside, includingareas that are valuable as natural habitats and as landscape(e.g. the Castle Demesne and the Rivers Arra, Deel andDaar). The spatial strategy seeks to protect this environmentbut also to promote habitat creation and better managementof the natural environment and the heritage resource.The Development Framework (refer Map 2) is intended toillustrate how the expansion of Newcastle West can berealised in a manner that meets the Strategic Objectives ofthe LAP and the principles of development as set out in thefollowing section.6.2 General Principles ofDevelopmentThe development form promoted for Newcastle West isbased on the principles of a ‘Compact Town’, aimed atreducing dependence on the car. High quality public realm,town squares, key community focal points, pedestrian andcycle linkages, and generous green spaces are essentialcomponents.Facilities within the compact town are intended to encouragethe principles of sustainability and include for shopping,basic health, schools, recreation and cultural facilities,employment and social facilities. The urban form of thetown encourages walking through the layout of streets andbuildings. The block layout reflects existing naturalfeatures, contours and existing building patterns. Publicspaces should account for 25-35% of the total area, withparks, sports and recreation fields forming an integral partof the settlement. High quality public spaces provide thefocus for the community, defined by buildings ofarchitectural distinction and variety.On all roads within the town speeds should be constrainedand a pedestrian-friendly environment created thatincreases the feeling of safety. Horizontal alignmentconstraints combined with the careful positioning ofbuildings, landscaping and the use of different materialsshould be used to help reduce speed and dominance ofmotor vehicles. Traffic generating development shouldusually be located towards the edges, incorporated into thegreen landscape structure of the outer areas.Development FormThe main objective for new residential development inNewcastle West is to achieve high quality livingenvironments that are more sustainable than manyprevious examples and can be enjoyed by all who usethem. In the majority of cases, recent housingdevelopments have tended to be repetitive and uniform. Asimilar mix of houses arranged to a standardised layoutaround a rigid road hierarchy results in sameness thatlacks any local identity.Generic Development LayoutsThe traditional building form of Newcastle West is reflectedin the historic core, where the majority of buildings areeither two or three-storey and arranged as continuousterraces at back of footpath. Variety is provided byindividual architectural detailing and the bold use of colour.Vitality is ensured by different building uses combinedwithin single terraces and by front entrances and activeuses facing directly onto the street.Although such a built form defines the character of thetown centre, and is highly appropriate given the date andfunction of the street, it is not necessarily an appropriatemodel on which new development should be replicated. Asresidential areas have particular requirements in terms ofbuilding types, access and privacy, a new built form isrequired that avoids the monotony of earlier housingschemes but delivers an attractive environment with a localidentity. Whereas some of the details of traditional designSection 6: URBAN DEVELOPMENT FRAMEWORK49

NEWCASTLE WEST Local Area Plan 2008General Development Objectives for Greenfield Sites:• To achieve a distinct sense of place - related to the existingtown but with separate identity;• To create a hierarchy of legible urban forms including distinctneighbourhoods, focal centres and landmark buildings;• To provide for a variety of house types and densities, includingprovision of private, social, affordable and sheltered housing;• To create a variety of functional and secure public spaces thatinterconnect with movement through the site, including formalsquares, new streets, incidental open spaces and urbangardens;• To promote clear views and easy orientation, including linkageswith adjacent sites;• To secure a significant open space that provides both arecreational resource and a distinctive setting for newdevelopment.can be incorporated into development, it is more the case ofinterpreting the principles in a manner that is appropriate tothe new requirements.This LAP does not seek to prescribe the form andappearance of every parcel of identified development landwithin Newcastle West, but instead sets out guidingprinciples that the County Council wish to see embodied innew development. The Generic Development Formsillustrated in Figure 12 embody the type of built form thatcould be considered suitable, according to location, and thePreliminary Design Briefs that follow illustrate theseprinciples in further detail.A fundamental requirement will be the need to integrate allnew development into the landscape setting, therebyreducing its impact on the local environment and reinforcinglocal distinctiveness. This can be achieved by retainingexisting site features (such as trees, hedgerows, ponds, rockoutcrops, etc) and by using strong structure planting thatcomplements and reinforces the existing vegetation pattern.A key requirement in structuring built form withindevelopment blocks will be the need to achieve a cleardistinction between public fronts and private backs. Buildingsthat front streets, squares and parks present their public faceto the outside world and give life to it. Public fronts andprivate backs are made more distinct when primary accessis from the street, the principal frontage.Figure 12: Generic Development FormsThe visual presence of vehicles should be minimised andprivate parking accommodated towards the rear ofproperties where possible, in attractive courts that overlookedby houses and connected to the network ofpedestrian routes.The scale, massing and height of proposed developmentneeds to be considered in relation to that of adjoiningbuildings, the local topography, the general pattern ofheights in the area, and views and landmarks. In themajority of cases, successful development is achieved bydefining and enclosing space by buildings, structures andlandscape. Buildings that follow a continuous building linearound a street block and contain the private space withinrear gardens or courtyards are usually more successful thanindividual buildings that stand in the middle of a plot.The building forms should be arranged to define a variety ofpublic spaces, such as squares, streets, parks, and otherincidental areas, with the height of buildings related to thewidth and importance of the space. A continuous but variedbuilding line can be created with a mix of dwelling frontages,garden and garage walls. At key locations, such as streetcorners and other focal points, the building form should bearticulated to reinforce the legibility of the layout (e.g. byvarying the building height and/or architectural treatment).50 Section 6: URBAN DEVELOPMENT FRAMEWORK

NEWCASTLE WEST Local Area Plan 2008Applications for new development will therefore be assessedby the County Council according to the DoEHLG“Sustainable Residential Development in Urban Areas” 2008and to how well they respond to these guidelines and to thefollowing general principles:• Buildings should be two or three-storeys, terraced orsemi-detached;• Detached buildings may be appropriate at key locationswhere they can be incorporated in the general form ofthe street through the use of boundary walls andlandscaping;• The built form should be arranged in simple blocks asshown in the Development Guidelines, interpretedaccording to the building type and required density;• Parking should be provided discreetly, in indented baysand parking courts wherever possible;• Rear courtyard areas should be arranged to be overlookedby active frontages;• The corners and other key focal points of blocks shouldbe articulated through height and/or architecturaltreatment;• Generally the plot ratio of development should bearound 2:1 (i.e. the total amount of floorspace should beno more than double the total plot area);• The plot width for individual units should vary (frombetween 4 to 8 metres) in order to reduce repetition;• Occasional non-domestic buildings will be encouragedwithin residential areas at suitable locations as a meansof encouraging mixed-use development.Roads and AccessIt is generally acknowledged that cars have come todominate most streets in urban areas. This has onlyoccurred in the last few decades and the imbalance needs tobe reversed if urban communities are to revive and prosper.Streets should be as much living places as they are routesfor cars, an integral part of the community and the focus ofmany activities that link together people’s lives. While certainlevels of traffic for access and serviceability should beaccommodated, increasing pressures for parking and themovement of large vehicles at the expense of other (usuallymore vulnerable) road users has reduced the vitality andattractiveness of many areas.The rigidity and standardisation of most recent housinglayouts are partly the result of the dominance of motorvehicles. Layouts have been based on the geometry ofvehicle movement, with the natural result that residents findit easier to use their car than any other form of travel. Asimportantly it also leads to the creation of areas that areuniform in appearance and lack their own sense of localidentity.It is a strategic objective of this LAP to manage levels oftraffic and reduce vehicle speeds within the town, byensuring that the road infrastructure meets the needs ofresidents by providing a safe and high quality pedestrian andcycle environment. New residential developments shouldtherefore seek to create high quality areas where the designand layout of roads are integrated in a way that is sensitiveto the local environment, rather than to dominate it.All new developments should therefore encourage walking,cycling and easy access to existing or improved publictransport links (through developer contribution whereappropriate). Pedestrian and cycle only links should connectthe various parts of development together and to otherdevelopments and key community facilities. These shouldprovide safe and direct routes and offer more convenientmovement around and between areas than by motor vehicle.For larger residential developments (100 dwellings or more)developers will be required to submit preliminary designproposals that demonstrate the way in which thedevelopment is integrated into the surrounding area and thatthe road layout is safe for pedestrians and cyclists as well asvehicles.For existing roads there are a wide range of traffic calmingtechniques that could be considered for implementation,both on the main streets and adjoining residential areas.Generally traffic calming measures can be integrated withlandscaping to change the appearance and feel of a street.This can alter the way drivers perceive the road and achievea reduction in speed without creating resentment about thetraffic calming features themselves. Techniques that couldbe considered, according to location and intended purpose,could include entry treatments, shared surfaces,carriageway narrowing and chicanes, speed reductionbends, speed control islands, and change of priority atjunctions.Public RealmThe quality of the public realm depends on the arrangementof its paving, planting, lighting, shelter, signage, streetfurniture, and the way it is over-looked, as well as the routespassing through it and the uses next to it. To be effective,public space needs to designed with a purpose in mind.Section 6: URBAN DEVELOPMENT FRAMEWORK51

NEWCASTLE WEST Local Area Plan 2008Space left over after development, without a function, is awasted resource and will detract from the area’s sense ofidentity. In particular, the specifications of materials andmaintenance should demonstrate high standards of visualattractiveness, durability and environmental performance.Such considerations will be essential requirements of newdevelopment in Newcastle West and applicants will need todemonstrate that the quality of the public realm has beenfully taken into account as an integral part of any submittedschemes.Preliminary Design requirements for new residentialdevelopments should include:• Consideration of the main points of access forpedestrians, cyclists, emergency vehicles, publictransport, service vehicles and private motorists;• Walking and cycling routes to local facilities such asshops, schools, health centres, etc.;• Consideration of provision for low design speed(including 30-50 km/h) and facilities for pedestrians andcyclists;• Any off-site road improvement works, public transport,cycling and walking infrastructure that will be required;• Impact on the existing road network in terms ofenvironmental and travel issues;• Lighting and landscaping for walking and cycling routes;• The location, amount and impact of car parking; and• Visitor parking for cars and for bicycles.6.3 Development Framework ConceptThe total settlement area of Newcastle West desigantedunder this LAP extends to around 564ha (1,391 acres),which is made up of the following existing and new landuses:Land Use Hectares Acres PercentageEstablished Residential 137.78 340.5 24.4%New Residential Phase 1 32.5 80.3 10.1%Residential Serviced 17 41.8 3%Phase 1New Residential Future 18.8 46.4 7.2%PhasesResidential Serviced Future13.8 34.1 2.5%PhasesTown Centre 11.58 28.6 2.1%Mixed Use 38.34 94.7 5.8%Community / Education 20.2 50.0 3.6%Open Space / Education 8.0 19.7 1.4%Industrial 1 41.7 103.04 7.4%Industrial 2 32.9 81.3 8.2%Open Space 80.54 197.68 14.3%Agricultural 8.3 20.5 1.5%Green Networks 7.0 17.3 1.3%Tourism Related Development2.48 6.13 0.4%Miscellaneous (Roads, Riv-47.07 117.6 8.3%ers, Utility)Totals: 564 1391 100%Table 7: Newcastle West LAP Land Use BreakdownThe planned expansion of the town will require a newstructure of streets and spaces to open up further land fordevelopment. Although the condition of buildings in the towncentre is generally good, there are a few under-utilised areasthat have been identified in this LAP as Opportunity Sites(refer Section 6.5).The priority for development in the historic area should be onrefurbishment and sensitive redevelopment whereappropriate. Protected structures will be subject to statutoryprotection, and the emphasis will be on preserving thephysical integrity and setting of these buildings.The majority of future development will therefore take placeon ‘greenfield’ land where special attention needs to be paidto the character of the existing area, the need to achievenew development with its own identity, and to the amenity ofadjoining residential areas. As the available developmentareas are distributed around the town, linkage between themtogether with a strong open space structure are essentialelements of the Framework.52 Section 6: URBAN DEVELOPMENT FRAMEWORK

NEWCASTLE WEST Local Area Plan 2008A network of open spaces comprising both existing playingfields and new amenity areas, interconnected wherepossible by pedestrian and cycle routes (spine routes),forms an integral part of the concept, thereby linking the newresidential areas to each other and to the existing andproposed amenities and facilities of the town (includingschools, recreation areas, churches, shopping andemployment areas).6.4 New Residential ZoningsAs indicated in Section 3.9 Future Housing Requirement, theresidential land requirement up to 2014 is estimated atapproximately 62.6ha (taking account of serviced sites andchoice of location), while the total land requirement for thelonger 9-year framework is approximately 110.6ha.This LAP proposes new residential Phase 1 zoning ofapproximately 49.35ha, comprising 32.5ha (75% of dwellingunits) residential and 16.85ha (25%) serviced sites (asshown in the Figure below). In addition, it is estimated thatthere are approximately 39ha of uncommitted residentiallyzoned sites carried over from the Newcastle West LAP2001.In considering development applications for residentialdevelopment on these lands, emphasis will also be placedon environmental and transport considerations, covering theoverall impact of new development on the character of thesurrounding area and the need to reduce the use of theprivate car.For each development area, Preliminary Development Briefs(refer Section 6.5) have been prepared that reflect theCounty Council’s strategic objectives for the town. The Briefsare not intended to be overly prescriptive, as it is recognisedthat future development also needs to respond to currentmarket trends, but instead are intended to guide prospectivedevelopment applications on an appropriate form ofdevelopment and the required high standards of associatedurban design.In addition to the new residential zonings a number ofopportunity sites have been identified as described inSection 6.6.In order to regulate the population growth and expansion ofNewcastle West in a sustainable manner, the location ofhousing take up and development will be closely monitoredthroughout this Plan period. This policy will be monitoredover the next two years and reviewed as necessary.1 Lands at Cullenagh Residential Phase 1 : 4.5haResidential Serviced Sites Phase 1 :2.1ha2 Lands at Shangarry /KnockaneResidential Phase 1 : 17.8haResidential Serviced Sites Phase 1 :5.2ha3 Lands at Ballymackesy Residential Phase 1 : 10.2 haResidential Serviced Sites Phase 1 :1.5haResidential future phases : 7 haResidential Serviced Sites futurephases : 4.5ha74 Lands at Killeline /CloonyscrehaneResidential Serviced Sites Futurephases : 4.3ha165 Lands atCloonyscrehaneResidential Serviced Sites FuturePhases : 4.97haResidential Future Phases : 5.33ha6 Lands at Dromin Residential Serviced Sites Phase 1 :4.25haResidential Future Phases : 6.46ha7 Lands at Churchtown /BallintempleResidential Serviced Sites Phase 1 :3.8ha243Figure 13: New Residential Development Areas5Section 6: URBAN DEVELOPMENT FRAMEWORK53

NEWCASTLE WEST Local Area Plan 20086.5 Residential SitesR1: LANDS AT CULLENAGHSITE AREA / ZONING:Residential Phase 1 4.5haResidential Serviced Sites Phase 1 2.1haLOCATION: The lands lie on the northern side of the N21National Primary Road on the southwestern outskirts of thetown.SITE DESCRIPTION / CHARACTERISTICS:The site is reasonably flat with a gentle slope towards thenortheast. The site drains towards the River Arra, whichflows from the upland area to the west and into the DooallyRiver just outside the town. The site is presently inAgricultural use and contains a large ring fort surrounded bymature trees. The Ballygowan Water Processing Plant islocated to the east of the site and the Castle Demesne landsdirectly adjoin the site to the north on the opposite side ofthe Arra River. Flood information supplied by the Office ofPublic Works shows a large proportion of the northern partof the site to be affected by flooding.Figure 14: Residential Site 1ACCESS / ROAD NETWORKS:The site has frontage onto the N21 National Road but alsohas access onto a local road.DEVELOPMENT POTENTIAL:Planning Applications have already been lodged forresidential development on the site (20 units—file ref:06/2587 and 168 units, file ref: 06/2574 presently on a 2yrtime extension). Any development of the land shall take intoaccount of existing natural features in particular protection ofthe circular ring fort. Adequate setback provisions shall beprovided on site to take account of any flood risk attributedto the Arra River and allow for improved access to andenjoyment of the riparian margin which has been zoned forOpen Space purposes on the northern boundary.Figure 15: Aerial photo of Residential Site 1DEVELOPMENT INTEREST: LAP Pre-Draft Submission.Figure 16: Submitted Proposed Layout54 Section 6: URBAN DEVELOPMENT FRAMEWORK

NEWCASTLE WEST Local Area Plan 2008R2: LANDS AT SHANGARRY/KNOCKANESITE AREA / ZONING:Residential Phase 1 17.8haResidential Serviced Sites Phase 1 5.2haLOCATION:This large land holding extends from land adjoining BoherBui and lands fronting onto the N21 National Road near thetown centre to the LAP Development Boundary defined bythe Southern Distributor Road corridor to the south. It isbound to the west by the Arra Stream the southern maintributary leading into the Arra River. The lands have frontageonto the Knockane Road to the east.DENSITY:Residential: MediumResidential Serviced Sites: Low (see Policy H2)DEVELOPMENT POTENTIAL:A comprehensive Masterplan will be required to demonstratea planned and integrated scheme.DEVELOPMENT INTEREST: LAP Pre-Draft SubmissionReceived on parts of the overall holding.SITE DESCRIPTION / CHARACTERISTICS:This extensive area of potentially developable lands is inagricultural use extensively divided by established hedgerowpatterns, drainage ditches and small streams. Much of thelandholding is low-lying and may require extensive drainageworks and storm-water management prior to development.As the area is low lying, there may be significant constraintsin serving the area by gravity feed sewerage mains, as suchpumping may be required.Given the extensive pattern of streams and rivers throughthe greater site, and extensive areas of the site beingidentified by OPW information as being subject to floodhazard, large areas of Open Spaces are zoned. This willalso assist in the creation of green networks through thearea to facilitate pedestrian accessibility and enhancementof natural amenities.ACCESS / ROAD NETWORKS:Providing adequate vehicular access to serve the greatersite will be a key challenge for this LAP. Existing roadnetworks surrounding the site are inadequate and reachcarrying capacity at peak times (Boher Bui, KnockaneRoad). Creation of access points onto the N21 throughestablished Residential properties shall be given thoroughconsideration to ensure any potential impact on traffic flowand any potential increased traffic hazard is avoided.Figure 17: Residential Site 2PHASING REQUIREMENTS:Development of the entire R2 holding will not be permitteduntil construction of the south western portion of theSouthern Distributor Road is constructed, unless alternativeproposals for access can be negotiated with the Main RoadsDepartment in consultation with the National RoadsAuthority. This is to ensure that additional traffic loadings donot exacerbate the existing congestion on the KnockaneRoad and Boher Bui.Figure 18: Aerial Photo of Residential Site 2Section 6: URBAN DEVELOPMENT FRAMEWORK55

NEWCASTLE WEST Local Area Plan 2008R3: Lands at BallymackesySITE AREA / ZONING:Residential Phase 1 10.2haResidential Future Phases 7haResidential Serviced Sites Phase 1 1.5haResidential Serviced Sites Future Phases 4.5haLOCATION: This large land holding extends from the Y-Junction where the Knockane Road and Gardenfield Roaddivide in the north to the LAP Development Boundarydefined by the Southern Distributor Road corridor to theSouth. The Newcastle West Rugby Club adjoins the easternportion of the greater site accessed from Garden Road.Figure 19: Aerial photo of Residential Site 3SITE DESCRIPTION / CHARACTERISTICS: These landsare in agricultural use and contain defined hedgerowpatterns and scattered mature vegetation. The lands areACCESS / ROAD NETWORKS:Providing adequate vehicular access to serve the greatersite will be a key challenge for this LAP. Existing roadnetworks surrounding the site are inadequate and reachcarrying capacity at peak times (Boher Bui, Knockane Road,Gardenfield Road where is meets Knockane Road).PHASING REQUIREMENTS:Future Phase lands to the south will not be permitted duringthis plan period (unless 50% of Phase 1 lands in the townare developed).Figure 20: Residential Site 3DENSITY:Residential: Medium.DEVELOPMENT POTENTIAL:A comprehensive Masterplan will be required to demonstratea planned and integrated scheme.DEVELOPMENT INTEREST: Pre-LAP Draft Submissionreceived.56 Section 6: URBAN DEVELOPMENT FRAMEWORK

NEWCASTLE WEST Local Area Plan 2008R4: Lands at Killeline / CloonyscrehaneSITE AREA / ZONING:Residential Serviced Sites Future Phases 4.3haLOCATION: This land holding adjoins the SouthernDistributor Road corridor to the south and forms thebacklands to properties fronting onto the Dromcollier Road.The site also adjoins an existing area of committedresidential lands under construction to the north.SITE DESCRIPTION / CHARACTERISTICS: These landsare in agricultural use and contain defined hedgerowpatterns and scattered mature vegetation.ACCESS / ROAD NETWORKS:Access will be obtained from the proposed SouthernDistributor Road with a single access to serve thedevelopment.Figure 21: Residential Site 4PHASING REQUIREMENTS:Future Phase lands will not be permitted during this planperiod (unless 50% of Phase 1 lands in the town aredeveloped).DENSITY:Residential Serviced Sites: Low (see Policy H2)DEVELOPMENT POTENTIAL:A comprehensive Masterplan will be required to demonstratea planned and integrated scheme.DEVELOPMENT INTEREST:To be determined.Figure 22: Aerial photo of Residential Site 4Section 6: URBAN DEVELOPMENT FRAMEWORK57

NEWCASTLE WEST Local Area Plan 2008R5: Lands at Cloonyscrehane,Dromcolliher and Kilmallock RoadsSITE AREA / ZONING:Residential Serviced Sites Future Phases 4.97hasResidential Future Phases5.33hasLOCATION: The site is located between the DromcollierRegional Road (R522) and Kilmallock Regional Road (R520)on the south eastern outer areas of the town.SITE DESCRIPTION / CHARACTERISTICS:This is in agricultural use and is divided by three establishedhedgerows forming three fields. The site adjoins theNewcastle West Wastewater Treatment Plant to thesoutheast. The Deel River is located directly to the east onthe opposite side of the Kilmallock Road. OPW informationindicates the majority of the site is being subject to floodhazard.ACCESS / ROAD NETWORKS / OPEN SPACE: The sitemay obtain access from the Dromcolliher Road (R522)Kilmallock Road (R520) of Southern Distributor Road, to bedetermined in negotiation with the Main Roads Section.Figure 23: Residential Site 5PHASING REQUIREMENTS:Future Phase lands will not be permitted during this planperiod (unless 50% of Phase 1 lands in the town aredeveloped).DENSITY: Residential Serviced Sites: Low (see Policy H2).DEVELOPMENT POTENTIAL:A comprehensive Masterplan will be required to demonstratea planned and integrated scheme. The scheme will ensureindividual sites are built above the identified flood level onthe site and provide for a green linkage from the open spacearea zoned on the southeastern corner of the site. are Thiswill also assist in the creation of green networks through thearea to facilitate pedestrian accessibility and enhancementof natural amenities.DEVELOPMENT INTEREST: To be determined.Figure 24: Aerial of Residential Site 558 Section 6: URBAN DEVELOPMENT FRAMEWORK

NEWCASTLE WEST Local Area Plan 2008R6: Lands at DrominSITE AREA / ZONING:Residential Serviced Sites Phase 1 4.25hasResidential Future Phases 6.46hasLOCATION: The site is located to the north of the RiverDeel between the Kilmallock Road (R520) to the south and asubstandard Local Road to the north.SITE DESCRIPTION / CHARACTERISTICS: These landsare in agricultural use and contain defined hedgerowpatterns and scattered mature vegetation. The site adjoins alarge area of land reserved for Open Space due to theamenity values of the Deel River and significant maturevegetation in the vicinity.ACCESS / ROAD NETWORKS / PHASINGREQUIREMENTS:Development of the southern section of the R6 holding willnot be permitted until construction of the adjoining section ofthe Southern Distributor Road is constructed. TDENSITY: MediumDEVELOPMENT INTEREST: Pre-Draft LAP submissionsreceived.Figure 25: Residential Site 6PHASING REQUIREMENTS:Future Phase lands will not be permitted during this planperiod (unless 50% of Phase 1 lands in the town aredeveloped).Figure 26: Aerial photo of Residential Site 6Section 6: URBAN DEVELOPMENT FRAMEWORK59

NEWCASTLE WEST Local Area Plan 2008R7: Lands at ChurchtownSITE AREA / ZONING:Residential Serviced Sites Phase 1: 3.8haLOCATION:The site is located to the north of the town directly adjoiningthe 29ha Castle Demesne Community Park and the towngraveyard to the east of the site.SITE DESCRIPTION / CHARACTERISTICS:The site is vacant in agricultural use.ACCESS / ROAD NETWORKS: Access to the site can beobtained from the Dooally Local Road which provides localroad access to both portions of the overall site.DENSITY: Residential Serviced Sites: Low (see Policy H2)DEVELOPMENT INTEREST: To be determined.Figure 27: Residential Site 7Figure 28: Aerial photo of Residential Site 760 Section 6: URBAN DEVELOPMENT FRAMEWORK

NEWCASTLE WEST Local Area Plan 20086.6 Opportunity SitesOpportunity Site 1Lands to rear of Church Road / BishopStreetLOCATION/SITE CHARACTERISTICS:This backland site is located within the town core approx.100m north of the Square. It is bounded to the north andeast by the Council Public Carpark, to the south by a newMixed Use Development.The site is presently in use as a Stonemason Business andassociated storage yards. It is probable that the area isdivided among several different owners. The illustrativeproposals may therefore need to be adapted to suit thespecific circumstances. Retaining private open space andassociated privacy for adjacent dwelling units will berequired.DEVELOPMENT POTENTIAL:The site presents considerable opportunity for securing asensitive, high density residential scheme on backlands inclose proximity to The Square that are presently underutiltised.Vehicular access may be obtained either throughthe redevelopment of the present archway fronting to ChurchRoad, or through the adjoining Council Carpark.As ExistingGENERAL REQUIREMENTS:Possible 2-storey apartment terrace complex withbuildings centered around a courtyard. Specialconsideration will be required for compatibility of in-depthdesign with existing residences and commercialactivities.Figure 29: Opportunity Site 1 Location PlanSection 6: URBAN DEVELOPMENT FRAMEWORK61

NEWCASTLE WEST Local Area Plan 2008Opportunity Site 2Brewery Lane/Maiden StreetInfill Development and LanewayImprovementsLOCATION/SITE CHARACTERISTICS:This site, commonly known as Brewery Lane, presently actsas a formal thoroughfare linking Super Value Supermarket inMarket Place to Maiden Street. It is located approx. 100meast of the Square and within the town core ACA coveringMaiden Street.The frontage onto Maiden Street contains two retail unitswith residential above. These buildings represent a break incontinuation of the 3-storey terrace building line continuedfrom the Square. There is one small retail unit (a shoe shop)on the laneway served by foot traffic, and a derelict 2-storeystone building.It is probable that the area is divided among several differentowners, although it is apparent that pedestrian right of way isa long-standing historical access.DEVELOPMENT POTENTIAL:The site presents considerable opportunity for infillredevelopment of the Maiden Street frontage to 3-stories.The derelict stone building could also be renovated intoretail/office units. Public realm improvements would furtherenhance the character of the area.As ExistingFigure 30: Opportunity Site 2 Location Plan62 Section 6: URBAN DEVELOPMENT FRAMEWORK

NEWCASTLE WEST Local Area Plan 2008Opportunity Site 3Corner of Sheehans Road & AssumptaPark - Olympic BallroomLOCATION / SITE CHARACTERISTICS:The site contains a dated building previously known as theOlympic Ballroom, now utilised as a cash and carry, bulkretail store. The building is strategically located at a V-junction formed by Sheeran’s Road and Assumpta ParkRoad. The building is surrounded by under-utilised spaceand two thirds of the site boundaries adjoin road frontage.DEVELOPMENT POTENTIAL:The site presents an excellent redevelopment opportunity fora Mixed Use, retail and residential complex. Opportunity tomaximise on focal position and create a landmark featurewith active retail frontages on two sides. References to theoriginal stepped building façade could be incorporated intothe redevelopment proposal.Figure 31: Opportunity Site 3 Location PlanAs ExistingSection 6: URBAN DEVELOPMENT FRAMEWORK63

NEWCASTLE WEST Local Area Plan 2008Opportunity Site 4Sheehans Road - Greenfield SiteMixed Use DevelopmentLOCATION / SITE CHARACTERISTICS:This site is a vacant greenfield site on Sheehans Roadwithin close proximity to the town centre. It adjoins theShannon Development Industrial Park, with a large industrialmanufacturing enterprise (Steel components) to the northand a Chain Store Retailer to the south.DEVELOPMENT POTENTIAL:This site represents a large vacant site surrounded by otherlarge scale commercial industries and adjoining residentialnear the town centre. Given the nature of landuse activities itis considered that a mixed use retail scheme could beappropriate.As ExistingGENERAL REQUIREMENTS:Special consideration needs to be given to car parkingprovision, attractive landscape design and compatibility withadjoining landuses.Figure 32: Opportunity Site 4 Location Plan64 Section 6: URBAN DEVELOPMENT FRAMEWORK

NEWCASTLE WEST Local Area Plan 2008Opportunity Site 5:River Arra Environmental ImprovementsLOCATION / SITE CHARACTERISTICS:This site adjoins the southern bank of the Arra River andfaces the buildings on North Quay. The area presentlycontains numerous mature trees and some public seating.IMPROVEMENT POTENTIAL:• Improved seating, hard landscaping and lighting• Public art / sculpture• Fishing platforms / improved access / terraces toriver.As ExistingGENERAL REQUIREMENTS:The Council could facilitate improvement of this key focalpublic space though a suitable urban renewal initiative.Figure 33: Opportunity Site 5 Location PlanSection 6: URBAN DEVELOPMENT FRAMEWORK65

NEWCASTLE WEST Local Area Plan 2008Opportunity Site 6Great Southern Walkway LinksLOCATION / SITE CHARACTERISTICS:This site forms the route of the disused Newcastle West /Limerick / Tralee Railway Line, now acting as the ‘GreatSouthern Walkway’. The walkway extends from theresidential area of Bishop Court, through to the Churchtown(R521) Road and beyond to the north of the town. Thedisused railway then continues west towards Abbeyfeale(23km) Tralee (65km) and to the East towards Ardagh(4km), Rathkeale (13km) Ballinrane (16km). It is a well-usedrecreational route for walking and cycling linking northwardsto open countryside. Presently there is only informaldirectional signage illustrating the presence of this walkwaylinkage.IMPROVEMENT POTENTIAL:• Improved interpretative / directional signage.• Seating shelter for walking gathering point.GENERAL REQUIREMENTS:The Council could facilitate improvement of this importantrecreational amenity area through a suitable environmentalimprovement initiative in conjunction with the localcommunity.As ExistingFigure 34: Opportunity Site 6 Location Plan66 Section 6: URBAN DEVELOPMENT FRAMEWORK

NEWCASTLE WEST Local Area Plan 2008Opportunity Area 7Richard Nash Backlands, The SquareandCastle Demesne Backlands, The SquareLOCATION:The Richard Nash backlands site is located directly to thewest of the Square, with access from a passageway besideNash’s Building (Protected Structure). Access to site isshown by indicative access arrow on zoning map whichindicates possible river crossing. The site also has roadfrontage onto the street serving Ballygowan WaterProduction Plant and the Castle Demesne. The southernedge is defined by the River Arra open space and SouthQuay.Figure 35: Castle Demesne Site (south)SITE CHARACTERISTICS:This large under-utilised area occupies land adjoining theretail core of the town centre and between the importantfocal area of The Square and the Demesne.It contains of variety of existing yards used for storage andlarge ancillary buildings in light industrial / storage use.DEVELOPMENT POTENTIAL:The site is zoned for Town Centre purposes in this LAP.Given its strategic location in relation to the retail core, andits considerable size, the site presents significant potentialfor reinforcing the use, function and character of the towncentre. The site would provide an opportunity for significantretailing opportunities, as identified in the County RetailStrategy. A comprehensive masterplan would be required todemonstrate the sensitive development of the site and, inparticular, an appropriate mix and density of building uses;the means of vehicle access; the provision of substantial carparking to serve the development, the town centre, andvisitors; trees to be retained so as to protect the historicsetting of the area; pedestrian linkage with the town centreand the River Arra; and the approach to archaeologicalconstraints.Submission received contains proposal to de-list Nash’sBuilding fronting onto The Square to allow greater width ofaccess to site for large shopping centre complex.Conceptual sketches included as part of submission.Figure 36: Nash’s Building Site (south)As ExistingGENERAL REQUIREMENTS / CONSTRAINTS:De-listing of Protected Structure to facilitate developmentwould NOT be acceptable.Site constraints include numerous mature trees; protectedstructures associated with Desmond Castle Complex; and aZone of Archeological potential.Section 6: URBAN DEVELOPMENT FRAMEWORK67

7. IMPLEMENTATION7.1 The Process7.2 How the LAP will be Implemented7.3 Development Contribution Scheme7.4 Monitoring7.5 Community Participation7.6 Pre-Planning Advice

NEWCASTLE WEST Local Area Plan 20087.1 The ProcessThe benefits of the LAP will only be achieved if its policiesare translated into action. The implementation of the Planwill be through:• The development management process;• Developing partnerships with other agencies;• Ongoing management of the plan; and• Monitoring and reviewing the plan regularly.This LAP sets out certain policies and objectives in anattempt to promote, facilitate and guide development in thetown of Newcastle West. It also seeks to make NewcastleWest a more attractive place to live and recreate in andseeks to enhance quality of life. This Plan puts forward manyideas and it is important that it is implemented on theground. Once adopted, the LAP will be used as a basis forguiding investment decisions for the public and privatesector.If Newcastle West is to grow and expand it will needadditional support services such as shops, employmentprovision and recreational facilities. The provision of suchfacilities rests as much with the general public, businessesand other organisations as it does with Limerick CountyCouncil.It must be remembered that this LAP is not only a Plan forthe Planning Authority, but it is more importantly a Plan forthe people of Newcastle West. The local communitycontributed to the contents of the LAP through thesubmission of comment sheets and attendance at the publicconsultation events.7.2 How the LAP will be Implementedorganisations and individuals.Furthermore, there is a need to combine the statutorypowers of the Council with proactive and voluntary sectorinvestment.7.3 Development ContributionSchemeThe Planning and Development Act 2000 provides for theadoption of a development contribution scheme and Section48 (1) of the Planning and Development Act 2000 outlinesthat a planning authority, when making a grant of permissionmay include a condition requiring the payment of acontribution in respect of public infrastructure and facilitiesthroughout the County. Some exceptions apply to certaindevelopment under the contribution scheme and contributioncannot be levied, for example, in regard to existingproperties and in respect of residential units which areprovided in accordance with an agreement made under PartV of the Planning and Development Act 2000, or thoseprovided by approved housing bodies.7.4 MonitoringThe Council will keep all matters which affect developmentand the planning of development under regular review.Monitoring is an essential part of the overall developmentLAP process. There is a requirement therefore, to identifythe extent to which the LAP is being implemented and theeffectiveness of its policies and proposals, particularly inrelation to sustainability. In addition, the assumptions andforecasts, which underpin the LAP, will require continuedassessment to detect any fundamental changes whichimpact upon the policies within the plan.There are some proposals set out in this LAP over which theCouncil would have no direct responsibility or control. Theexpansion of primary and post-primary schools, for example,are essentially the responsibility of the Department ofEducation, whilst the provision of health services falls underthe auspices of the Department of Health. Whilst the Councilwill use whatever it can to facilitate the provision of socialcommunity and transport infrastructure, it is not in allinstances the direct provider of such services.The Council is also constrained in its implementation effortsby limited resources. This factor underlies the need tomaximise both financial and human resources inconsultation with Government and Non-GovernmentSection 7: IMPLEMENTATION69

NEWCASTLE WEST Local Area Plan 20087.5 Community ParticipationPublic confidence in the development planning system reliesheavily on the involvement of community participation and intransparency of the system itself. Public and regulatorybodies must be kept informed of public opinion in as muchas the public are adequately informed of the roles andactions of the regulatory bodies.The Council engaged the community at the initial stages inthe LAP process with a very successful communityconsultation event in November 2006. It is necessary tocontinue to promote community participation in all aspects ofthe Plan implementation process and the Council promotesthe active involvement of the Community CouncilDevelopment Association and other parties in theimplementation of specific objectives and policies in theLAP.7.6 Pre-Planning AdviceLimerick County Council offers an advisory service topotential developers in the form of pre-planning advice. TheArea Planner is available for consultation by appointment forany prospective developments in the town of NewcastleWest. Advice is given on design and the ability of existingservices to accommodate the proposed development. Thisadvice is given subject to the stipulations of Section 247 ofthe Planning and Development Act 2000, where the carryingout of consultations shall not prejudice the performance of aplanning authority or any of its functions.This service is available from the earliest stage of a projectand intending developers are recommended to avail of theservice and to ring the County Council for information and anappointment.70 Section 7: IMPLEMENTATION

APPENDIX 11AMap 1: Land Use Zoning Plan