Puckane Development Association Submission to North Tipperary County Council on Draft County...

8/14/2019 Puckane Development Association Submission to North Tipperary County Council on Draft County Development Pl

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Puckane Development AssociationPuckane Development AssociationPuckane Development AssociationPuckane Development Association

The Puckane Development Association would like to make the following submission to the Draft CountyDevelopment Plan 2010 - 2016 published by North Tipperary County Council. Puckane Development

Association welcome the publication of the Draft County Development Plan 2010 2016 and see this asan opportunity to address the planning oversights of previous plans within the councils administrativesarea.

From our experience of the planning process it is that the planning process is about people, not buildingsand the views of the local community be taken on board and given consideration by the planningauthority.

Good planning can bring enormous benefits to individuals and communities. It will allow communities toprosper and develop in the long term. The County Development Plan has a unique opportunity to promotesustainable development within North Tipperary.

Bad planning and overzoning that we have witnessed in Ireland in the last decade played a significantpart in our current economic recession and fuelled the property bubble. This has particular reference to

the Western Area Local Area Plan. Fields that should have been left to agricultural uses were rezonedand then sold on for gargantuan profits to developers who borrowed heavily to buy them. Communities,such as Newport & Ballina which saw enormous growth without the necessary infrastructure, are nowsuffering most from the recession. In the adoption of the WALAP National and regional planningguidelines were ignored, and in many villages vast quantities of land was rezoned.

Proper implementation and oversight of zoning procedure and policies would eliminate the need tocounter the effects of excessive lands being available for development purposes in smaller rural areas.Zonings, that are not in keeping with the overall strategies, guidelines and the key planning principlesshould be reversed. The old adage of A stitch in time saves nineapplies. We submit the following forconsideration;

To propose to implement comprehensive planning guidelines within the County Development Planwithout addressing the adverse effects of excessive zoning that has already occurred in many rural

areas of North Tipperary would be akin to closing the barn door when all the horses have bolted andjust walking away.

The authority should consider stronger policy in this regard and the implementation of meaningfulstatutory measures needs to be seriously considered to have proper redress for areas whereexcessive zoning has already occurred.

The local authority should be mindful of the soon to be released Midwest Regional AuthorityGuidelines 2010-2022, which include a more up to date assessment of our current planning needs.

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Some of the amendments to the current draft of the CDP 2010-2016 made at the August 27th

SpecialAdjourned meeting of North Tipperary County Council should be seriously reviewed as they may leadto potential conflict with National and Regional planning guidelines. The cumulative effect of some ofthese amended proposals should also be assessed for negative impacts. Any attempt to allow lightindustrial zoning in lands now or in future zoned commercial and residentially zoned landprovided that,

2could and will lead to inappropriate industrial planning permissions being requested

on lands previously zoned residential. This is a blatant attempt to circumvent current zoning status

and will be wide open to abuse. We make these comments in the hope that they may effect positive change in this regard and despite

past negative experience in the Western Area Local Area Plan (WALAP) Process, we look forwardoptimistically to having a real say in how we grow from village past to village future.

The County Development Plan 2010 has an opportunity the address the over zoning of lands3

within ruralvillages where there is inadequate infrastructure to cope with demand. Therefore we propose thatfacilities be included within the County Development Plan that enables Local Authorites De-zone land as


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they see fit. A minimum suggestion is the reinsertion of the wording in HSG 3 (Village Land Zoning) asfollows;

Where land, which is zoned for residential development under this Plan, is notdeveloped for that purpose during the lifetime of this Plan, the Council wil l

consider de-zoning it under the review of the Plan in 2016.

Planning Policy

Ensure all policies within the County Development Plan 2010 2016 must comply with all relevantNational and Regional plans & strategies. The Puckane Development Association are seeking theremoval of the phrases "must relate to and have respect for"andshall have regard for, in allobjectives within the County Development Plan as we view these as weak and ineffective language.

The phrase "must comply" should be used to ensure compliance with the relevant national and regionalplans and strategies. This should be edited to ensure that the interests of proper planning and sustainabledevelopment of the area are served.To fail to edit these linguistic loopholes would raise the question as to whether North Tipperary CountyCouncil have a current policy of bias that favours non compliance with both the NSS and the Midwestern

regional planning guidelines. We are seeking the inclusion of the following wording within the new CountyDevelopment Plan 2010 2016

The County Development Plan must comply with the National Spatial Strategy(NSS). The role of the NSS is to ensure more balanced regional developmentthroughout the country. One of its main objectives is to ensure thatcommunities, services and jobs are in close proximity in the future. Furtherdocumentation which the County Development Plan must comply with theMidwest Regional Planning Guidelines.

Non- Statutory Plans

The Puckane Development Association have concerns relating to the status of the Masterplan Areasdetailed in the Western Area Local Area Plan particularly in relation to Puckane following the publication

of the draft guidelines Sustainable Residential Development in Urban Areas February 2008 by theDepartment of the Environment which states;

Some planning authorities may consider preparing framework plans and/ormaster plans to provide more detailed urban design guidance for large-scalemixed use development, for example, to indicate an overall urban structure for anew neighbourhood. However, it should be noted that such plans may lack theopportunity for public consultation, and do not benefit from the statutory backingwhich applies to local area plans or SDZs; for these reasons they are notgenerally encouraged.

The County Development Plan should address that current standing of these Masterplan areas as itcurrently does not.

Economic Development within North Tipperary

The nature of employment within Ireland is changing. The importance of increasing foreign directinvestment into North Tipperary and capitalising on our Knowledge Based Economy are no moreimportant than ever. To date the state body Shannon Development with responsibility for this has failed inattracting any new investment to the region this coupled with the withdrawing of part of the Procter &Gamble plant from Nenagh has the potential for Nenagh to become an unemployment black spot.


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The government has readjusted their policies in attracting Foreign Direct Investment in Ireland. The newstrategy is detailed in the Governments Strategy of Science, Technology and Information published inJuly 2006 which aims to build on our Knowledge Based Economy. They now wish to establish largequality business parks with ready access to employment, education and roads infrastructure. A uniqueopportunity exists within the county to create synergies with the TRBDI in Thurles and the third level

institutes in Limerick.

Expansion of this high value added sector within North Tipperary will be influenced by the availability ofkey infrastructure (transport, telecommunications, environmental and social) and labour forces withappropriate skills at strategic locations. These locations will be in competition with strategic locations inneighbouring counties. It is therefore important that the New County Development Plan identifies strategiclocations and these locations are vigorously promoted, in order to establish a new industrial base withinthe county that will allow the county to attract and retain a highly skilled workforce. These issues shouldbe encouraged and addressed within the New County Development Plan

Sustainable TourismSustainable tourism, a new growth sector, could become a key attraction to North Tipperary. Werecommend the Council actively work to make North Tipperary into a model area in which all aspects ofits functioning meets the guidelines of sustainability. Definition and implementation of these plans needs

to be done in consultation with the area's population.

Sustainable EnergyThe ability to offer competitive energy services will be a key feature to attract industry and createemployment in the area. We recommend that the Council within the County Development Plan:

Develop a long-term energy plan that seeks to minimise demand throughconservation measures and aims at renewable energy supply (with targets such as20% by 2020, 100% by 2050).

Work closely with private interests to Identify now and zone for potential local windor other renewable energy sites for future use by the area

Plan for the layout of an energy distribution infrastructure for new or existingdevelopment, which encourages a more efficient, reliable and sustainable energyinfrastructure for the north tipperary. This includes district heating and energynetworks for new housing developments, industrial parks, etc.

Sustainable Transport

We recommend that the Council within the County Development Plan make provision for thecommission a total transport plan for the North tipperary that will assess current infrastructure andneeds, project future demand for at least the next 20 years and define a long-term plan for all transportmodes (including pedestrian, cycle, cars, buses, trains, etc.) within and to and from North Tipperary,

Visual and Physical Impact on the Landscape.

Provision should be made within the County Development Plan for a Landscape and Visual Assessment

Report on the suitability of lands within any town or village for development where a planning applicationis lodged with the council for any development greater than 7 units.

Issues Relating to Puckane

Infrastructure There are a number of infrastructural deficiencies currently within the village. Theseinclude the lack of adequate dust bins, street lighting not working, lack of footpath facilities & streetlighting around the hurling field, poor road surfaces within Ballycraggan and Kellys lane and thetreatment plant capacity.


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Approach roads to the village particularly the R493 and the L5006 are of poor quality and in need ofupgrading. We are seeking the inclusion of the upgrading of these roads in any improvement schemesdetailed in the County Development Plan.

Foul and Surface Water Treatment :

Consideration of the requirement for the new County Development Plan to ensure that development ofthe zoned lands does not take place until a program is in place for the foul and surface water where suchis to be provided by the local authority in any town or village or until a study is undertaken on the likelyenvironmental impact on Ground and surface water in the case of on-site treatment works within eachdevelopment, especially with regard to the National Heritage Areas which takes treated effluent . Takingaccount of the seriousness of these issues we would request that measure be include within the CountyDevelopment Plan to allow the local authority request the preparation of a Environmental Impact Reportto mitigate fears of the local community. The results of this report needs to be communicated with thelocal community, and should be a pre requisite to any development.

Within the Village of Puckane there is a serious issue relating to the disposal of storm water particularlywithin Ballycraggan. During times of heavy rains flooding occurs within the hurling field and withinBallycraggan estate itself. The extent of this flooding is documented and can be viewed from the

following link. http://www.youtube.com/user/puckanetipp#p/c/F6E137C099E9FEA1

We are seeking the inclusion of the upgrading of storm water infrastructure within the village in anyimprovement schemes detailed in the County Development Plan.

The Puckane Development Association have through the submissions to the Western Area Local AreaPlan & the Puckane Village design statement have brought these issues to the attention of NorthTipperary County Council and have sought on numerous occasions to have these issues addressed. ThePDA were also promised by there local representatives an on site meeting with North Tipp CountyCouncil staff with a view to addressing these issues. To date no attempt has been made by NorthTipperary County Council and no meeting has occurred with North Tipp County Council staff with a viewto addressing these issues.

The Puckane Development Association wish to thank you in advance of you time spent reviewing this

submission and look forward to working with North Tipperary County Council during the process of theadoption of the plan.

1More than 2,500 hectares of land is zoned for residential development, capable of accommodatingover 100,000 homes or nearly double the anticipated demand, not taking into account developmentthat may take place in smaller settlements with no zoned land and in the countryside."Draft guidelines on planning in midwest"http://www.irishtimes.com/newspaper/ireland/2009/1007/1224256099662.htmlWednesday, October 7, 2009

2Policy ECON 31: Small Industrial uses in Rural Villages

It is the policy of the Council to facilitate small scale light industrial development and rural enterprises inrural villages throughout the County on industrial, commercial and residentially zoned land, provided thatsuch development

3If we are to return to realistic development planning, some of this land will have to be dezoned,

and facing up to this has a part to play in deflating the bubble,John OConnor, Chairman of An Bord Pleannala, October 14th 2009Source: http://www.irishtimes.com/newspaper/ireland/2009/1015/1224256692981.html

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