Chapter 3
Delivering Homes and Communities
Main points
- We strongly support the vast majority of aims and objectives laid out in chapter 3 particularly the focus on compact growth and the 15-minutes City
- The quality of vision and execution of the draught chapter is to be commended
- We have suggested some slight modification/strengthening of some objectives to better support the provision of infill development.
We Strongly support the following objectives unchanged as they are in the current draft
Objective 3.1
Objective 3.2
Objective 3.5 (not withstanding our comments on chapter 11 standards referred to in the objective)
Objective 3.6
Objective 3.8
Objective 3.11
Objective 3.12
Objective 3.14
Objective 3.15
Objective 3.16
Objective 3.17
Objective 3.18
Objective 3.19
Objective 3.20
Objective 3.21
Objective 3.22
Objective 3.25
Objective 3.26
Objective 3.27
Objective 3.28
Objective 3.29
Objective 3.31
Objective 3.32
Objective 3.33
We support the following objectives and suggest the following modification/additions to strengthen their effectiveness in achieving the Strategic objectives laid out at the beginning of Chapter 2
Objective 3.3
New Housing Supply
We Strongly support the parts a, b, c, d, e, f & g of this objective unchanged as they are in the current draft.
We request the follow addition to strengthen its effectiveness
Existing text
Objective 3.3
New Housing Supply
Provision will be made for at least 17,118 new homes to be built in Cork over the Development Plan period. This will be achieved by:
a. Zoning sufficient lands for residential or a mix of residential and other uses to facilitate the delivery of housing;
b. Designating Transformational sites capable of delivering new homes;
c. Utilising the Cork City Capacity Study prepared as an input into this Plan to identify the development potential of sites capable of residential development;
d. Active land management utilising the provisions of the Derelict Sites Act 1990 and Urban Regeneration and Housing Act 2015;
e. Optimising the potential of brownfield sites (see Objective 3.4);
f. Actively encouraging the re-use of vacant space within existing buildings (especially built heritage assets and those in the City Centre) and vacant homes by utilising all instruments at Cork City Council’s disposal;
g. Ensuring that all new housing developments contribute to the creation and / or maintenance of successful neighbourhoods and are designed to the highest standards (see Chapter 11: Placemaking and Managing Development).
Suggested Strengthening
Objective 3.3
New Housing Supply
Provision will be made for at minimum of 17,118 new homes to be built in Cork over the Development Plan period. This will be achieved by:
a. Zoning sufficient lands for residential or a mix of residential and other uses to facilitate the delivery of housing;
b. Designating Transformational sites capable of delivering new homes;
c. Utilising the Cork City Capacity Study prepared as an input into this Plan to identify the development potential of sites capable of residential development;
d. Active land management utilising the provisions of the Derelict Sites Act 1990 and Urban Regeneration and Housing Act 2015;
e. Optimising the potential of brownfield sites (see Objective 3.4);
f. Actively encouraging the re-use of vacant space within existing buildings (especially built heritage assets and those in the City Centre) and vacant homes by utilising all instruments at Cork City Council’s disposal;
g. Ensuring that all new housing developments contribute to the creation and / or maintenance of successful neighbourhoods and are designed to the highest standards (see Chapter 11: Placemaking and Managing Development).
h. Actively encouraging the re-use of underutilised public and private space, such as parking areas and large gardens, in existing low-density suburbs for infill housing.
i. Actively encouraging the division of large residential sites in existing low-density suburbs into two or more small sites.
Objective 3.4
Compact Growth
We support in the strongest possible terms the objective of compact growth, all of the measures a to o which are part of this objective and acknowledge the substantial progress towards that objective in this draft.
However, given the already large footprint of Cork City, even if 100% of projected population growth was to occur within the existing footprint of the city the majority of Communities would still suffer from population densities far below that which constitute compact settlement or which allow a 15-minute city to be a reality. Therefore, it is vital to achieving the strategic objectives set out in chapter 1 that sufficient new housing development take place within the existing footprint to allow compact growth and the achievement of a 15 min city, any development outside the existing footprint delays this for existing communities. In this context we cannot support the 66% target for housing within in the existing footprint. While recognising the challenges of providing sufficient housing to meet the necessarily ambitious targets for home building and the significant problems associated with lack of supply, we request that this 66% target is revised substantially up, to ensure compact growth and the greatest possible number of existing communities are developed sufficiently to allow the 15-minute city to become a reality within those communities.
In particular we ask that measures are included to encourage and more ambitious targets are set for small scale infill in existing low density suburbs particularly old inner suburbs, one off houses in the suburbs where suburban houses on inappropriately large plots could have an extra dwelling built in the rear or to the side and where older suburban housing on large plots is to be demolished and redeveloped that there would be a presumption that planning would only be given for higher urban appropriate densities.
We cannot overemphasize how important it is that existing communities with no available undeveloped land are able host infill development in order to increase residential density to a level where a 15 min city is possible. With out this infill and subsequent increase in density the majority of existing suburban communities in the city will never be able to move away from car dependence and isolation so risk becoming the ghettos of the future where those unable to afford to move to “new” walkable communities will be also for saddled with higher transport costs, isolation and exclusion from opportunities and services.
Existing text
Objective 3.4
Compact Growth
Cork City Council will seek to ensure that at least 66% of all new homes will be provided within the existing footprint of Cork. Cork City Council will seek to ensure that at least 33% of all new homes will be provided within brownfield sites in Cork. Optimising the potential for housing delivery on all suitable and available brownfield sites will be achieved by:
a. Cork City Council acting as a development agency to kickstart regeneration of sites and buildings, utilising acquisition as required;
b. Progress housing and employment delivery in urban centres and strategic regeneration sites;
c. Active land management utilising the range of tools available (including the Derelict Sites Act 1990 and the Urban Regeneration and Housing Act 2015);
d. The redevelopment of surplus utility and public sector owned sites;
e. The development of small sites and the re-use of existing designated and undesignated built heritage assets on those sites;
f. The utilisation of planning and urban design tools to provide a framework for the development of sites (e.g. masterplanning, framework plans, neighbourhood strategies, historic area regeneration strategies, site specific briefs);
g. Optimising the use of land (see PO HSC3: Density of development, below);
h. Establishing ambitious and achievable buildout rates at the planning stage to help ensure that homes are built quickly and to reduce the likelihood of permissions being sought to sell land on at a higher value;
i. Influencing Government to update the legislative, guidance, fiscal and financial framework to the benefit of housing delivery on brownfield sites;
j. Combining its role as planning authority and housing authority to bring about residential development to meet demand and need;
k. Where new sustainable transport infrastructure is planned land use designations will be reviewed and updated, where appropriate to provide for housing or mixed use development (including housing);
l. Unlock the development potential of brownfield sites to be used as an evidence base and business case for intervention; and
m. Ensuring that all new housing developments contribute to the creation and / or maintenance of successful neighbourhoods.
n. Identify and promote the development potential of brownfield, small sites, regeneration areas and infrastructure packages to enable progress towards achieving compact growth targets.
o. Encourage the retrofitting and reuse of existing buildings, rather than their demolition and reconstruction
Suggested Strengthening
Objective 3.4
Compact Growth
Cork City Council will seek to ensure that at least 90% of all new homes will be provided within the existing footprint of Cork. Cork City Council will seek to ensure that at least 50% of all new homes will be provided within brownfield (including subdivision of existing suburban residential sites) sites in Cork. Optimising the potential for housing delivery on all suitable and available brownfield sites will be achieved by:
a. Cork City Council acting as a development agency to kickstart regeneration of sites and buildings, utilising acquisition as required;
b. Progress housing and employment delivery in urban centres and strategic regeneration sites;
c. Active land management utilising the range of tools available (including the Derelict Sites Act 1990 and the Urban Regeneration and Housing Act 2015);
d. The redevelopment of surplus utility and public sector owned sites;
e. The development of small sites and the re-use of existing designated and undesignated built heritage assets on those sites;
f. The utilisation of planning and urban design tools to provide a framework for the development of sites (e.g. masterplanning, framework plans, neighbourhood strategies, historic area regeneration strategies, site specific briefs);
g. Optimising the use of land (see PO HSC3: Density of development, below);
h. Establishing ambitious and achievable buildout rates at the planning stage to help ensure that homes are built quickly and to reduce the likelihood of permissions being sought to sell land on at a higher value;
i. Influencing Government to update the legislative, guidance, fiscal and financial framework to the benefit of housing delivery on brownfield sites;
j. Combining its role as planning authority and housing authority to bring about residential development to meet demand and need;
k. Where new sustainable transport infrastructure is planned land use designations will be reviewed and updated, where appropriate to provide for housing or mixed use development (including housing);
l. Unlock the development potential of brownfield sites to be used as an evidence base and business case for intervention; and
m. Ensuring that all new housing developments contribute to the creation and / or maintenance of successful neighbourhoods.
n. Identify and promote the development potential of brownfield, small sites, regeneration areas and infrastructure packages to enable progress towards achieving compact growth targets.
o. Encourage the retrofitting and reuse of existing buildings, rather than their demolition and reconstruction
p. Actively encouraging the re-use of underutilised public and private space, such as parking areas and large gardens, in existing low-density suburbs for infill housing.
q. Actively encouraging the division of large residential sites in existing low-density suburbs into two or more small sites.
Objective 3.9
Adaptation of Existing Homes Infill Development and Conversion of Upper Floors
This objective references NPO 34 (National Policy Objective 34 Support the provision of lifetime adaptable homes that can accommodate the changing needs of a household over time.) but appears to support both NPO 34 & NPO 35 (National Policy Objective 35 Increase residential density in settlements, through a range of measures including reductions in vacancy, re-use of existing buildings, infill development schemes, area or site-based regeneration and increased building heights.)
We strongly support NPO 34, NPO 35 as well as the intent of Objective 3.9 and suggest the following rewording for clarity and to full reflect both NPO 34 & NPO 35.
Existing text
Objective 3.9
Adaptation of Existing Homes Infill Development and Conversion of Upper Floors
Cork City Council will support and encourage the adaptation of existing homes consistent with NPO 34 of the NPF infill development and the conversion of upper floors in commercial areas in principle to ensure that homes small sites and vacant space are utilised for new housing supply whilst still ensuring high standards of residential amenity for existing adjoining homes.
Suggested Strengthening
Objective 3.9
Adaptation of Existing Homes Infill Development and Conversion of Upper Floors
Cork City Council will support and encourage the adaptation of existing homes and communities consistent with NPO 34 & NPO 35 of the NPF by:
a. Supporting and encouraging the adaptation of existing homes to reflect an aging population and changing communities
b. Supporting and encouraging infill development to ensure that homes small sites and vacant space are utilised for new housing supply whilst still ensuring high standards of residential amenity for existing adjoining homes.
c. Supporting and encouraging the conversion of upper floors in commercial areas in principle.
Objective 3.13
Rural Generated
Existing text
Objective 3.13
Rural Generated
Housing
a. To sustain and renew established rural communities, by facilitating those with a rural generated housing need to live within their rural community.
b. To discourage urban generated housing in the City Hinterland.
c. The City Hinterland is the area under strongest urban generated pressure for rural housing. Therefore, single rural housing applicants must satisfy Cork City Council that their proposal constitutes an exceptional rural generated housing need and satisfies all the requirements of this
Suggested Strengthening
Objective 3.13
Rural Generated
Housing
a. To sustain and renew established rural communities, by facilitating those with a rural generated housing need to live within their rural community.
b. To discourage urban generated housing in the City Hinterland.
c. The City Hinterland is the area under strongest urban generated pressure for rural housing. Therefore, single rural housing applicants must satisfy Cork City Council that their proposal constitutes an exceptional rural generated housing need and satisfies all the requirements of this Plan. Any application for the development of a single rural dwelling must set out a comprehensive and conclusive demonstrable economic or social need to live in a rural area, including demonstrating that the dwelling will prevent the need to commute to the location rather than result in commuting from the dwelling.
Objective 3.30
Social Inclusion
Existing text
Objective 3.30
Social Inclusion
a. To support policies, strategies and plans that address social inclusion.
b. To actively engage with all sectors of the community to encourage public participation;
c. To support economic development, urban regeneration, lifelong learning and the development of community facilities in more socially and economically disadvantaged parts of the City.
Suggested Strengthening
Objective 3.30
Social Inclusion
a. To support policies, strategies and plans that address social inclusion.
b. To actively engage with all sectors of the community to encourage public participation;
c. To support economic development, urban regeneration, lifelong learning and the development of community facilities in more socially and economically disadvantaged parts of the City.
d. To ensure that disadvantaged communities do not suffer from isolation, health, social and economic damage from car dependency and lack of access to public and active travel opportunities.
Objective 3.23
School Facilities
Existing text
Objective 3.23
School Facilities
a. To work closely with the Department of Education in planning for the delivery of new schools in-step with new housing development within the city.
b. To ensure that new school sites are made available in accordance with the requirements of the Department of Education.
c. To encourage the co-location of schools as part of education campuses and with other community uses to create community hubs. This could facilitate the sharing of halls, playing fields and courts where feasible.
Suggested Strengthening
Objective 3.23
School Facilities
a. To work closely with the Department of Education in planning for the delivery of new schools in-step with new housing development within the city.
b. To ensure that new school sites are made available in accordance with the requirements of the Department of Education.
c. To encourage the co-location of schools as part of education campuses and with other community uses to create community hubs. This could facilitate the sharing of halls, playing fields and courts where feasible.
d. To ensure that new school sites are safely and conveniently accessible via waking and cycling.
e. To encourage new school sites to minimises access via private cars.
d. To ensure that the vicinity of new school sites is free from traffic risk including a 30kph speed limit and other measure to reduce traffic.
Objective 3.24
Third-Level Education and Further Education
Existing text
Objective 3.24
Third-Level Education and Further Education
a. To support the ongoing development and provision of third level education, further education and lifelong learning in the City.
b. To work with the education providers to ensure their facilities can be upgraded and expanded to meet their requirements.
c. To work with the education providers in promoting and facilitating measures (such as the Higher Education Access Route and ACCESS+) which seek to extend education opportunities to representatives from socially and economically disadvantaged backgrounds.
d. To facilitate and promote synergies between education, industry and entrepreneurship with an emphasis on retaining talent in the City, facilitating the expansion of existing economic clusters and the establishment of new clusters, and increasing participation in the City’s labour force.
Suggested Strengthening
Objective 3.24
Third-Level Education and Further Education
a. To support the ongoing development and provision of third level education, further education and lifelong learning in the City.
b. To work with the education providers to ensure their facilities can be upgraded and expanded to meet their requirements.
c. To work with the education providers in promoting and facilitating measures (such as the Higher Education Access Route and ACCESS+) which seek to extend education opportunities to representatives from socially and economically disadvantaged backgrounds.
d. To facilitate and promote synergies between education, industry and entrepreneurship with an emphasis on retaining talent in the City, facilitating the expansion of existing economic clusters and the establishment of new clusters, and increasing participation in the City’s labour force.
e. To ensure that new educational developments are safely and conveniently accessible via waking and cycling.
f. To encourage new educational developments to minimises access via private cars.
g. To ensure that the vicinity of new educational developments is free from traffic risk including a 30kph speed limit and other measure to reduce traffic.
Objective 3.34
Safe and Secure City
Existing text
Objective 3.34
Safe and Secure City
a. To ensure a well-integrated urban form that provides a safe environment for all users by maximising visibility and surveillance, increasing pedestrian activity and maximising connections between areas.
b. To encourage buildings and spaces to be designed with safety and security in mind to avoid anti-social behaviour, reduce and prevent crime and create safe places for all.
c. To encourage the ongoing maintenance and upkeep of the public realm, keeping spaces free of graffiti and litter etc.
Suggested Strengthening
Objective 3.34
Safe and Secure City
a. To ensure a well-integrated urban form that provides a safe environment for all users by maximising visibility and surveillance, increasing pedestrian activity and maximising connections between areas.
b. To encourage buildings and spaces to be designed with safety and security in mind to avoid anti-social behaviour, reduce and prevent crime and create safe places for all.
c. To encourage the ongoing maintenance and upkeep of the public realm, keeping spaces free of graffiti and litter etc.
d. To ensure all ages and all abilities can safely walk, cycle, socialise and play on the city’s streets without fear of traffic or harassment from drivers.