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This Development Plan sets out the Councils’ proposals for the development and use of land within Thurles Town and Environs from 2009-2015 and beyond. The Development Plan will be used to;

· guide the day to day activities of the Councils in terms of service provision;

· provide a policy framework for development over the life of the Plan and beyond; and

· provide guidelines in relation to the policy objectives and development management standards of the Planning Authorities.

1.0 Vision Statement

This Plan envisages Thurles as a vibrant, self-sustained town, driven by the high quality of life and educated workforce. It will also be a magnet for a number of diverse industries. The commercial core of the town will be as vibrant as ever offering a wide range of foods, clothes, and services. To achieve this, a balanced, sustainable approach to the development of the town will include the following:

· Sustainability: To provide and accommodate the social, cultural and economic development of the town without compromising such aims for future generations.

· Competitiveness: To promote Thurles as a strategic location for industry and commercial enterprises as a town close to the N8 National Primary route and on the Dublin to Cork rail corridor.

· Quality of Life: To promote social and cultural amenities and encourage the development of a vibrant community spirit.

· Quality of environment: To protect and promote areas of quality natural and/or built environment through education and investment.

· Social Inclusion: To seek to redress social inequalities and social polarisation, and engage the public at all possible times to seek consensus on planning for the future.

1.1 Composition of the Plan

The Legal Basis for this Plan is that it has been prepared in accordance with the requirements of Planning and Development Act 2000, as amended, and the Planning and Development Regulations 2001, as amended, inclusive and replaces the Thurles Town & Environs Development Plan, 2003-2008.

The Plan consists of a written statement and maps. The written statement contains the following sections;

· Introduction

· Review, Policies and Objectives

· Development management

· Appendices and Maps

The maps give a graphic representation of the proposals of the Plan, indicating land-use zoning, conservation designations and other control standards together with various objectives of the Councils. They do not purport to be accurate survey maps, and should any conflict arise between the maps and the statement, the statement shall prevail.

1.2 Relationship with other Plans

In preparing the Plan, the Planning Authorities have had regard to the policies and objectives set out in the North Tipperary County Development Plan 2004 as varied. Policies contained in the development plans for the neighbouring towns of Nenagh and Templemore and the Local Area Plan for Roscrea were also taken into account. A number of other statutory and non-statutory planning initiatives also have a bearing on this review, including:

· Water Framework Directive 2000;

· The National Spatial Strategy (NSS) 2002;

· The National Development Plan 2007-13;

· National Climate Change Strategy 2007;

· National Inventory of Architectural Heritage 2007;

· Atlantic Gateway Initiative 2008;

· Mid West Region – Regional Strategy and Regional Planning Guidelines 2004;

· Waste Management Plan for the Midlands Region 2000 and The Replacement Waste Management Plan for the Midlands Region 2005 – 2010;

· North Tipperary Economic, Social and Cultural Strategy, 2002-2012;

· North Tipperary County Housing Strategy;

· North Tipperary County Retail Strategy.

1.2.1 Aim of the Plan

This Plan differs from previous plans in that it adopts a more proactive approach to the future development of Thurles.

The Plan aims to improve the physical appearance of the town’s built environment by the identification of opportunity and derelict sites. This measure coupled with development briefs attempts to market the development potential of Thurles to prospective property developers and to streamline the renewal process thereof.

The Plan endeavours to facilitate development by the application of a zoning regime through master plan areas. Masterplan zoning is applied to key sites that are of strategic importance for the development of the town. Development within the remaining lands shall be allowed where appropriate to the zoning in the area and consistent with the overall policy objectives of the Development Plan.

1.3 Plan Boundary

The majority of the Plan is within Thurles Town administration area but the remainder is within the County administration area. For the purposes of this Development Plan, Thurles and environs shall be taken as the area shown by the blue line of the attached Zoning and Objectives Maps and the Thurles Town Boundary is outlined in Red. The County Development Plan as varied provides policy guidance for a wider area as set out in Policy HSG.8 ‘Pressure Areas’ and identified in the County Designations Map as per Variation No. 2 to the County Development Plan 2004 adopted by the County Council October 2006.

1.4 Locational Context of the Town

Located in the heart of County Tipperary, Thurles is a thriving commercial and business centre. It is the second largest town in North Tipperary and enjoys a strategic position in the south of Ireland. Thurles has a population of 7,682 people (CSO Census 2006), which represents 11.6% of North Tipperary’s population of 66,023 (CSO Census 2006).

Set between the valley of the River Suir and bounded by the Silvermines to the northwest and the Slievardagh hills to the Southeast, the area around Thurles is rich and varied in scenery and outline. This heritage town is steeped in history and culture. In addition, quality shopping and housing, excellent restaurants, highly acclaimed schools and colleges and a wide selection of amenities all add up to make Thurles a pleasant and enjoyable environment in which to live, work and relax.

The National Spatial Strategy 2002 – 2020 states that towns such as Thurles need appropriate policies and actions to support their roles as drivers of development at the county level. Examples include policies or actions to achieve good urban design and environmental quality, water services and effective linkage to the gateways in the region. The Mid-West Region Regional Strategy and Regional Planning Guidelines 2004 classifies Thurles within Zone 6, an area well served with a train service and, as a result, is experiencing a certain amount of commuter-based development.

1.5 Historical Context

The many castles and monastic settlements, which surround Thurles, bear lasting evidence to the area's rich and colourful history. The town itself owes its development to the Norman Butlers and particularly to James, who was created Earl of Ormond by Edward III in 1328. Two of the original family fortresses still remain in Thurles today.

The ancient Irish name for this famous town is "Dúrlas Éile Ui Fhógartaigh". Dúrlas, anglicised to Thurles, means fort, while Eile refers to the ancient territory in which the town is located.

In 1328, James, the 1st Earl, having received grants of lands in Tipperary and Kilkenny, built a castle in the town, along with a Carmelite monastery. In 1453 the two castles that still survive in the town, Black and Bridge castles, were built by MacRichard Butler.

Thurles, and more specifically Hayes' Hotel in the Square, is synonymous with Ireland's greatest and largest sporting and cultural organisation, the Gaelic Athletic Association, founded in the town in 1884. In the years since the county has prided itself on the fact that it is known as "The Home of Hurling", and Semple Stadium's Munster Hurling Finals are beloved by many as special, unique and almost spiritual occasions[1].

Thurles is a strong education centre with a long history. There are numerous schools in Thurles. The Ursuline Convent was founded in 1737, the Presentation Convent in 1817, the CBS in 1818, St. Patrick's College in 1837, the Pallottine College in 1907 and Thurles Vocational School in 1928. A third-level college, the Tipperary Institute (formerly TRBDI), was established in 1998. A new arts centre & library, the Source, was completed in 2006.

1.6 Community Context

Today, there is a strong community commitment to economic and social development within Thurles. This is evident in the widespread support for clubs such as the GAA, soccer, basketball, squash, anglers, rugby and swimming clubs. The town has a Drama Group and Thurles Musical Society (T.M.S.).

The town also provides a number of support groups such as Accord, Community Social Services, Tipperary Regional Youth Service and Foróige.

1.7 The Plan as a Sustainable Strategy

Sustainable Development is defined as “development that meets the needs of the present without compromising the ability of future generations to meet their needs” [2].

Protection of the built and natural environment is a fundamental element of sustainability. However, the concept is much broader than this, recognising that the quality of life for present and future generations is dependent on the long-term health and integrity of the environment. The need to strike a balance between development and conservation is at the heart of sustainability.

Agenda 21 calls upon local authorities worldwide to draw-up “Local Agenda 21’s” to promote sustainability at local level. They are intended to translate sustainable development principles and objectives into practical local action. The Agenda 21 principles are very much at the heart of this Development Plan.

1.8 National Strategy for Sustainable Development

In 1997 the Government published the National Strategy for Sustainable Development. The strategy provides the framework for the achievement of sustainability at the local level. It calls on planning departments to incorporate the principles of sustainable development into their Development Plans and to ensure that planning policies support its achievement.

The strategy highlights the need for planning authorities to take a strategic view of settlement patterns, avoiding development that results in the inefficient use of land.

The problems associated with urban sprawl are highlighted in the strategy, as is the need to protect the quality and the character of the countryside. It contends that the growing demand for one-off houses in the countryside for people working in towns is generally unsustainable, and recommends a presumption against urban-generated one-off rural houses and promotes higher residential densities in towns, particularly on derelict or rundown sites in town centres.

1.9 “Think Global – Act Local”

Land-use policies and controls are central to the achievement of sustainability. The Development Plan, as the Councils’ principal policy statement on land-use, will provide the land-use basis for the Councils’ ‘Local Agenda 21’.

The following objectives have been identified and the policies, guidelines and proposals in the Plan have been designed to facilitate their achievement:

· minimise the consumption of natural non-renewable resources, including land;

· preserve the quality of the landscape, open space, architectural and cultural heritage and material assets;

· protect the integrity of the built environment from damage caused by insensitive development proposals; and

· promote the involvement of the local community in decision making on environmental sustainability issues.

While the achievement of these objectives will involve all areas of the Councils’ activities, in land-use terms they are reflected in the Development Plan by the adoption of policies and proposals which:

· promote the active involvement of the community through the provision of information, public consultation and joint partnerships;

· permit a mix of land uses under each zoning objective (compatible with protecting amenities), to help to reduce the need to travel;

· promote a more compact urban form, particularly higher residential densities close to the town centre;

· promote the re-use of urban derelict land and buildings;

· promote the use of walking and cycling and reduce the reliance on the private car;

· strictly reduce the further expansion of suburbs into rural and high amenity areas;

· strictly control one-off houses in the countryside;

· ensure the protection of flora, fauna, quality landscapes and the promotion of bio-diversity;

· promote community health;

· ensure the provision of high quality public water supply and drainage systems; and

· promote waste prevention, reduction, recycling and re-use.

Sustainable development is a long term strategy, and this Plan represents a step towards the achievement of this aim, which will be supported by the preparation and implementation of a Local Agenda 21. The key objectives of the Plan are identified in the following chapters.

1.10 Environmental Assessment

In accordance with the Planning and Development (Strategic Environmental Assessment) Regulations 2004, the Councils examined the nature of the Draft Thurles and Environs Development Plan 2009-2015 in order to assess if a Strategic Environmental Assessment/ Appropriate Assessment (SEA /AA) was required in the first instance (Screening Process). The Councils determined in consultation with the designated Environmental Agencies that a Strategic Environmental Assessment/ Appropriate Assessment were not required due to the level of Thurles’ archaeology and architecture and the location of Thurles some 3km upstream of the River Suir SAC, the Councils determined that the implementation of the Draft Thurles and Environs Development Plan 2009-2015 would not be likely to have significant effects on the environment. SEA is not mandatory for this development plan as the existing and predicted population for the area is less than the threshold of 10,000 people as outlined in the Regulations.

2.1 Introduction

Whilst the national population has risen consistently in recent years due to net in-migration associated with economic buoyancy, Thurles exhibits a rather different trend in recent times.

Analysis of comparable urban centres serving a rural hinterland indicates that Thurles had experienced population growth under par with the other urban centres in the county and recently fallen to second largest town in North Tipperary.

The Census of Population carried out in April 2006 indicated that the population of Thurles Town is 6,831. Thurles is now the second largest town in North Tipperary. This is in opposite to the situation in 2002, where Thurles was the largest town, seconded by Nenagh. The Thurles Town, as defined by the Census of Population, had a population of 6,852 in 2002 which decreased to 6,831 in 2006. The rural DED had a population of 2,142 in 2006 - an increase from 1,858 in 2002. The population of the town has increased from 6,687 in 1991 to 6,831 in 2006. This amounts to an overall 2% increase in its population between 1991 and 2006 as indicated in Table 2.1.

Table 2.1: Population change in Thurles Town between 1991 and 2006.
	Thurles Town	% Change
1991	6687	-
1996	6603	-1.3
2002	6852	3.8
2006	6831	-0.3
Source: CSO
Table 2.2: Population change in Thurles Rural DED between 1991 and 2006.
	Thurles Rural DED	% Change
1991	1,481	-
1996	1,582	6.8
2002	1,858	17.4
2006	2,142	15.3
Note: the environs area is defined as the Thurles rural DED area

Source: CSO

The population of the environs has increased at a rate of 44.6% since the Census in 1991. This is significantly greater than the 2.2% increase in population within the Town Council area.

2.2 Population Structure

The population of Thurles town is characterised by an ageing population structure. The proportion of population in the age cohorts 22-44, 45-64 and 65 years and over has increased by 379 from total of 4,784 in 2002 to 5,163 in 2006.

Source: CSO	2002	2006
Age Group	No. of persons	No. of persons
0-14	1,513	1,463
15-24	1,128	1,055
25-44	2,074	2,275
45-64	1,579	1,746
65 and over	1,131	1,142
Total	7,425	7,682

In the period 2002-2006 the decline in the age cohorts 0-14 has been 3.5%. Some losses have also occurred among the 15-24 age groups currently at 6.5%.

Out-migration is more prevalent among females than males within the 15-24 age cohorts, reflecting differential employment/college opportunities amongst other things.

The proportion of elderly persons (65+) is currently 14.8% which is 3.8% points above the national average. The demographic profile indicates a small decline in the economically active population and a corresponding increase in the proportion of elderly dependants. This changing population structure has implications for service provision in terms of educational, social, health and recreational facilities.

2.3 Population Projections

The task of accurate population projections is onerous given the interplay of numerous factors of uncertainty. The projected population will be influenced by variable fertility rates and the extent of migration which is in turn dependant upon the economic welfare. The recent trend indicates that the population of the area is stagnant due in part to falling fertility rates and high levels of out-migration, but also to development restrictions caused by infrastructural deficits and low levels of economic activity. A smaller ageing population would, if left unchecked, consequently impact adversely upon the attractiveness of Thurles as a settlement and service centre.

In order to redress the trends towards an ageing population with overall stagnant population growth the following options are presented:

Option 1: do nothing and is outlined above as current trends – This will inevitably lead to a further decline in the services of the town and an increase in the average age of the population of the town;

Option 2: Promote the town and rural area equally;

Option 3: Promote the town through residential/industrial/commercial/heritage development – Due to its locational advantage, architectural heritage and human and technical resources, this was seen as the most sustainable option. Furthermore the hinterland of the town should be restricted to that which is required to serve local need. Such an approach would serve to encourage the younger migrant population to live in Thurles rather than Limerick, Nenagh, Templemore or Roscrea and to take up employment to remain living in the town. This would offset the losses of younger population who move away from the area for education or employment purposes.

In order to ensure that Thurles expands at a rate comparable to other urban centres in the county over the period 2009-2015, the following will need to take place:

1. The expansion of the third level educational facilities and the introduction of an employment activity that attracts in-migration, e.g. a government department, a high-tech industry, etc.

2. Successful promotion of the town as a commuter centre for Limerick, Dublin, Cork, Kilkenny, Nenagh, Templemore, Roscrea and the surrounding hinterland;

3. Introduction of a settlement strategy that strengthens the town as a growth centre by restricting the growth in urban-generated one-off houses in the hinterland and hasten the completion of attractive urban/suburban housing within the town.

4. Develop services in the town e.g. shopping, offices, etc.

5. Make Thurles a more attractive place to visit and shop in.

According to the recent Mid-West Regional Authority population projections, the population of Thurles town may increase to 8509 by the year 2020, and similarly to 9583 for Thurles town and environs.

Table 2.3 Population Projections (Source: Mid-West Regional Authority)
Year	North Tipperary	Thurles & Environs	Thurles Town
2006	66,023	7,682	6,831
2011	71,644	8,310	7,379
2016	78,031	9,051	8,037
2020	82,615	9,583	8,509

2.4 Socio-Economic Trends - Household Numbers & Headship Rates

The headship rate or the number of persons per household has declined, conforming to the national trend of smaller household sizes of 2.8 persons per household. Thus, despite a minor population decrease in the urban area of 0.3% in the period 2002-2006, the number of households has increased. Headship rates have declined to the same extent in the urban and rural districts, however the growth in households is more pronounced in the rural area, which may be attributed to the demand for urban generated housing in rural areas. Declining headship rates, coupled with an increased demand for living in the countryside will undoubtedly impact adversely upon the rural landscape. Headship is determined primarily by income and with economic growth, continued household fission of resident population is likely.

2.5 Socio-Economic Structure - Community Base

Despite strong local involvement in local regeneration, Thurles has not experienced the growth that many other towns are currently experiencing. There is a continued level of underlying poverty in Thurles that has lead to the risk of social exclusion. Table 2.4 demonstrates the groups within Thurles that are at risk of social exclusion and disadvantage.

Table 2.4: Disadvantaged Groups in Thurles - Source: CSO

One Parent Families

Public Authority rented Housing

Housing Waiting List – Urban (Rural)

People with a disability

Elderly at Risk

Travelling Families in Thurles Town –

Urban (Rural)

Such indicators highlight those at risk in the town and reflect the fact that Thurles is performing slightly below the national average.

2.6 Education

There are 8 schools in Thurles - 4 primary schools & 4 secondary schools.

· Scoil Angela Ursuline Primary (300)

· Scoil Aibhe (223)

· Scoil Bhride (199)

· Scoil Na Toirbhirte (247)

· Garim Scoil Mhuire

· Ursuline Convent Secondary (702)

· Thurles Vocational School (361)

· Presentation Secondary School (443)

· CBS Thurles (448)

Source: www.schooldays.ie

In addition to the above the following also provide courses at various levels:

· the Tipperary Institute College have many third level courses available at the college,

· St Patrick’s College provides a degree course with plans for additional courses in the future,

· North Tipp VEC.

The Planning Authority will have regard to ‘The Provision of Schools and the Planning System. A Code of Practice Planning Authorities’ Department of Education, Science and DoEHLG (2008).

Table 2.5 outlines the educational status of the workforce of Thurles which demonstrates that those educated to beyond upper second level within the workforce is below the national average (third level included). These figures do not, however, demonstrate the overall level of attainment of the town’s population in that over 65% of young people progress onto third level education. A significant number of this group will not return to work in the Development Plan area because of the lack of suitable employment.

Table 2.5: Educational Status of the Labour Force for Thurles Vs National Average
Educational Status	Thurles %	Ireland %
Primary (incl. no formal education)	17.4	8.73
Lower secondary	23.5	18.26
Upper secondary	27.7	29.22
Third level - Non-Degree	7.0	11.87
Third Level - Degree or higher	9.5	21.83
Not stated	1.8	3.19
Total whose full-time education not ceased	13.0	6.90
Total	100.0	100.0

Source: CSO

Tipperary Institute

Tipperary Institute

In the fast changing world of information technology it is possible that many of these migrants may be in encouraged to return to the Thurles area, as entrepreneurs or employees of outsourced units, operating businesses that are not location dependent.

Specific Education Objective:

E.1 To provide zoned lands adequate to provide for the expansion of existing schools and to provide for a new school as part of new development in master plan areas.

E.2 To facilitate enterprise and employment, and to co-operate with other agencies including the private sector in order to provide employment opportunities, particularly those which encourage in-migration of a young educated population.

E.3 The Council will support the promotion and upgrading of educational facilities in Thurles as a means of attracting new residential development and support services/employment and will facilitate linkages between these facilities and third level institutions such as the Tipperary Institute, W.I.T. (University of the South East), and other National Universities, etc.

2.7 Unemployment

In December 1990, there were 1,576 people on the live register in Thurles and the most recent data available, which is for May 2008, shows that the figure has decreased by a significant 311 to 1,265. Table 2.6 shows that the numbers of unemployed between 1990 and May 2007 had fallen by some 632. This has altered in the subsequent year with an increase to 1,265.

Table 2.6: Live Register data from Thurles Local Office (Source: CSO)
Date	All Persons	Male	Female
Dec 1990	1,576	1,169	407
Dec 1995	1,724	1201	523
Dec 2000	937	541	396
Dec 2005	979	566	413
Dec 2006	1,004	591	413
May 2007	944	-	-
May 2008	1,265	770	495

Table 2.7 Actual Number on the Live Register May 2008 (Source: Department of Social, Community and Family Affairs)
Registering Office	All Persons	Male	Female
Nenagh	1,089	611	478
Roscrea	568	341	227
Thurles	1,265	770	495
Total	2,922	1,722	1,200
Percentage %	100	59	41

2.8 Conclusion

In light of the above analysis the following key issues have been identified:

a) requirement for a population injection into the Thurles Area;

b) requirement for an increase in private housing within the town;

c) requirement for an increase in employment activity;

d) need to investigate ways of attracting emigrants, particularly educated youth, back to the area;

e) to maintain and enhance the existing strong community spirit through social inclusion;

f) further education improvements;

g) improvements for disadvantaged groups.

The town and environs of Thurles, however, will be influenced by the social, economic and environmental trends of the wider county and therefore should recognise the county dimension and the importance of integrating this Development Plan with the County Development Plan.

The strategy of the Plan, therefore, has three fundamental elements:

1. To provide for the future well being of the residents of the Town by;

· Facilitating employment opportunities in all sectors including tourism,

· Protecting the quality of the built and natural environments,

· Providing the necessary infrastructural and community services.

· Provide a strategy for the long term development of the town.

2. To ensure the adequate supply of zoned lands to meet anticipated needs.

3. To promote the achievement of sustainable development.

There are a number of agencies whose decisions and activities have an influence on the town, such as those concerned with:

· Education

· Enterprise and employment

· Historic Conservation

· Social Inclusion

· Tourism

· Transport, communication and energy

In addition to the above, operational decisions by financial institutions can have a significant impact on the functioning of the property market. This Development Plan seeks to set the direction of the future of Thurles and its environs within the current statutory planning process. It also attempts to influence the decision of other agencies whose actions have an influence on the future of the town.

Strategic Policy 1: To seek an increase in the residential provision within the town by encouraging private housing developments and restrict the migration of households from the town to the rural hinterland.

Strategic Policy 2: To improve the overall attractiveness of the town as place to invest in commercial, industrial and residential development.

Strategic Policy 3: To enhance the role of the railway station in the town as an engine to drive future development.

Strategic Policy 4: To ensure that all development in the town centre protects and enhances the 19^th century character and appearance of the town centre.

Strategic Policy 5: To seek the provision of an enhanced physical, economic, educational, cultural and social environment in order to reduce the percentage of population which are disadvantaged, marginalised or at risk.

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3.1 Introduction

The settlement structure for Thurles was set out in Chapter 2. This Chapter will address the Council’s housing policy towards the achievement of the settlement strategy and should be read in conjunction with the North Tipperary County Housing Strategy.

It is anticipated that some of the social housing requirement can be achieved through Part V of the Planning and Development Act, 2000. To this end a total of 620 ha have been identified as within the Plan boundary wherein land is zoned for a number of uses including housing and a mixture of residential and other uses.

3.2 Settlement Strategy

The housing policies set in this chapter are based on the following key principles:

· Balanced neighbourhoods through a range of housing types.

· High quality living environment.

· Efficiency of infrastructure provision and investment returns.

· Close by amenities and open space areas.

· Adequate community facilities.

· Adequate nearby services and facilities.

A central function of this Plan is to ensure that new residential development presents a high quality living environment for its residents, both in terms of the individual dwelling units and in terms of the overall layout and appearance of the scheme. The design and layout of new residential areas shall provide high quality houses in the form of neighbourhoods, which provide a range of social functions and facilities, including a hierarchy of open spaces for a range of age groups.

The neighbourhood concept is based on the principle that people should be able to find many of the requirements for daily living within easy reach of their home. It ensures that new housing and service provision, in the form of schools, shops, community and recreation facilities, are mutually supportive and provide for sustainable and pleasant living environments.

We envisage that the development of Thurles should be a move away from the form of development which has occurred in many areas until now, providing only soulless housing estates with no respect for their surrounds and no integration with the area within which they are developed. The development of the town would provide an opportunity for a unique type of housing which will set the highest standards for development yet will provide accommodation for those requiring larger houses in a rural setting as well as affordable dwellings and houses for social use all integrated throughout the development.

These would be based on the principles of “new urbanism” which aim to foster a better quality of life and engender a sense of civic pride within development.

These principles can be summarised as follows:

Place: Design that respects history, geology, and its natural landscape and encourages individual character of a development and a sense of belonging of development to a place. It discourages soulless, anonymous development.

Public Space: A recognition that the design of public areas including ‘Street Furniture’, signage, and lighting, is as important as the design of private spaces, and should be designed as part of a harmonious whole.

Permeability: Urban design in which blocks of buildings are fully permeated by an interconnected street network. This allows for ease of access and a greater spread of traffic movement and effectively discourages inefficient movement and an oppressive sense of impenetratibility.

Hierarchy: A clear and legible ordering system which recognises a hierarchy between different types of buildings or roads and their individual parts in relation to the whole.

Longevity: Design that creates streets and buildings that will cope with a variety of uses during their lifetime.

Scale: Towns and buildings which, whatever their size, relate to human proportions. A relationship between people & their built environment is encouraged whilst a feeling of being overwhelmed and alienated is discouraged.

Enclosure: Design which establishes clear distinction between town and country, public and private space, thus encouraging appropriate activities within each where public areas are suitably supervised by design. This encourages safe environments and the full and appropriate use of available space whilst discouraging wasteland and degraded no-go areas.

Decoration: Design that encourages visual identity and interest, as well as fine craftsmanship and discourages functional anonymity.

Community: Meeting people’s needs, desires and aspirations, and engender civic pride and a sense of community. A proactive, holistic approach to planning is thereby encouraged whilst a reactive, piecemeal approach to planning and a compromised result is actively discouraged.

The above principles combine to achieve a place which is sustainable, attractive, safe and harmonious to live in.

In Ireland, Ballymun in Dublin and the ‘Eco Village’ in Cloughjordan both adhere to these principals. An example of development based on these principles of new urbanism is Poundbury, an urban extension to Dorchester in the South of England. In the United States the town of Seaside, Florida is another example.

3.3 Housing Policies

The County Housing Strategy encourages development in towns that are considered to possess the capability to absorb further development as well as providing for local rural housing need, while retaining the character of those settlements. Even if the population of Thurles were to remain static, there would be a demand for additional houses. This will require the provision of a wide range of housing units to provide for all sectors of society.

It is important that all housing developments should take place within the designated areas on the land use zoning map. This will allow the Councils to monitor and facilitate the development of the town in a planned, sustainable manner. The Councils will need to improve all aspects of infrastructure in order to accommodate the current housing commitments. In considering applications for further development of housing, the Councils will consider the impact the proposal will have on current and planned services and infrastructure.

The above is an example of common house design. There is no sense of identity or place in this development.

The above layout offers streetscape, distinctive character, variety of house types, good quality open space and provides a blue print for future neighbourhood development in Thurles.

3.3.1 Neighbourhoods

Policy HSG 1: New Estate Housing

It is the policy of the Councils to provide new housing on land zoned for residential development or for a mixture of residential and other uses based on the neighbourhood concept, as follows:

a) to provide high quality residential layouts that are traffic calmed by design, provide sequencing of streetscape and open spaces and conform to Residential Housing Guidelines;

b) to ensure the provision of a wide range of house types and sizes to meet the needs of different sections of the population;

c) to conform with the DoEHLG ‘Density Guidelines for Planning Authorities’ (draft), 2008.

d) to provide suitable and supervised amenity areas for children, teenagers and adults.

New residential development will need to provide a high quality living environment for all residents, both in terms of the standard of individual units and the overall layout and appearance. The Councils will assess such proposals in accordance with the Residential Density – Guidelines for Planning Authorities (1999), Sustainable Urban Housing: Design Standards for New Apartments, Guidelines for Planning Authorities (2007), Density Guidelines for Planning Authorities’ (draft 2008), Traffic Management Guidelines and the criteria set out in Chapter 8 - Development management in the Plan.

3.3.2 Infill Housing

In addition to the above-zoned lands for residential development, the Councils will consider applications for small-unidentified sites in the town. These may include redevelopment sites, conversions and infill development. Such sites in the past have largely been less than 1 hectare, but can contribute to townscape improvement, adding to the vitality of the area and providing much needed housing units.

Infill development, if appropriate to the surrounding streetscape is a novel and effective way to provide residential units within a built environment. There has been very little infill development within Thurles. In order to prevent the further sprawl of the town an effort must be made to increase infill development, including the development of the "opportunity sites" provided in this plan.

Policy HSG 2: Infill Housing Development

It is the policy of the Council to have regard to the urban form and the suitability of infill sites proposed for development and to have regard to the impact of such development on the surrounding built and natural environment. The scale, plot ratio and impact on adjoining properties will be assessed against the guidelines set out in Chapter 8, the Residential Density Guidelines for Planning Authorities 1999 (DoEHLG) and Sustainable Urban Housing: Design Standards for New Apartments, Guidelines for Planning Authorities 2007 (DoEHLG), Density Guidelines for Planning Authorities’ (draft 2008), Traffic Management Guidelines.

3.3.3 Urban Density

One of the main objectives designed to facilitate sustainable development is the promotion of a more compact urban form. The density of a proposed development will largely depend on the following:

· proximity to the town centre;

· impact on the surrounding area;

· efficient use of the site, and

· capacity of public utilities to service the site.

The above is an example of well designed, high density dwellings.

Policy HSG 3: Urban Densities

It is the policy of the Councils to encourage a range of densities and housing types having regard to the neighbouring developments, the urban form of the town and the objectives of sustainable development.

3.3.4 Low Density

The provision of housing for Thurles will be made in accordance with the demographic trend requirements. Housing developments within the development plan boundary will be encouraged to maximise utility of public services. Accompanying this measure, the promotion of the use of neglected, underdeveloped and derelict land within the inner urban area will be encouraged.

The Councils will apply the recommended densities guidelines contained in the Residential Density – Guidelines for Planning Authorities (DoEHLG, 1999). Plot ratios will be influenced by general planning standards and Section 5.2 of Residential Density – Guidelines for Planning Authorities (DoEHLG, 1999). Density Guidelines for Planning Authorities’ (draft 2008), Traffic Management Guidelines.

Policy HSG 4: Low Density Housing

It is the policy of the Councils to designate specific areas for low-density housing in accordance with the guidelines set out in Chapter 8. These areas include lands:

1. Lands west of Horse & Jockey Road

2. Lands south of Nenagh Road

3. Lands north of Nenagh Road

4. Lands west of Templemore Road

5. Lands south of Laghtagalla Road

In other areas zoned for new housing the Councils will require that a % of low density housing will be integrated into the overall development lands in order to supply a mix of housing types for the people of Thurles.

3.3.5 Serviced Sites

The Councils will seek the provision of executive style housing and serviced sites in order to facilitate a viable alternative for “one off” rural dwellings. Low density housing may include serviced sites, Arcadian style layouts, large plot sizes, executive style housing where a maximum density of 6-8 units per acre will be permitted.

Notwithstanding the standards set out by the DOEHLG, the Councils consider that there is a need to provide land for low-density residential use which will provide an appropriate alternative for the development of individual dwellings in rural areas. Such land will be provided for both housing schemes and serviced sites throughout the town and as part of master plan areas.

3.3.6 Building Energy Performance Directive 2002/91/EC

In order to reduce CO₂ emissions, of which half derives from energy use in buildings, the EU adopted the Building Energy Performance Directive 2002/91/EC on the 16th December 2002. This directive will apply to almost all buildings, residential and non-residential, both new and existing and will impact on all property transactions during the lifetime of the plan.

The directive includes the mandatory provision of energy certificates or labels to prospective buyers or tenants that will supply the energy proficiency of the building. It is envisaged that this Directive will have a significant impact on the energy efficiency of Irish buildings, in particular residential dwellings, of which over 100,000 sale or rental transactions per year will be affected.

Policy HSG 5: Energy efficiency

It is the policy of the Councils to enforce the minimum standards of energy efficiency as set out in the Building Energy Performance Directive 2002/91/EC for all development.

3.4 Master Plans

Where development is proposed on identified Master Plan lands the Councils will require the development to take place on a phased basis, the details of which should be identified in the Master Plan. The master plan shall identify all lands, proposed uses and proposed access points. The master plan shall be prepared for lands as outlined, to ensure that they are developed in a coherent manner.

Residential development shall be subject to overall master plan for the site, and shall comprise of low density and a mixture of housing types, to include serviced sites and sheltered housing. A high degree of permeability throughout the site must be provided and a streetscape form shall be used.

The Councils require that a masterplan area be considered as a whole and subject to an overall plan to indicate linkages, access, proposed amenity and proposed services and facilities. Details of amenities and linkages both vehicular and pedestrian must also be set out along with a detailed tree preservation scheme.

The development of the Master Plan lands shall incorporate a mix of dwelling types and appropriate densities and a new focal neighbourhood centre providing retail, community and other facilities. Adequate buffers in the form of substantial tree planting/landscaping shall be provided between new development and the rail line, where applicable.

The Council will seek the preparation of a Master Plan prior to the submission of any planning application.

Section 3.4(i) – Neighbourhood Centres

Given the extent of residential zoned land within the Master Plan Areas, it will be important to provide for the necessary ancillary services to meet the needs of this new residential community. In this regard, a focal point of each Master Plan Area should be a new neighbourhood centre.

In principle, the appropriate uses at neighbourhood centres are as follows: General stores, food stores, newsagents, dental/medical centres, crèche or childcare facilities. However, it is important to have further consideration for issues relating to urban design and scale before such uses gain approval.

In order to preserve the local nature of the designated neighbourhood centres, a size threshold of 1,200square meters should normally be applied to a large unit or a total of 1,500square meters to the whole centre with one anchor of minimum 1,000 sq.m. Beyond these limits on retail unit sizes, shops are unlikely to serve a purely local market and thus would be more suitably located within the town centre or on the edge of the town centre if no central sites are available.

Policy HSG 6: Master Plans

It is the policy of the Councils to require the preparation of master plans for land at

1) Gortataggart;

2) Monacocka;

3) Garryvicleheen; and

4) Commons

For residential development, a mixture of residential development and other uses development. Development shall not be permitted within the master plan areas until an agreed master plan has been prepared by the landowner/developer and agreed by the Planning Authorities. The master plans will include provision for:

a) Conformity to the guidelines set out below;

b) the establishment of building design and urban design guidelines;

c) a mix of land-uses and appropriate facilities necessary to support the development;

d) priority of movement and accessibility throughout the development and connecting with adjoining urban areas, particularly for pedestrians and cyclists;

e) satisfactory mix of housing types and sizes, including affordable housing in accordance with Policy HSG 6.

f) Low density development and serviced sites shall account for a minimum of 20% of the land developed for housing as set out in Policy HSG 4.

The master plans shall be prepared to accord with the policy objectives contained in the Development Plan, the Councils guidance in respect of residential layouts and Government Guidelines.

3.4.1 Master Plan 1 – Gortataggart

General: These lands have an area of 7hectares and are located directly east of railway line. The lands are bounded by the N62 Templemore Road and a housing development to the east and agricultural lands to the south. Ardfort House and gardens are located in the centre of the masterplan area. The lands slope towards the N62 in an easterly direction. The Gortataggart lands, by virtue of their location adjoining the proposed northern link road / connector road are being promoted and zoned for residential and social and public use.

Quantitative Parameters

Character Type	Residential/Social and Public
Gross Area	27 ha
Gross Development Area	Residential 10.1 ha Residential – Low Density 11.8 ha Social and Public 5.1 ha
Minimum Part V Housing	20% of total dwelling units
Minimum Childcare Spaces	One childcare facility with places for 20 children for each 75 dwellings.
General Building Heights	1-3 storey (i.e.7-10 metres)
Landmark Building Heights	3-4 storey
Minimum Access Requirements	Extension of link road /connector road between the existing N62, L4121 and the R498. Existing pedestrian & cycle links to the town centre should be improved. The design of the access over the railway line has yet to be finalised by the Iarnrod Eireann. This will be considered in any planning decision made by the Council on these lands.

Qualitative Parameters

Roads Type: Any new road layout should provide for a new link/connector road crossing the rail line between the existing access to the N62 on the eastern boundary to the junction on the L4121 and to the roundabout on the R498 on the west. Pedestrian and cycle access shall be dispersed throughout the masterplan area. Appropriate traffic calming measures should be incorporated along the N62 entrance to the town.

Key Buildings/Frontages: Development of this area provides an opportunity to balance the commercial area on the eastern side of the N62 on this side of the town. The development of Ardfort House and surrounding grounds for social and public uses and associated facilities would be most appropriate to the site. These developments would require a high quality design and finish of both building and open space. Buildings for residential units should be similarly of high quality design incorporating modern design elements and materials. Building design, layout and landscaping should also ensure that the amenities of existing residents should not be impacted on negatively and adequate buffer space should be provided between any new development and residential properties. Taking cognisance of the railway line bounding the lands to the west, any development should incorporate substantial elements of landscaping which should also ensure the retention of existing mature trees and hedgerows throughout. The Planning Authority would consider that the provision of low density residential development with 25% serviced sites could be an appropriate use for the portion of the master plan south of Ardfort House.

Amenity and Public Space: The extent of lands devoted to amenity and open space will depend on the overall uses proposed for the lands where the development of a high quality social and public use would require a greater amount of amenity lands with higher quality finish. Likewise the development of high quality residential units would require a level of amenity and open space sufficient to cater for the needs of residents, again with an emphasis on high quality and adequate screening of buildings. The development of the lands will require extensive landscaping of the interface between the site and the railway line. General design parameters and development management standards set out Chapter 8 of the plan shall apply.

3.4.2 Master Plan 2 - Monacocka

General: These lands contain the Ursuline Convent and Presentation Convent Schools and are bounded by the River Suir to the west and north and the Catherdal Street and Mitchel Street to the south, the general built area of the town to the west, south and east and agricultural lands to the north. The master plan has a total area of 12.47 hectares.

Lands adjacent to the river are susceptible to flooding and as such any development proposal should have regard to this issue while there are a number of educational units currently located on the middle and southern portion of the site.

Quantitative Parameters

Character Type	Northern: Amenity Middle: Commercial Southern: Town Centre
Gross Area	Total 12.47ha Town Centre 2.79ha Commercial 4.2ha Amenity 5.48ha
Minimum Social/Affordable Housing	20% of total dwelling units
Minimum Childcare Spaces	One childcare facility with places for 20 children for each 75 dwellings.
General Building Heights	3-4 storey
Landmark Building Heights	4 storey
Minimum Public Open Space	As per Chapter 8 of the plan (not including lands in the floodplain)
Minimum Access Requirements	Provision of access to River and Amenity Area. Single access point on the Cathedral Street and access to Mitchel Street via Butler Court.

In general it is considered that the site would be best used to accommodate a mix of town centre and commercial uses i.e. retail, hotel, nursing home, improvement and extension of the existing amenity area to develop a riverside park, and some residential to overlook the amenity area. Development of the site provides an opportunity to create a strong edge to the town centre. Any development will be required to address issues of flooding on the lands.

Car parking could form an appropriate buffer between the floodplain/amenity park and existing buildings. Buildings which adjoin the existing neighbouring amenity area should, be of high design standard and include high quality landscaping along the boundary with the park.

Any development will be required to incorporate a high quality design which will contribute positively to the built fabric of the town and the general design parameters and development management standards set out in Chapter 8 of the plan shall apply. Vehicular parking capable of servicing the development in compliance with the requirements of the Thurles and Environs Development Plan 2009 shall be provided on site.

Qualitative Parameters

Roads Type: Taking cognisance of the extent of existing development within the masterplan area, the Planning Authority would consider it imperative that the centre section of the masterplan retains access via Tennis Courts and Well Lane.

Strong pedestrian and cycle links between the master plan and the town centre will be required.

Key Buildings/Frontages: Existing buildings on site will need to be incorporated into any future layout and design of the overall masterplan. As with development of other master plan areas, the development of this area affords an opportunity to provide a mix of house types which should address the current lack of four and five bedroom dwellings, one and two bedroom dwellings, etc within the town. Development should have a strong retail and commercial facilities, and provide for amenity/community uses in the northern portion of the masterplan, however the main retail area should be located on the southern side of the masterplan area. Throughout the development all new building should be high quality in design and material finish, incorporating both modern design principles and other appropriate design references identified in Chapter 8 of the Thurles and Environs Development Plan 2009.

Amenity and Public Space: A key requirement of the overall layout of a successful master plan will be the incorporation of public amenity spaces, for both residents and visitors, into the overall master plan layout, providing recreation and play areas which are passively supervised and safe. As such open spaces should be integrated into an overall amenity proposal which could focus on access to the River Suir and the provision of a riverside park bounding the river. The development of the master plan lands will require incorporation of existing vegetation where possible and extensive landscaping throughout the site.

3.4.3 Master Plan 3 - Garryvicleheen

General: This site is located to the west of the railway station and comprises of amenity and agricultural land bounded to the west and north by residential and commercial development located along the Holycross Road. The Planning Authority would consider that the area is most suited to the extension of the commercial uses which exist in the immediate vicinity. Such services should provide a new focal point for business and employment in close proximity to the railway station and will facilitate the future expansion of the town and appropriate services at this location.

Quantitative Parameters

Character Type	Commercial
Gross Area	6.33ha
Gross Development Area	Commercial 6.33ha
Minimum Social/Affordable Housing	20% of total dwelling units
Minimum Childcare Spaces	One childcare facility with places for 20 children for each 75 dwellings.
General Building Heights	2-3 storey
Landmark Building Heights	3-4 storey
Minimum Public Open Space	As per Chapter 8 of the plan
Minimum Access Requirements	Vehicular access onto Holycross Road at current access and potential for second access on the east side of Lidl to be investigated in conjunction with the Roads Authority.

Qualitative Parameters

Roads Type: Vehicular access to the masterplan area shall be from the Holycross Road. As with other master plan areas, pedestrian and cycle facilities shall be provided within the area and improvements to such links to the town centre will also be required.

Key Buildings/Frontages: Building design, layout and landscaping should also ensure that the amenities of existing residents should not be impacted on negatively. Such landscaping should ensure the retention of existing mature trees throughout, particularly the established trees and existing hedgerows where possible.

Amenity and Public Space: The extent of lands devoted to amenity and open space will depend on the overall uses proposed for the lands where the development of high quality office accommodation would require a level of amenity and open space sufficient to cater for the needs of employees, than other uses such as incubator manufacturing/employment units, with an emphasis on high quality and adequate screening of buildings.

General design parameters and development management standards set out respectively in Chapter 8 of the plan shall apply.

3.4.4 Master Plan 4 - Commons

General: These lands are located on the western periphery of the town, have an area of 16.86hectares and are currently under a mix of commercial, residential and agricultural use. The lands are bounded by Ard na Croise, the Childers Park and Holycross Road (R660) to the north, by the Railway line to the east, agricultural land to the south and land used for amenity and commercial uses to the northeast.

The location of the Garryvicleheen masterplan, in close proximity to the railway station provides a strategic basis for the zoning provisions of the Thurles and Environs Development Plan 2009.

Buildings which adjoin the existing neighbouring amenity area should, be of high design standard and include high quality landscaping along the boundary with the park.

Quantitative Parameters

Character Type	Residential, Commercial, Amenity, Educational and Institutional,
Gross Area	16.86ha
Gross Development Area	Residential – Low Density 4.17ha Educational 4.07ha Amenity 8.62ha
Minimum Social/Affordable Housing	20% of total dwelling units
Minimum Childcare Spaces	One childcare facility with places for 20 children for each 75 dwellings
General Building Heights	2-3 storey
Landmark Building Heights	3 storey
Minimum Public Open Space	As per Chapter 8 of the plan
Minimum Access Requirements	Single vehicular access point to residential and amenity zoned land from R660. Access to Educational and Institutional zoned land from Childers Park. The design of the new access to the existing R660 shall be agreed in consultation with the Council at pre-planning and planning application stages.

Qualitative Parameters

Roads Type: New road layout should provide for a single vehicular access, incorporating an additional spur to access amenity lands to the rear of the masterplan area. Pedestrian and cycle access should be provided throughout the lands with direct access being provided through the shortest routes to the town centre.

Key Buildings/Frontages: Buildings to accommodate economic uses such as office parks, manufacturing and incubator units should be of high quality design incorporating modern design elements and materials. As with development of other masterplan areas, the development of this area affords an opportunity to provide a mix of house types which should address the current lack of four and five bedroom dwellings, one and two bedroom dwellings, etc within the town while the provision of serviced sites would also be considered appropriate. The layout and design of the residential development should also function to define the entrance to the town and should enclose a public area which may also incorporate amenity/play areas. All new buildings should be of high quality of design and material finish, incorporating both modern design principles and other appropriate design references identified in Chapter 8 of the Thurles and Environs Development Plan 2009.

Amenity and Public Space: The development of the lands will require incorporation of existing vegetation where possible and extensive landscaping throughout. General design parameters and development management standards set out respectively in Chapter 8 of the plan shall apply.

3.5 Social/Affordable Housing

There is a high proportion of the population in private one-person households in Thurles at 12.2% (CSO, 2006). The proportion of the population in lone parent households at 13.1% is above the national average of 8.6 % (CSO, 2006).

In view of the current limited stock of private housing in the town and the rising cost of private houses, it is likely that the numbers appearing on the housing list will rise in the Plan period. The Town Council’s social and affordable housing programme will provide 222 units between 2009 – 2011 (North Tipperary County Council Housing Strategy).

In view of the continued rise in the numbers seeking social/affordable housing it is inevitable that some of this requirement will fall on the voluntary and private sector.

Policy HSG 7: Social/Affordable Housing

It is the policy of the Councils to facilitate the implementation of the Housing Strategy. To address the current imbalance between housing demand and housing supply, the following shall be required by agreement under Part V of the Planning and Development Act 2000 as amended: 20% social[3] and affordable[4] housing will be required on all sites that are zoned for residential or a mixture of residential and other uses.

The Councils will engage in discussions with developers/applicants prior to the formal planning process to negotiate details of the operation of Part V in relation to a specific development.

Where it is proposed that the site be developed for elderly persons’ accommodation the proportion of the site relating to this use may be taken into consideration in the provision of social or affordable housing. This is to encourage the development of these types of residential units. It should result in “empty nesters”, particularly the elderly, having the choice that will enable them to vacate larger units for units more appropriate in size to accommodate their current needs[5].

The applicant / developer shall be required to submit details supporting the appropriateness of the design and layout proposed and details of the management of the proposed scheme.

3.6 Community Facilities

Policy HSG 8: Community Facilities

It is the policy of the Councils that in assessing new applications for housing the Councils will seek, where necessary, services that are required to meet the needs of the community, and/or to impose levies to assist in the provision of community facilities. Where housing is allowed outside principal locations the Councils will seek community levies towards the provision of community facilities at the nearest centre.

The Councils have prepared Development Contributions Schemes in accordance with Section 48 of the Planning and Development Act, 2000. The Development Contribution Scheme (DCS) targets current deficits in physical and social infrastructure.

The Town Council and the County Council recognises the important role that community facilities play in the life of the town, and that such facilities should be located close to principal centres. However, where community facilities are provided in principal centres, such facilities are available to the community at large, so it is considered reasonable that all dwellings granted in both urban and rural locations should contribute towards the provision of such facilities.

Cabaragh Court Playground

3.7 Childcare Facilities

Policy HSG 9: Childcare Facilities

It is the policy of the Councils to encourage the provision of nurseries or childcare facilities in association with housing and commercial development.

Childcare is taken to mean full day care and sessional facilities and services for pre-school children and school going children out of hours. With the growing demand for childcare provision, there is equally a recognition that such provision must be of a suitably high quality. Quality childcare can benefit children, their parents, employers and the community in general. Childcare provision has also been recognised in the National Anti-Poverty Strategy as one measure to address poverty and social exclusion.

The Councils, having regard to the National Policy on Childcare, will promote through the planning system an increase in the number of childcare places and facilities available in the Town and will seek to improve the quality of childcare services for the community while maintaining existing residential amenity. Such provision shall be implemented in a sustainable manner, compatible with the land use and transportation policies set out elsewhere in the Plan.

Appropriate locations for childcare facilities are:

· On appropriately located sites in major new residential developments;

· Industrial estates and business parks and other locations where there are significant numbers working;

· In the vicinity of schools;

· Neighbourhood and village centres;

· Adjacent to public transport routes.

3.8 Ribbon development and one-off rural housing within the development boundary

The National Spatial Strategy (NSS-Nov 2002) states that it is “normal in policy terms” to distinguish between rural-generated housing and urban-generated housing. Also highlighted is the importance to maintain the distinction between towns and the countryside (to prevent further erosion of both urban and rural areas), by putting in place strategies to, inter alia prevent urban sprawl, and reduce the loss of agricultural and other land to urban areas. This will help to protect rural identity and reduce disruption to farming by keeping rural-urban distinctions as clear as possible, but it will also help to strengthen existing urban areas and settlements.

Within the Development Plan boundary, there is some ribbon development and one-off rural housing, particularly to the west and the east of the town. Such development leads to a poor use of lands, could cause issues with the future comprehensive development of these lands and in general are not sustainable having regard to the proposed and possible future uses of such lands.

Policy HSG 10: Ribbon development and one-off rural housing

It is the policy of the Councils to prohibit the extension of ribbon development within Thurles. Only under exceptional circumstances will single houses only for sons/daughters of agricultural families on zoned land be permitted, where it can be clearly indicated that such development will not detract from the future comprehensive development of the lands. Low density housing will be accommodated, in a sustainable manner, within zoned areas and the master plan lands.

The Councils will through the policy objectives set out in the Thurles Development Plan seek to support the County Development Plan to retain the rural population of North Tipperary and to support rural communities and their services, including Persons who are an intrinsic part of the rural community. Such persons will normally have spent substantial periods of their lives living in rural areas as members of the established rural community. Examples would include farmers, their sons and daughters and/or any persons taking over the ownership and running of farms, as well as people who have lived most of their lives in rural areas and are building their first homes.

This Plan will seek to support the County Plan in this regard and will further seek to maintain and expand the urban population of the town through its housing polices towards the overall improvement in the residential function and perception of the town.

3.9 Traveller Accommodation

Policy HSG 11: Accommodation of the Travelling Community

It is the policy of the Councils to facilitate the provision of accommodation for the travelling community in accordance with the North Tipperary County Council Traveller Accommodation Programme (2004).

An integral part of the Councils’ policy and programme for housing in Thurles is the accommodation of the travelling community as identified in the North Tipperary County Council Traveller Accommodation Programme.

The Councils continue to work with traveller representatives and community groups to encourage greater acceptance of future accommodation proposals. The design and layout of such accommodation will continue to be undertaken in conjunction with members of the travelling community. The Councils will have regard to the Housing (Traveller Accommodation) Act, 1998, and to the ‘Revised Guidelines for Residential Caravan Parks for Travellers’ issued by the Department of the Environment and Local Government (1997).

3.10 Recreation and Amenity

Please refer to Chapter 4 and Chapter 8 which set out the Councils’ policies and guidelines in respect of the provision of open spaces, play areas and residential amenities.

3.11 Specific Housing Objectives

H.1 To provide low-density housing at defined locations as designated on the zoning maps.

H.2 Construct social houses in accordance with Housing Policies.

H.3 Continue to acquire small infill sites within the town for residential development.

H.4 To continue to provide social and affordable housing in partnership with housing associations.

H.5 To encourage estate management of residential estates in partnership with resident groups.

H.6 To promote private housing within the town.

H.7 To provide new residential squares as part of new master plans.

H.8 Implement Settlement Policies of the County Development Plan.

H.9 To promote the re-use and appropriate renovations of suitable redundant and obsolete structures for housing purposes.

4.1 Introduction

The Councils recognise the importance of maintaining and enhancing all public open space within the town, whilst acknowledging the deficiency of quality open spaces and walkways throughout the urban area. The amenity objectives of the Plan include the enhancement of existing open spaces, the improvement of pedestrian links between major amenity areas, and the upgrading of approach routes.

Thurles performs well in the Tidy Towns Competition with many examples of beautiful landscaping and delightful wildlife and natural amenities. The Councils will continue to promote the aims of the Tidy Towns Competition, which could play an important role in improving the incidental open spaces throughout the town.

It is considered important that any new residential areas on the fringe of the town are self-sufficient in amenity terms and have access to open space. The standards for such open space are set out in Chapter 8 (Development Management).

4.2 Recreation and Amenities

Open Spaces

As a growing town, Thurles requires a range of recreational and amenity facilities to serve its young population. These facilities will also enhance the tourism potential of the town. Green space and recreational space enhance the quality of the living environment and are a key ingredient in creating a sustainable town that is enjoyable to live and work in.

Existing open space in Thurles includes the parks at Loughtagalla, Clongour, and Stradavoher and the open space in the various housing estates.

Policy AMT 1: Amenity

It is the policy of the Councils to ensure that adequate amenity and recreational open space and facilities, including community facilities and centres, are available for all groups of the population at a convenient distance from their homes and place of work.

The demand for recreation and leisure facilities in Thurles is growing caused by increased mobility, shorter working hours and rising incomes, combined with an increasing demand for tourist facilities by visitors.

To cater for such demand the town is well served with recreational facilities including a sports complex, a swimming pool, GAA, race course, greyhound stadium and soccer playing pitches, tennis courts, golf course and good access to natural amenity areas. These amenities increase the attractiveness of the town as a development and settlement centre. The Councils will seek to secure the maintenance and protection of these areas from further development. Where deficiencies are identified, the Councils will support local efforts to provide such facilities.

Policy AMT 2: Large Scale Parks and Amenity

It is the policy of the Councils to encourage developers to pool land in order to satisfy open space requirements to allow the provision of large multi-purpose (e.g. parkland and playing pitches) amenity areas as well as small incidental open spaces within housing areas.

Policy AMT 3: Public Playgrounds

It is the policy of the Councils to promote the provision of public playgrounds and parks in all housing developments.

Policy AMT 4: Neighbourhood Amenity

It is the policy of the Councils to seek the provision and suitable management of Local Areas for Play (LAPS) and Local Equipped Areas for Play (LEAPS) in new housing estates and to implement measures to find suitable sites for their provision in existing residential areas, (See Section 8.10 of the Development Plan).

Policy AMT 5: Residential Amenity

It is the policy of the Councils to seek the provision of a minimum standard of 2ha (5 acres) of public open space per 1,000 population in all housing developments. To meet this standard, suitable areas of land will be identified and reserved for the provision of public open space.

Policy AMT 6: Passive Amenity

It is the policy of the Councils to seek to retain and incorporate key landscape features such as trees, stone walls, streams, etc. into open space and landscape plans for new developments in order to create distinctiveness of landscape and a sense of identity.

River Walk

The Suir River, which flows through the town, should be used to a greater degree and incorporated into the ‘greening’ of the town. The Suir River is an important asset to Thurles.

The River Walk extends from Thomond Road to Slievenamon Road with access at Thomond Road, Kavanagh Place, The Shopping Centre and Slievenamon Road. The Thurles River Walk Habitat Study carried out in 2004 and provided advice on the enhancement of the walk in an ecological friendly manner.
The principal aims are to enhance the River Walk as an amenity, to maintain and enhance its ecological value and to educate the public to respect and enjoy the ecological habitats in this area.

The improvement works carried out included:

The removal of the barriers at the entrance to the Walk to make it wheelchair accessible.

Widening and resurfacing of the path.

Extensive landscaping with native species of plants and trees to further enhance the area.

Removal of old seating to discourage anti social behaviour.

Policy AMT 7: Park and River Areas

The Councils will resist development that will detract from the amenity value of the proposed Town Park and river corridor.

Policy AMT 8: Riverbank

It is the policy of the Councils to maintain and enhance the riverside, footpaths, rights of way and landscape features as a source of amenity and recreation. No development will be permitted other than that which enhances the recreational and amenity value of the area.

Approach Roads

Major improvements were undertaken on the approach roads which involved landscaping, planting and pruning of trees, hedge cutting and an increase in grassed areas.

Policy AMT 9: Approach Roads

It is the policy of the Councils to seek visual improvements as part of new developments adjacent to all approach roads to the town to render a sense of anticipation and arrival.

The Councils will encourage stone walls, tree planting and improved signage along all such routes. No development will be permitted other than that which enhances the visual approach to the town.

Semple Stadium

Semple Stadium the second largest stadium in Ireland with a capacity of 53,500. Over the decades since 1926, it has established itself as the 'Mecca' for hurling followers, hosting the Munster Hurling Final on many memorable occasions.

Recently, an architectural consultancy has been appointed to lead a design team, tasked with preparing a Masterplan for the redevelopment of Semple Stadium. The proposal for the Stadium is to raise its capacity to close to 57,000, as well as providing a wide range of modern facilities such as corporate space concessions, dining and changing areas within both main stands.

The Stadium is a major focus for GAA within the country and offers Thurles a unique opportunity with which to improve its profile and attract visitors.

4.3 Tree Preservation

It should be noted that trees often provide important roosting for bat species, all of which are protected by the Wildlife Acts (1976 and 2000) and are listed in Annex IV of the EU Habitats Directive (Council Directive 92/43/EEC on the conservation of natural habitats and of flora and fauna). These roosting sites are protected by law.

Policy AMT 10: Tree Preservation

It is the policy of the Council to seek the protection of mature trees that contribute to the amenity of the area (see list below). Development that requires the felling of such trees will be discouraged. A survey of trees for the use by bats should be undertaken prior to cutting down of any specimens.

The Councils aim to ensure that proposals for development will

(i) not damage or result in the loss of trees listed for preservation or of mature hardwood tree preservation order (TPO) as deemed necessary following inspection and report by a qualified arboriculturist;

(ii) integrate existing trees into the new schemes, where this is appropriate and practical in the opinion of the Planning Authority.

(iii) Provide a full tree survey including the impact of the development on trees and any proposal to prune or crop trees.

A substantial number of mature and semi-mature trees are to be found in the centre of the town associated with the St. Patrick’s College and grounds. The Council recognises the importance of these trees from a biological as well as aesthetic point of view.

Trees form a valuable part of the environment. They provide visual amenity, screen unsightly features and add to the diversity of the landscape and wider environment, and provide a roosting place for birds and food for a wide variety of wildlife. Proposals for new development will be required to ensure that the trees are not felled or rendered vulnerable by excavation around the root system.

The Objectives Map shows and the following sets out a number of important trees that are considered significant landscape features:

· Trees at St. Patrick’s College and grounds;

· Trees on western side of Laghtalla Rd.;

· Trees on the grounds of the Thurles Golf Club;

· Trees along the banks on the River Suir; and

· Trees within the curtilage of Ardfort House, Brittas Road.

The Council may also request that a tree survey is completed as part of a development proposal, to ensure that proposals for development will not damage or result in the loss of trees listed for preservation or of any mature hardwoods. The Council will make Tree Preservation Orders (TPO) as deemed necessary following inspection and report by a qualified arboriculturist.

The Council is mindful of the importance of mature trees in development and accordingly, the preservation of such trees will be a prime consideration in the determination of applications for sites containing trees of amenity value.

4.4 Views and Prospects

Policy AMT 11: Views and Prospects

It is the policy of the Council to protect views and prospects of special amenity value or special interest, including

(a) Point views of the Silvermines Mountains;

(b) View from Cathedral to St. Patrick’s College.

It is the aim of the Council to:

(a) prevent development which would interfere or detract from a view which is designated,

(b) impose conditions on planning permissions where minor modifications may render an otherwise negative development acceptable.

4.5 Rights of Way

Under the Planning and Development Act 2000, the owner of private land can apply to his or her local authority to have the public right of way removed from a part of his of her land. Typically, this would occur if the owner wished to develop his or her property in a way that would affect access to it by the public. In these circumstances, the local authority has the power to recover the costs involved with closing a part of land off from public access from the landowner.

Policy AMT 12: Rights of Way

It is the policy of the Council to ensure that proposals for development will not have a negative impact on existing public right of ways.

Right-of-way or right of way may refer to a situation in which although a parcel of land has a specific private owner, some other party or the public at large has a legal right to traverse that land in some specified manner. The term likewise refers to the land subject to such a right. A public right-of-way a right of way which permits the public to travel over it, such as a street, road, sidewalk, or footpath.

4.6 Arts and Culture

The County contains a variety of arts, culture and entertainment facilities. These facilities help to reinforce our cultural identity as well as provide a local source of employment.

The County Council has prepared a North Tipperary Arts Plan 2003-2006, which seeks to broaden access to the arts and to further develop engagement with the arts. Where we refer to all members of our community, we understand this statement to be in its broadest, most inclusive sense having regard to members of our community of all nationalities, all abilities and visitors to our county, as artists as well as audiences

Policy AMT 13: Arts and Culture

It is the policy of the Council to seek the provision of arts, cultural and entertainment facilities, new works of art or performing space in association with new development proposals, where appropriate.

4.7 Scheme of Capital Grants for Recreational and Community Facilities

The Councils will assist, in general, the provision of recreational and community facilities and amenities and so improve the quality of life for the people in Thurles.

Thurles Town Council in association with North Tipperary County Council operate grants schemes to assist with community development, specifically those needs arising in the provision of open spaces, recreational and community facilities and amenities and landscaping works, the acquisition of land for that purpose and any matters ancillary to same. These grants are funded through the development contribution scheme and are available to all community and voluntary groups towards the provision of open spaces, recreational and community facilities and amenities and landscaping works.

4.8 Specific Objectives on Recreation & Amenity

A.1 The Councils will seek the provision of a riverside park and walkway adjacent to the Suir River as part of new developments.

A.2 The Councils will seek the provision of linear parks as part of Master Plans.

A.3 The Councils will continue to improve the amenities of the town through the provision to the Town Park and the development of a series of public open spaces and parks.

A.4 The Councils will seek to provide ecological linkages throughout the urban area.

A.5 The Councils will seek to enhance the existing green spaces within the town, particularly residential areas.

A.6 The Councils will seek the removal of unsightly elements at historically sensitive locations within the town such as inappropriate advertising, poles and wirescapes.

A.7 The Councils will seek to improve the visual amenity of all approach roads to the town.

The Councils recognise the social and marketing benefits of improved amenities and the role of such measures in addressing the town’s perceived problems. In lieu of the capital expenditure necessary for the provision of the objectives set out above, it is considered reasonable that financial contributions be levied on developments as set out in the Councils Development Contribution Schemes.

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5.1 Introduction

The 2002 Thurles Development Plan highlighted the important mutual dependence on the urban and rural economies. This symbiotic relationship continues to exist in Thurles because it is a market town and very much dependent on its rural hinterland for its continued vitality and viability.

It is, therefore, important that the town retains the ‘loyalty’ of the population within the town and hinterland in order that the economic and social base of the town is maintained and improved while at the same time drawing in new customers and visitors to the Town.

Thurles’s strategic location is emphasised by it’s central location and excellent transport network, M8 Motorway, National Secondary routes and the Cork/Dublin rail route. This offers Thurles unique opportunities to develop markets and open up new enterprises.

Key Economic Aims

(i) To remove barriers to land availability and economic and employment development

(ii) Strongly foster and protect the viability of the core shopping areas of the town, as delineated and to protect its sustainability and its attractiveness as “Thurles, the Market Town”;

(iii) Improve the physical environment of the employment areas within Thurles (including the town centre) through a series of environmental improvement schemes;

(iv) Identify and support appropriate locations for industrial and commercial development through land zoning, specific objectives and development briefs;

(v) To facilitate small and medium businesses to acquire suitable land and buildings, and where necessary to acquire land and provide the necessary services.

5.2 Employment Structure

The nature and extent of the industrial activity in Thurles is not of a scale that is capable of supporting and developing a vibrant service sector (See Table 5.2 and 5.3). However, there are considerable opportunities to develop SMEs, which will require the availability of serviced and affordable land.

Females account for approximately 40% of all employment. This has risen from 40.3% in 1986 to 42.7% in 1996 and in the 2006 Census they accounted for 42.5% of the labour force. Female participation is seen as a positive factor in increasing household disposable incomes and strengthening of the local economy.

It is important that female participation is supported through childcare facilities in line with Department of the Environment Guidelines for Planning Authorities on Childcare Facilities (2000).

Table 5.1 Labour Force Participation in Thurles
	1996	2002	2006
Male	1,646	1,833	2,090
Female	1,111	1,366	1,547
Total	2,757	3,199	3,637

Table 5.2 Labour Force Sector in Thurles
Sector	1996	2002	2006
Looking for first regular job	52	51	71
Farming, fishing and forestry workers	50	35	60
Manufacturing workers	525	499	566
Building and construction workers	204	272	389
Clerical, managing and government workers	394	514	512
Communication and transport workers	198	185	225
Sales and commerce workers	423	509	514
Professional, technical and health workers	403	481	483
Services workers	332	367	463
Other workers	176	286	354
Total in labour force	2,757	3,199	3,637

The vulnerable economic climate that exists in Thurles and its hinterland is further exacerbated by the out-migration of the economically active population.

According to the 2006 CSO Census data, approximately 16.5% of school leavers pursue a third-level education and only a small number of this group will find suitable employment opportunities locally. The diminution in the population in the young active age groups has had major impact on social balance, economic activity and town vitality. This, however, is only one of many factors that have influenced the towns’ lack of economic growth during the current period of national economic growth.

Policy ECON 1: Employment Growth and Promotion

It is the policy of the Councils to facilitate enterprise and employment, and to co-operate with other agencies including the private sector in order to provide employment opportunities.

	Table 5.3: 2006 Distribution of the Workforce by Sector: Thurles vs National Trends
	Sector	Thurles (%)	Ireland (%)
	Looking for first regular job	2.0	1.4
	Farming, fishing and forestry workers	1.6	4.2
	Manufacturing workers	15.6	11.6
	Building and construction workers	10.7	8.7
	Clerical, managing and government workers	14.1	17.3
	Communication and transport workers	6.2	5.4
	Sales and commerce workers	14.1	13.5
	Professional, technical and health workers	13.3	16.2
	Services workers	12.7	10.7
	Other workers (incl. not stated)	9.7	10.9
Total		100.0	100.0

Despite the decline in unemployment, the Councils will continue to play a role in alleviating unemployment. Key areas of the town have been zoned for both commercial and industrial activity (Map 1). These areas will be serviced as part of the specific objectives set out in this plan. The Councils will co-operate with employment creation agencies such as Shannon Development, IDA, Enterprise Ireland, Forbairt and the County Enterprise Board.

Several local agencies are involved in the development of enterprise and employment opportunities, namely; Thurles Marketing Group, Thurles Chamber, County Enterprise Board, Shannon Development, Tipperary LEADER Group, VEC and Youthreach. The Councils will endeavour to support and co-ordinate the work of these agencies to further develop the role of Thurles Town as an employment centre.

Policy ECON 2: Employment opportunities

It is the policy of the Councils to encourage employment opportunities that will reduce the out-migration of the young population.

The Councils have zoned sufficient lands to meet the demands of expanding businesses and the development of new businesses. However, the improvement in the overall perception of the town is closely linked to the innate attractiveness of the town as a business location and this is expressed in the policy aims and objectives contained throughout this Development Plan.

5.3 Technology Park

Tipperary Technology Park (TTP) is on the outskirts of Thurles. TTP comprises a high quality physical environment with an advanced telecommunications infrastructure for indigenous and inward investment technology companies. TTP has become a hub of technology and knowledge based activity with strong diffusion impact throughout North Tipperary.

The Park, which is home to a number of inward investment projects, has a core facility for incubating and growing new Irish technology companies and includes a number of spin-off campus enterprises. The Park will be linked to a global network of such centres.

Archestown is under the ownership of Shannon Development and there are a number of existing businesses operating in this industrial estate. There are further lands available in the estate which are available for further industrial expansion.

In the County Development Plan 2004, it is a policy of the Local Authorities to prepare a Local Area Plan for lands situated at Archerstown to provide for proper planning and sustainable development of the area. The LAP shall be prepared in accordance with an agreed brief and will provide for the following Specific Objectives:

The infrastructural requirements to service current and planned development in the area;
The improvement and expansion of employment uses on existing sites and adjacent lands;
Identification of suitable lands for low intensity, affordable commercial development, including vehicle parking, SME’s and start–up employment activity.
The consolidation of existing residential development and;
The provision of limited new residential development.

5.4 Improving Existing Employment Areas

Policy ECON 3: Environmental Improvement of Existing Employment Areas

It is the policy of the Councils to improve the environment of the employment/commercial areas (including the town centre) through one or more of the following:

(a) landscaping where development borders other uses;

(b) signage;

(c) streetscape in town;

(d) landscaping of turning and service areas;

(e) improved access for pedestrians, cyclists and people with disabilities; and

(f) enhancement of protected structures, areas of archaeological interest or the Architectural Conservation Areas.

There is considerable scope for improving the town’s commercial and employment areas and their surroundings, in order to create a more productive, safe and attractive environment. The Councils will work with existing and new commercial/industrial businesses to achieve this objective.

Policy ECON 4: It is the policy of the Councils to ensure that new commercial developments or the re-development of existing schemes provide a visually interesting street frontage in line with policy objectives in the Development Plan.

Many of the economic uses developed in the past tended to detract from the quality of the built environment. This is particularly evident in the town centre where large areas of land are currently occupied by storage sheds, open storage and vacant backland.

Policy ECON 5: Non-Conforming Uses

Where employment undertakings exist as non-conforming but long-established uses, it is the policy of the Councils to facilitate their continued operation provided they do not seriously detract from the zoning objective for the area.

In relation to the extension or expansion of such activities, the Councils will apply its policies on design and conservation through its development management powers, considering each case on its merits.

5.5 Thurles Town Centre

Thurles Town is the second of the County’s Level 2 Tier 2 Major Town Centres in the Regional Hierarchy, under the County Retail Strategy 2003. Thurles is a relatively self contained Centre and has an extensive catchment area, largely as a result of its distance from the Limerick Metropolitan Area. The town is performing well in terms of its retail offer but there is leakage to centres in South Tipperary, particularly Clonmel. It is important to redress this and sustain the importance and growth of Thurles as one of the key centres in the Mid West and South East.

The town does provide a wide range of shops, particularly convenience shops, to meet the needs of the residents, workers and visitors. The town centre also provides an important sense of place and community identity, and in addition to shopping facilities, the town hosts a mixture of services, tourist and leisure facilities. The emphasis in the Plan is to protect and reinforce the role and viability of the town centre.

Liberty Square, Cathedral Street and Friar Street contain the main historic properties, which are the focal point for the development of the commercial product in Thurles. It is important, therefore, that the environment surrounding these sites is preserved and enhanced. A number of the registered derelict sites have been developed or are in the process of being developed. There are, however, a number of derelict, vacant or under-utilised sites and these are outlined in detail in Appendix 3 as Opportunity Sites with associated Development Briefs.

Despite general improvement in shop-fronts, there has been a gradual increase in unsightly advertising, erection of unauthorised shutters, some examples of street clutter and the removal of architectural details (such as sash windows) which are important to the historic character of the town. The accumulation of a number of small breaches of planning can have a detrimental effect on the character and appearance of the town centre.

5.6 Retail in the Town Centre

Under the Retail Strategy for North Tipperary, it is the policy of the Council to promote and encourage major enhancement of retail provision in Thurles.

In accordance with the Retail Planning Guidelines for Planning Authorities 2000, North Tipperary County Council produced a County Retail Strategy (CSR) in December 2003. Arising out of that study Thurles Town Council has produced Town Centre Strategy for Thurles town that puts forward a clear vision for the town, identifies the issues/weaknesses in current town centre policy, and presents a clear pathway towards achieving the stated vision. Site Specific Development Briefs are presented in Appendix 8.

Policy ECON 6: Town Centre

It is the policy of the Councils to strengthen the town centre function of Thurles as a commercial, cultural and living centre in accordance with the County Retail Strategy 2003 and the Retail Planning guidelines for Planning Authorities (DoEHLG 1999) and the Town centre Strategy.

The location of new retail development is crucial to the long term vitality and viability of Thurles. Proposals for new retail development that is located outside the central area will be assessed under the criteria set out in Chapter 8 on Development management. Through its zoning objectives, the Planning Authorities will only allow development in the outer zones that will enhance rather than detract from the town centre. It will have particular regard for the Retail Planning Guidelines – (DoELG, April 1999).

Policy ECON 7: Non-Retail Uses

It is the policy of the Councils to control the provision of non-retail uses at ground floor level, within the Primary Retail Streets, to protect the vitality of the main shopping street.

This policy will be used to limit the amount of non-retail uses on Liberty Square, Cathedral Street and Friar Street. Banks and other financial institutions, offices and professional practices reduce the vitality and viability of shopping areas. These uses do not enhance the quality of the shopping experience as they can often have dead frontage particularly at night and are not as dependent on passing trade. When dealing with pre-application enquiries the Planning Authorities will generally encourage such uses to locate in secondary shopping streets.

Policy ECON 8: Townscape Improvement

It is the policy of the Councils to seek improvements to the quality of the town centre as part of new development in accordance with the standards set out in the Chapter 8 on Development management and the guidelines within the Architectural Conservation Area Design Statement and the Town Centre Strategy

5.6.1 Take-away outlets

In considering applications for new take-away outlets, the Councils will have regard to the need to preserve the amenities and the character of the town. ‘Take-aways’ tend to generate noise, odour and litter, and can cause disturbance to nearby residents, particularly late at night. The Councils consider that the town of Thurles is well provided with fast food outlets at present.

Policy ECON 9: Take-away outlets

It is the policy of the Council to fully resist any further take away outlets in Thurles due to their negative impact on the surrounding environment. Proposal for ‘take away’ food as part of a sit down restaurant will be considered against the likely impact on local amenity, litter generation and noise. Opening hours of these premises will be strictly controlled.

5.6.2 Neighbourhood Centres

Given the extent of residential zoned land within the Masterplan Areas, it will be important to provide for the necessary ancillary services to meet the needs of these new residential communities. In this regard, a focal point of the Masterplan Areas should be a new neighbourhood centre (See Section 3.4).

In order to preserve the local nature of the designated neighbourhood centres, a size threshold of 1,200sq.m should normally be applied to a large unit or a total of 1,500sq.m to the whole centre with one anchor of minimum 1,000 sq.m. Beyond these limits on retail unit sizes, shops are unlikely to serve a purely local market and thus would be more suitably located within the town centre or on the edge of the town centre if no central sites are available.

The location of the crèche may be best suited adjacent to the neighbourhood centre.

An emphasis on quality urban design will be sought in neighbourhood centres. Buildings comprising the neighbourhood centre, or in the immediate vicinity, may be permitted to increase their heights to three storeys to reflect their prominence, subject to a high design requirement. A mix of uses will be encouraged at the centres, with residential and office uses promoted above first floor levels.

Where commercial developments are proposed, the Planning Authority may require appropriate mixes of use, in accordance with the uses of the surrounding area. In general, the Planning Authority will encourage a mix of uses on upper floors in shopping/ neighbourhood centres.

5.6.3 Discount Stores

Discount food stores of up to 1,500 sq.m. gross floor area have a potential role in extending the choice and range of retailing in the town. However, such facilities are not suitable as neighbourhood shops because of the selected range of goods available.

An emphasis on quality urban design will be sought in planning applications for Discount Stores. Buildings may be permitted to increase their heights to three storeys to reflect their prominence, subject to a high design requirement. A mix of uses will be encouraged at the centres, with residential and office uses promoted above first floor levels.

5.6.4 Town Market

Thurles is historically a market town and it is an objective of this plan to protect and enhance that market tradition. The Council support the farmers market and other such markets that are deemed appropriate to enhance the diversity of the retail offer in the town centre. Markets can provide colour and human interest in town centres in a manner that supports the overall attractiveness of the town. To this end the Council will seek a permanent location for markets as part of the development of key sites within the town centre.

Thurles Town Council has designated a Casual Trading Area in Parnell Street Car Park. It is the responsibility of the Councils to designate sites as Casual Trading Areas in suitable locations where deemed appropriate. In the implementation of this policy the Council will have regard to the terms of the Casual Trading Act, 1995 (or as may be amended from time to time).

5.7 Town Renewal

5.7.1 Derelict Sites

Policy ECON 11: Derelict Sites

It is the policy of the Councils to implement the provisions of the Derelict Sites Act, 1990 to prevent or remove injury to amenity arising from dereliction.

5.7.2 Backland and Obsolete Areas

Despite having a very impressive main street/square, Thurles has significant areas of backland and substandard buildings to the rear of Cathedral Street and Friar Street. Some of these sites are landlocked and will require new entrances off side streets. This may require the removal of existing buildings or the creation of openings on existing streets. Such development will be assessed against the policies set out in the Conservation chapter of the Plan (Chapter 7).

This Plan has identified key opportunity sites that would benefit from new development or redevelopment, and these sites are set out in Appendix 3 which includes an outline of suitable uses and zoning objectives.

Policy ECON 12: Obsolete Areas

It is the policy of the Councils to identify and secure the redevelopment of obsolete areas. Some sites are identified in Appendix 3, others include areas of backland, derelict sites and incidental open spaces which are or will be identified as opportunity sites for development.

The Councils will seek to remove dereliction and obsolete buildings and sites in accordance with policies ECON 11and ECON 12. To this end, the Councils will examine joint public/private commercial ventures that facilitate the development or refurbishment of derelict or obsolete sites, including the use of the Derelict Sites Act, 1990.

5.7.3 Opportunity Sites in the Town Centre

Policy ECON 13: Opportunity Sites

It is the policy of the Councils to seek the appropriate re-use/redevelopment of the sites set out in Appendix 3. Development will be facilitated in accordance with the zoning and/or the guidelines set out set out in Appendix 3.

5.8 Shopfronts

The traditional shopfront is a significant piece of the architectural heritage of the town and contributes enormously to the fabric and texture of the town (See Appendix 2 for Thurles Architectural Conservation Area Design Statement).

Policy ECON 14: Shop-Fronts

It is the policy of the Councils to encourage the retention of shop-fronts of quality. The replacement or repair of shop-fronts should be completed according to the Councils’ guidance outlined in Appendix 2 (Architectural Conservation Area Design Statement).

The importance of preserving the 19^th century character of the town does not preclude proposals which are contemporary in design, provided that such proposals do not have a negative impact on the surrounding townscape, and designs are in harmony with the surrounding materials, building line and bulk of the proposed building.

Policy ECON 15: Shop Access

It is the policy of the Councils when assessing applications for new shops and redesign/redevelopment of old units, to consider the needs of the mobility impaired to ensure that town centres are accessible to all.

5.8.1 Advertising

Policy ECON 16: Advertising

It is the policy of the Council to discourage the following:

a) Free-standing advertisements on forecourts and the public footpath.

b) Signs or advertisements above fascia level.

c) More than one projecting sign per unit.

d) The use of back illuminated box fascias and illuminated projecting box.

Certain types of advertisements can cause particular harm to the appearance of buildings and the street scene, and the Councils will therefore discourage the following: free-standing advertisements on forecourts, signs or advertisements above fascia level, and more thatnone projecting sign per unit. Illuminated box signs are particularly inappropriate in these areas and on such buildings.

Poster boards constitute one of the most obtrusive elements of all forms of advertisements. They rely on size, scale and location for their impact and these are usually detrimental to the character of the area in which they are situated. To ensure that the environment is protected from the possible adverse effects of these displays, the Councils has prepared detailed guidance in Chapter 8 (Development Management).

Policy ECON 17: Advertising in the Architectural Conservation Areas and on protected structures

It is the policy of the Council to exercise firm control over advertisements in the Architectural Conservation Area and on Protected Structures. Illuminated box signs are particularly inappropriate in this area and on such buildings (Refer to Architectural Conservation Area Design St

Thurles and Environs Development Plan 2009-2015

1.4 Locational Context of the Town

2.1 Introduction

Thurles

3.2 Settlement Strategy

3.3 Housing Policies

The above is an example of well designed, high density dwellings.

3.7 Childcare Facilities

3.8 Ribbon development and one-off rural housing within the development boundary

Sector

5.3 Technology Park

5.5 Thurles Town Centre

Policy ECON 7: Non-Retail Uses

Policy ECON 8: Townscape Improvement

5.7.3 Opportunity Sites in the Town Centre