Rural Housing Policy

RURAL HOUSING GUIDANCE LEAFLET

Introduction

The guide refers to the development of single houses in the countryside outside of any town or village. The need for residential development to house those who are native to and/or have a genuine necessity to live in the rural area is recognised in the South Tipperary County Development Plan.

South Tipperary County Council policy
4 main issues should be addressed

  1. Housing Need
  2. Traffic Safety and Sight distance requirements
  3. Services – i.e. Water Supply & Sewage Treatment Systems
  4. House Design

1. Housing Need

Residential development will be considered in the countryside only when it is for the provision of a necessary dwelling. Applicants are required to established a need to construct a dwelling based on agricultural employment or other established connection with the locality based on living within 10km of the proposed development site for 10 years of more. Part 2 the Planning Application form includes questions/information required to substantiate a proposal to construct a dwelling in the open countryside.

Policy SS 5Policy SS 5:

Individual Houses in the Open CountrysideIt is the policy of this Council to facilitate individual houses in the open countryside at locations removed from the following pressure areas;

  • Areas identified as Primary/Secondary Amenity Areas as referred to in Chapter 6 and illustrated in Volume Three of the County Development Plan(PDF Logo 518 kbs) Road Network and Amenity Areas Map
    Applicants are advised to consult Volume Three of the County Development Plan for more detailed maps where necessary South Tipperary Development Plan 2009-2015 Volume 3;
  • National Primary, National Secondary and Regional Roads (see Road Network Map above);
  • On the approach roads to Towns and Villages; and
  • On local roads where there is an existing pattern of ribbon development as set out in the Sustainable Rural Housing Guidelines 2005 (DoEHLG) and any amendment thereof.

And where the following criteria are met

  • The proposal is for an individual house; and
  • It is being made by any one of the following persons
    1. a farmer of the land
    2. a direct descendent of a farmer of the land
  • a person who has lived in the open countryside, outside of the Service Centres, within 10km of the proposed location for any 10 year period of that person’s life
  • The house design, siting and layout is in accordance with the Rural Design Guide for Individual Houses in the Countryside as set out in Appendix 4; and
  • The house is for that person’s own use; and
  • The applicant can reasonably demonstrate that he/she has a housing need and is eligible under the above criteria

An exception may only be made in Amenity Areas, on Agriculturally zoned land within settlements, on approach roads to towns and villages and on Regional Roads where:the proposal is for an individual house; and

  • it is being made by any one of the following persons;
    1. a farmer of the land
    2. a direct descendent of a farmer of the land.
  • it is not possible to locate the house on other lands within the family landholding and outside the pressure area; and
  • the house design, siting and layout is in accordance with the Rural Design Guide for Individual Houses in the Countryside as set out in Appendix 4; and
  • the house is for that persons own use; and
  • the applicant has a housing need; and
  • the applicant can demonstrate that he/she is eligible under the above criteria
  • the proposed development will not prejudice the potential future development of the landholding.

If you are seeking permission on the basis of having a housing need and connection to an area, it will be necessary for you to submit supporting documentation such as birth certificates, school records or any documentation which indicates residence in any area for the required period of 10 years with your application.

2. Traffic Safety and Sight distance requirements

A new house will generally require a new entrance onto the public road. All entrances must attain an acceptable degree of safety; in particular that adequate ‘sightlines’ are available at the entrance. The term ‘sightlines’ refers to both the ability to see clearly up and down the road at the proposed entrance when exiting and also the ability to see cars approaching when turning right into the entrance. When making a planning application, it will be necessary for you to clearly show the sightlines proposed and state how they comply with the normal engineering standards. Where the provision of sightlines requires works outside the site, it will be necessary for you to submit evidence that you have sufficient control of the lands or permission from the landowner to carry out the proposals and to maintain the sightlines in the future.

Road Type    Sight distance Required 
County Road up to 4.25 metres in width  70 metres
County Road more than 4.25 metres in width  90 metres
 Regional Road  130 Metres
National Road & Regional of 100kmph speed limit   215 Metres

Please see attached sight line triangle diagram which should be used in conjunction with the above distance required based on the road type.

(Microsoft Word Logo 460 kbs) Plate-Sight Triangle

3. Services

Sewage

South Tipperary County Council has a list of approved Site Suitability Assessors. Proposals for on-site effluent disposals systems must comply with current EPA guidelines. Any application for permission must be accompanied by all necessary site tests which must be carried out by an Assessor from our approved list.

Water

Please ensure that details of your water supply are submitted with your application documents. Supplies should be from the Public Mains and connection to same should be clearly indicated. Should a well be required in exceptional circumstances details of same should be submitted on the site layout plan which clearly indicates adequate separation distances from the treatment system/adjoining developments

4. HOUSE DESIGN

New houses are required to be sited in such a way that they blend well into the landscape and do not form overly visible or strident features on the landscape.The design of the house should be sympathetic to the area and should reflect traditional house designs in the area. Modern design will be considered where the dwelling can be well integrated into the landscape.Further information on the design and siting requirements of South Tipperary County Council are set out in The Rural Design Guide Appendix 4 Appendices of the South Tipperary County Development Plan 2009

PLANNING SECTION
South Tipperary County Council
UPDATED APRIL 2009 S121

“The following presentation may also be of interest to potential applicants as it sets out guidance on how to make a planning application, the criteria under which an application will be assessed in addition to the relevant timeframes”.

(PDF Logo 300 kbs) Pre-Planning Clinic Presentation