Section 3.0 Residential Development

The successful design of residential development will depend on a coherent and unambiguous design brief. In dealing with applications for multi-unit residential developments, or sensitively located development, the Council will require the submission of a Design Statement (See also DM 02) as part of the application documents, the detail of which will be commensurate with the scale of residential development proposed and Policy Objective ‘Place 10’ (Volume 1: Section 8.5).

Development Management DM 03

The principal functions of a Design Statement will be:

• To ensure that the key characteristics of the local context are taken into account from the outset;
• To establish the overall form of the development based on the density and layout of buildings and spaces;
• To indicate how the layout of roads, streets and open spaces contribute to the spatial hierarchy, as well as linking the development to the rest of the vicinity;
• To indicate how the quantitative and qualitative criteria, which inform the design have been adhered to;
• To provide an indication of the proposal’s compliance with the policies and provisions of the Development Plan, and how these have been addressed in the proposal;
• Provide an outline of how the proposed development integrates into the existing context, and ensures permeability/ linkages within the proposed development and also to its surrounding area.

Quantitative criteria refer to density, private and public open space, roads, footpaths, car parking standards and internal space standards. Qualitative criteria refer to consideration of safety, privacy, sense of place, variety functions, convenience and aesthetics.

The design of residential development should not be based solely on compliance with quantitative standards. The creation of residential areas with a sense of place should be the priority. In the making of places, road layout and the movement of vehicles should not dictate the internal layout of a housing scheme. The design of new residential development should provide for a network of functional and aesthetically pleasing public, semi-private and private spaces rather than merely a hierarchy of roads. Applications for residential development shall illustrate the phasing for the scheme. Phasing proposals shall ensure that open space and infrastructure to serve dwellings in a given phase e.g. public lighting, footpaths, is completed to the satisfaction of Waterford City & County Council prior to the initiation of the succeeding phase.

Development Management DM 04

Applications will be required to adhere to the guidance contained in the ‘Urban Design Manual - A Best Practice Guide’ (Department of the Environment, Community and Local Government, 2009). The design of schemes should promote best practice in architectural design, consistent with the aims of the ‘Government Policy on Architecture 2009-2015’ (Department of Environment, Community and Local Government, 2009) to support good architectural quality.

The Design Statement shall also take guidance from the ‘Sustainable Residential Development in Urban Areas Guidelines for Planning Authorities (DoEHLG 2009)’, and consider the overall impact of the proposed development under the following categories/headings:

• The overall character and scale of the settlement;
• Infrastructure capacity such was water/wastewater and surface water disposal available;
• Flood Plains/ areas susceptible to flooding/cumulative effect of development and existing development in relation to flooding;
• Social services such as local shops/community facilities;
• Capacity of local schools/ crèches/ child minding services available in the area;
• The provision of open space areas/ playgrounds/ amenity areas;
• Car parking/ traffic safety and pedestrian movements;
• Proposing phasing arrangements;
• Housing mix;
• Integration into existing/ surrounding context and character;
• The protection of residential amenity of existing adjacent dwellings in the area; and
• Carbon balancing calculations and the incorporation of green infrastructure elements, e.g. living roofs; SUDs etc.

3.2 Residential Density

The Council recognises the benefits of increasing the density of residential development at appropriate locations in harmony with improved public transport systems and in accordance with various strategies and reports such as the ‘National Planning Framework’ (NPF), the ‘Sustainable Residential Development in Urban Areas Planning Guidelines (2009)’ and the ‘Southern Region Spatial and Economic Strategy’ (RSES). The National Planning Framework (NPF) lists ‘Compact Growth’ as a National Strategic Outcome aiming to secure the sustainable growth of more compact urban and rural settlements supported by jobs, houses, services and amenities, rather than continued sprawl and unplanned, uneconomic growth. National Policy Objective 3c of the NPF states in this regard that at least 30% of all new homes that are targeted in settlements other than the five Cities and their suburbs, should be within their existing built-up footprints.

National Policy Objective 13 of the NPF advocates that planning standards should be flexibly applied in response to well-designed development proposals that can achieve urban infill and brownfield development objectives in settlements of all sizes.

The use of zoned and serviced land to its maximum, as positioned in the core and settlement strategies, and other relevant and associated chapters and policies of this Development Plan, will assist in achieving the objective of satisfying housing demand in a sustainable manner.

In the application of densities, it is also important to recognise and reflect the function and character of the urban area (i.e. city, towns, villages and settlement nodes), as set out in the settlement hierarchy in Volume 1: Section 2.9 -Table 2.2.

General Density Advice

In assessing applications for residential development, the Planning Authority will seek to implement the density standards set out in the ministerial guidelines ‘Sustainable Residential Developments in Urban Areas’ (DoEHLG 2009), the Specific Planning Policy Requirements (SPPR) of the Urban Development and Building Heights Guidelines for Planning Authorities (2018) and Circular Letter NRUP02/2021 along with those provided in the Core Strategy of this Development Plan. In all instances the following will be taken into consideration:

Development Management DM 05

• Proximity to public transport bus stops.
• Proximity to neighbourhood and district centres.
• The extent to which the design and layout follows a coherent design brief resulting in a high-quality residential environment.
• Compliance with qualitative and quantitative criteria.
• The extent to which the site may, due to its size, scale and location, propose its own density and character, having regard to the need to protect the established character and amenities of existing adjoining residential areas.
• Existing topographical, landscape or other features on the site.
• The capacity of the infrastructure, including social and community facilities, to absorb the demands created by the development.
• Where the opportunity exists to increase density and building heights in pursuit of compact, regeneration, sequential and transit-oriented development, and where it can be demonstrated that the development management standards set out in the Development Plan may in certain circumstances be counter to achieving these principles of sustainable urban development, we will consider such proposals on their own merits having regard to the relevant S28 Guidelines in place at the time.

The same criteria will be applied to development proposals involving an increase in density on existing housing sites.

3.3 Part V Housing Requirements

Social and Affordable housing will be provided by Waterford City and County Council as the Housing Authority, Approved Housing Bodies (AHBs), The Land Development Agency and by a wide range of mechanisms, including under Part V of the Planning and Development Act 2000 (as amended).

A recent significant change to Part V arrangements under the Affordable Housing Act 2021 is to increase the Part V contribution for new housing developments from up to 10% for social housing to a mandatory 20% requirement of new developments of 5 or more houses, at least half of which must be applied to social housing provision and up to half of which may be applied to affordable and cost rental housing.

All proposed residential developments, or mixed used development with a residential component, shall have regard to, and comply with, the provisions of the Council’s Housing Strategy (Appendix 3 of the Development Plan), Section 7.3 of Volume 1 and Part V of the Planning and Development Act, 2000 (as amended). In this regard, an applicant for new development will be required to engage with the Planning Authority at an early stage of the planning process to ascertain any specific requirements in relation to their Part V obligation.

3.4 Residential Development Design Standards

3.4.1 Mix of Dwelling Types

The Housing Strategy and Housing Needs Demand Assessment (Appendix 3) have informed Policy Objective H17 (Volume 1: Section 7.6) in relation to the appropriate housing type and mix of tenure in new developments.

Planning applications for 15+ residential units will be required to incorporate a variety and choice of housing units by type and size to meet differing household needs and requirements, as informed by the HNDA, e.g.:

• Existing and emerging household formation sizes.
• Housing demand patterns.
• Identified City/ County housing trends.

The Design Statement associated with development proposals for both new residential communities, and for developments within existing built-up footprints of an urban area, shall include:

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• Details of existing and permitted unit types within a 10-minute walk of the proposed development.
• A breakdown of the proposed unit type and size, including the percentage split between 1/2/3+ bed units which, in the case of apartments (and duplexes), shall be in accordance with the “Sustainable Residential Development in Urban Areas – Guidelines for Planning Authorities” (2009), and “Sustainable Urban Housing Design Standards for New Apartments”, or any subsequent amendment/ revision of these.

• A minimum of 20% of dwellings in new residential developments of five dwellings or more must be designed to be Lifetime Homes, suitable to accommodate or are adaptable to provide accommodation for people with disabilities and older people. Planning applications will be required to demonstrate compliance with this objective and to show an accessible route to the residential units from the boundary of the property. Proximity and access to local services must also be considered relative to the units which are accessible.
• Site and/ or floor plans that clearly identify proposed units that:
• Are designed and located having regard to the needs of older people and/or persons with a disability.
• Are designed having regard to the concept of lifetime adaptable and/or multigenerational homes.
• A statement outlining how the scheme has been designed for the needs of older people/ or persons with a disability and or lifetime homes.

Local Authority Development Part 8 or Part 10 residential schemes, may propose a different housing mix, having regard to the specific needs of the Housing Authority.

3.4.2 General Residential Development Design Standards

The design and layout of individual dwellings should provide a high-quality living environment for residents. Variety in design, within a unified concept, will generally be required. This may be achieved through scale and massing, roof profiles, materials and decorative details. In smaller scheme, i.e. less than 15 units, uniformity in design and finishes may be acceptable, depending on the site context. Dwellings should also be designed to provide adequate room sizes that create good quality and adaptable living spaces. Open space should be located behind the front building line of the house and be designed to provide for adequate private amenity.

Designers should also have regard to the targets and standards set out in the “Quality Housing for Sustainable Communities Guidelines”, DCHLG (2007) with regard to minimum room sizes, dimensions and overall floor areas when designing residential accommodation.

Pedestrian & Vehicular Movement

• To provide for pedestrians and cyclists as part of the development management process, all new development will be required to maximise permeability and connectivity for pedestrian and cyclists and to create direct links to adjacent roads and public transport networks in accordance with the provisions of the ‘Urban Design Manual – A Best Practice Guide’ (2009), ‘Sustainable Urban Housing: Design Standards for Apartments’ (2018) the ‘Design Manual for Urban Roads and Streets’ (DMURS, 2019) and the Permeability Best Practice Guide (2015).
• Where new developments are proposed adjacent to existing and established neighbourhoods, the design, layout and housing mix should be designed in such a way to enable positive integration, both physically and socially towards building strong integrated communities and social cohesion.
• Movement should be convenient, safe and pleasant. Within larger housing areas, a clear hierarchy of spaces and roads should be apparent. Movement through estates should be guided by the principles of security, with opportunities for crime and anti-social behaviour minimised.
• Every effort should be made to eliminate through traffic (rat-runs); however provision should be made for public transport, pedestrian and cycle network through routes.
• Provision should be made for traffic management proposals in all developments. Where shared surfaces are proposed, vehicle design speeds should be at or near walking pace. This shall be achieved by design features such as curves, ramps, pinch points and other features where appropriate.

Estate Design

• Residential schemes to provide a range of dwelling sizes and typologies to accommodate emerging demographic trends in line with the Housing Strategy and Housing Needs Demand Assessment or other evidence supported methodology. Proposals for residential schemes which are proposed on infill or smaller sites should demonstrate the ability of the proposal to provide a mix of dwelling types within the locality as opposed to within the scheme itself.
• Planning proposals for housing schemes are required to present a considered design approach to tailor the scale, design, layout and density of housing in responding to the individual character of the respective town or village.
• Incorporate corner sites, dual aspect designs and avoid blank facades into residential schemes, where possible, to ensure provision of active and passive surveillance over street frontages, creation of attractive thoroughfares by avoiding spanning rear garden walls, the creation of more recognisable routes and junctions that aid navigation and contributing energy efficiency advantages, whilst providing for more attractive, usable and adaptable living spaces, and better sunlight/daylight provision to its occupants.
• Support the play and recreational needs of children and young people and ensure the central integration of play provision and child-friendly neighbourhoods and the needs of older people and of persons with a disability.
• Reflect and contribute to the local character, materials and identity of place into the design of new developments.

Climate Resilience

Innovative energy efficient housing to accommodate new typologies and provide adaptable and/ or whole life-cycle homes to create inclusive and socially balanced residential communities.

Applicants will be required to demonstrate how climate resilient features have been incorporated into the design of new residential developments as per Low Energy Buildings set out below and Policy Objective H18 (Volume 1: Section 7.7) as well as:

• High quality landscaping (including tree planting), that make use of a diverse range of species of plants – consistent with the National Pollinator Plan, site appropriate and irrigated by rainwater.
• Incorporating a green infrastructure network and Nature-Based Solutions (NBS) into the design of buildings and layout – living/green walls, rain gardens, bio-retention measures/swales living/green and or blue roofs, other soft Sustainable urban Drainage Systems (SUDS) measures such as swales, rain gardens, using trees for urban cooling and the reduction of wind tunnel effect.

Public Open Space

• Public open space should be provided at a minimum rate of 15% of total site area, save in developments where increased building heights and densities are considered appropriate such as those specified in Volume 1: Table 3.2 and within Appendix 21: Regeneration and Opportunity Sites and the application of the minimum rate is considered to be inappropriate. The open space should be designed so as to complement the residential layout and be informally supervised by residents. The spaces should generally be centrally located within groupings, and be visually and functionally accessible, of a suitable gradient, useable and overlooked by a maximum number of dwellings. Incidental pieces of unusable land shall not be considered to fulfill or partially fulfill the 15% requirement for example, narrow tracts of open space, which are difficult to manage, will not be acceptable.

• Public open space on Institutional Lands should be provided at a minimum rate of 25% of total site area for residential development as per Policy Objective H21 (Volume 1: Section 7.9)
• In addition to Public Open Space, provided by the Developer, communal open space must also be provided for apartments, and in some instances for houses, in accordance with the minimum standards set out in ‘Sustainable Urban Housing, Design Standards for New Apartments’ Section 28 Guidelines, (2020). Communal open space is for the exclusive use of the residents of the development and should be accessible, secure and usable outdoor space which is inclusive and suitable for use by those with young children and for less mobile older persons.
• All residential schemes must provide a minimum provision of public open space which has regard to the content of the Section 28 Guidelines ‘Sustainable Residential Development in Urban Areas’ (2009). The design and layout of the network of public open spaces should consider, and make provision for, the need for level areas of sufficient size to accommodate informal sports activities for children.
• The Council shall require that areas dedicated for public open space in a planning application are transferred to the ownership of the Council where the development is taken in charge by the Council.

Landscape Plans

• A detailed Landscaping Plan, prepared by a suitably qualified professional, is required to accompany all new residential development schemes unless otherwise deemed to be not required by the Council.
• The landscape plan will set out and specifically indicate how the overall approach is infrastructurally and ecologically resilient, and provides varied landscapes that reflect the character of the area; it should also address the following:

• Ecosystems services and carbon capture approach.
• Green and blue infrastructure integration and linkages.
• Urban Greening.
• Biodiversity including pollinator friendly approach.
• Nature based solution to hard infrastructure, including the provision of SUDs.
• Maintenance without the use of chemicals.
• Nature Based Play.

Private Open Space

• All houses should have an area of private open space of a suitable gradient, exclusive of car parking, to the rear of the building line. The minimum area of private open space to be provided shall be in accordance with Table 2 for all new residential units.
• The prescribed private amenity space will allow for a private amenity area, which can accommodate the storage of bins/garden shed etc., and the provision of an area for vegetable growing, etc. In certain circumstances, the standards may be reduced for smaller houses if the Planning Authority considered it acceptable, however the area may not be less than 50 sq. m.

• It should be noted that housing developments which provide private open space at the minimum standard throughout the scheme will be discouraged.

Privacy

• Privacy is an essential factor in residential layout. Privacy can be ensured by attention to the alignment of new residential buildings and their relationship to each other.
• Good design in housing layouts, the configuration of houses and their relationship to each other, to open spaces and roads, should aim to provide layouts with adequate private open space and screening so as to achieve freedom from observation.

Maximum Site Coverage

• Site Coverage is determined by dividing the total area of ground covered by buildings, by the total ground area within the site (i.e. footprint of development/area of site).
• A maximum of 85%, or up to the existing site coverage (brownfield sites) will be allowed for urban areas.

Maximum Plot Ratio

• The plot ratio expresses the relationship between the total gross floor area of the building with the gross area of site (i.e. gross floor area/ gross site area)
• Generally, plot ratios of 2.0 are accepted in urban areas, however the Planning Authority will permit higher plot ratios to support more compact forms of development, where exceptional standards of design are achieved, where compliance with S28 Ministerial Guidelines is demonstrated, where appropriate within the context of the surrounds, and also in respect of strategic sites and general strategic planning.

Building Height

• Development proposals for higher buildings in proposed residential development, need to take account of the Development Management principles and satisfy Development management criteria as contained in the Ministerial Guidance document 'Urban Development and Building Heights' (2018).

Minimum Separation Distance

• Between directly opposing above ground floor windows, a separation distance of 22 metres should generally be observed for new, reciprocal overlooking housing, although this will also be informed by considerations such as typography, design, and housing type and mix. A reduction in this 22-metre separation distance may be considered appropriate where there is an innovative design approach to house and site layout design.
• Innovative dwelling types, such as houses which have their main sleeping and living areas on one side, and circulation and bathrooms on the other, may allow for a reduction in this standard. Any window proposed at ground floor level should not be less than 1m from the boundary it faces.
• Adequate separation distances, between directly opposing rear first floor windows, should be provided when extending existing dwellings at first floor level, to ensure the retention of adjoining residential amenity
• For single-storey dwellings, a reduction in the rear garden depth may be considered, subject to the protection of adjoining residential amenity.
• A minimum of 2.2 meters shall be provided between the side walls of detached, semi-detached and end of terrace dwellings to ensure privacy and ease of access.

Screen Walls

• Screen walls constructed of brick/ stone/ rendered blockwork, 1.8 metres in height, and constructed in accordance with current standards and regulations, shall be provided to enclose private open space and where the boundaries of the house sites abut roads, pedestrian ways or open spaces. The walls shall be capped and plastered on the public side, and the design and finish should be consistent with the design/finish of the house design.
• Concrete post and timber/ concrete panel fencing may also be permitted for inter-site, side boundaries.

Boundary Treatment

• A uniform treatment for the boundaries of individual sites, which is capable of providing adequate privacy between properties, shall be implemented throughout a residential development.
• Boundaries located to the front of dwellings should generally consist of softer, more open boundary treatments, such as low-level walls/railings and/or hedging/planted treatments. Open plan gardens will not be allowed on main access roads.
• Rear boundary walls or fences must generally be provided to a height of not more than 2 metres.
• 1.8m side Garden walls should generally be presented behind the front building line of the dwelling only, to allow for the openness of residential development and to protect visual amenities; lower level walls may extend forward of this line.
• Boundary walls/enclosures should not present blank spanning facades onto thoroughfares. Design solutions may include the use of alternative site orientation and/ or dual aspect dwellings, including provision of side access/ egress arrangements.

Waste Management

• An appropriately designated and screened refuse storage and collection points, including provision for recycling and composting storage, should be provided.
• Access to these areas and roads within the estate should be suitable for waste collection vehicles.

• In the case of communal refuse, recycling and composting storage, the collection point should be accessible both to the waste collection vehicles and to the resident, and be secured against illegal dumping by non-residents.
• Refuse storage areas should not be located immediately adjacent to the front door or ground floor window(s), unless adequate screened alcoves or other such mitigation measures are provided.
• For individual houses, the applicant/ developer must identify the proposed location and design of bin storage to serve each dwelling.

Phasing

• The Council will require a detailed phasing plan to be submitted with any planning application for residential or mixed-use development. The Phasing Plan shall indicate how each phase shall be completed satisfactorily, in terms of roads/lighting/landscaping, etc. prior to an additional phase commencing.

Services

• Provision shall be made for the location of all services underground. Water mains, foul and storm sewers shall be laid, where possible, under the estate roadways. 10m wayleaves shall be provided for underground public services in private areas.

Construction Waste Management Plan

• A management plan for the reuse, recycling or disposal of Construction & Demolition waste will be required to be submitted as part of an application for permission.

1 – 2 bedrooms
A reduced quantum of private open space may be considered in respect of
housing for older people/ sheltered housing etc.

4 bedrooms (or more)

3.4.3 Apartment Standards

The design and layout of new apartments should provide comfortable accommodation for a variety of household types and sizes – including families with children - over the medium to long term. Regard should be given to relevant Government Guidelines, including Design Standards for New Apartments, Guidelines for Planning Authorities, 2020. All apartment schemes should provide for a mix of units; comprising of one bedroom, two-bedroom and family units as set out above in the Housing Mix section.

Private open space for apartments shall be provided in the form of patios, balconies, or roof gardens, with patios and balconies forming an integral part of the scheme design as set out in the Guidelines. High quality communal open space should also be provided in schemes that include apartments. Communal open spaces should form an integral part of scheme design, be screened from full public view and public access, and should be restricted through design and/or formal barriers. Waterford City & County Council consider that appropriate levels of well-designed apartment development can make a strong contribution to providing housing in central urban areas particularly in Waterford City and other higher order settlements in the County.

In addition to the 2020 Apartment Guidelines, applicants/ developers of apartment schemes should take cognisance of the Multi Unit Developments Act 2011 (or as otherwise amended).

3.4.4 Minimum Space Requirements for Apartments

The size of a dwelling is a key determinant of its liveability and its adaptability to new household requirements and needs and therefore fulfilling “lifecycle” needs. Minimum Requirements for Apartment Floor Areas are set out per the “Design Standards for New Apartments, Guidelines for Planning Authorities” (2020) as follows:

• Studio apartment (1 person) 37 sq.m
• 1-bedroom apartment (2 persons) 45 sq.m
• 2-bedroom apartment (4 persons) 73 sq.m
• 3-bedroom apartment (5 persons) 90 sq.m

The majority of all apartments in any proposed scheme of 10 or more apartments shall exceed the minimum floor area standard for any combination of the relevant 1, 2 or 3 bedroom unit types, by a minimum of 10% (any studio apartments must be included in the total, but are not calculable as units that exceed the minimum by at least 10%). Provision should also be made for general storage particularly for bulky items not in daily use e.g. suitcases/vacuum cleaners etc. and these storage areas should be additional to kitchen presses and bedroom furniture.

3.4.5 Dual Aspect Requirements

In duplex type or smaller apartment blocks that form part of mixed housing schemes in suburban areas, dual aspect provision is generally achievable. In more urban schemes, where there may be a terraced or perimeter block pattern wholly or partly fronting a street, this may not be the case. Ultimately, the daylighting and orientation of living spaces is the most important objective. The Design Standards for New Apartments Guidelines 2020, provides guidance with respect to the minimum number of dual aspect apartments that may be provided in any single apartment schemes which are set out below.

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• A minimum of 33% of dual aspect units will be required in more central and accessible urban locations, where it is necessary to achieve a quality design in response to the subject site characteristics and ensure good street frontage where appropriate.
• In suburban or intermediate locations, it is an objective that there shall generally be a minimum of 50% dual aspect apartments in a single scheme. Ideally, any 3-bedroom apartments should be dual aspect.
• For building refurbishment schemes on sites of any size or urban infill schemes on sites of up to 0.25ha , Planning Authorities may exercise further discretion to consider dual aspect unit provision at a level lower than the 33% minimum outlined above on a case-by-case basis, but subject to the achievement of overall high design quality in other aspects.

3.4.6 Apartment Floor to Ceiling Height

Floor-to-ceiling height affects the internal amenities of apartments, in terms of sunlight/ daylight, storage space, and ventilation. This is most significant at ground level, where the potential for overshadowing is greatest. Ground level floor to ceiling height will also influence the future adaptability of individual apartments for potential alternative uses, which will vary depending on location.

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• Ground level apartment floor to ceiling heights shall be a minimum of 2.7m and shall be increased in certain circumstances, particularly where necessary to facilitate a future change of use to a commercial use. Applicants and designers should consider 3.0 metres on the ground floor of multi-storey buildings. For building refurbishment schemes on sites of any size or urban infill schemes on sites of up to 0.25ha, planning authorities may exercise discretion on a case-by-case basis, subject to overall design quality.
• In certain main urban centre locations, where apartments front onto or adjoin busy commercial streets with significant pedestrian footfall, the need for future adaptability of ground floor areas from residential to potential commercial uses in the future should be considered. Planning authorities may require ground floor apartment floor to ceiling heights to be a minimum of 3.5 - 4m metres generally, in such specific cases.