Puckane Development Association

The Puckane Development Association would like to make the following submission to the Draft County
Development Plan 2010 - 2016 published by North Tipperary County Council. Puckane Development
Association welcome the publication of the Draft County Development Plan 2010 – 2016 and see this as
an opportunity to address the planning oversights of previous plans within the councils administratives
area.

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

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

Bad planning and overzoning that we have witnessed in Ireland in the last decade played a significant
part in our current economic recession and fuelled the property bubble. This has particular reference to
the Western Area Local Area Plan. Fields that should have been left to agricultural uses were rezoned
and then sold on for gargantuan profits to developers who borrowed heavily to buy them. Communities,
such as Newport & Ballina which saw enormous growth without the necessary infrastructure, are now
suffering most from the recession. In the adoption of the WALAP National and regional planning
guidelines were ignored, and in many villages vast quantities of land was rezoned.

Proper implementation and oversight of zoning procedure and policies would eliminate the need to
counter the effects of excessive lands being available for development purposes in smaller rural areas.
Zonings, that are not in keeping with the overall strategies, guidelines and the key planning principles
should be reversed. The old adage of “A stitch in time saves nine” applies. We submit the following for
consideration;

• To propose to implement comprehensive planning guidelines within the County Development Plan
without addressing the adverse effects of excessive zoning that has already occurred in many rural
areas of North Tipperary would be akin to closing the barn door when all the horses have bolted and
just walking away.
• The authority should consider stronger policy in this regard and the implementation of meaningful
statutory measures needs to be seriously considered to have proper redress for areas where
excessive zoning has already occurred.
• The local authority should be mindful of the soon to be released Midwest Regional Authority
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Guidelines 2010-2022, which include a more up to date assessment of our current planning needs.
•
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Some of the amendments to the current draft of the CDP 2010-2016 made at the August 27 Special
Adjourned meeting of North Tipperary County Council should be seriously reviewed as they may lead
to potential conflict with National and Regional planning guidelines. The cumulative effect of some of
these amended proposals should also be assessed for negative impacts. Any attempt to allow “light
industrial” zoning in lands now or in future zoned “commercial and residentially zoned land
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provided that”, could and will lead to inappropriate industrial planning permissions being requested
on lands previously zoned residential. This is a blatant attempt to circumvent current zoning status
and will be wide open to abuse.
• We make these comments in the hope that they may effect positive change in this regard and despite
past negative experience in the Western Area Local Area Plan (WALAP) Process, we look forward
optimistically to having a real say in how we grow from village past to village future.

The County Development Plan 2010 has an opportunity the address the over zoning of lands3 within rural
villages where there is inadequate infrastructure to cope with demand. Therefore we propose that
facilities be included within the County Development Plan that enables Local Authorites De-zone land as

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

“Where land, which is zoned for residential development under this Plan, is not
developed for that purpose during the lifetime of this Plan, the Council will
consider de-zoning it under the review of the Plan in 2016”.

Planning Policy

Ensure all policies within the County Development Plan 2010 – 2016 must comply with all relevant
National and Regional plans & strategies. The Puckane Development Association are seeking the
removal of the phrases "must relate to and have respect for" and “shall have regard for”, in all
objectives within the County Development Plan as we view these as weak and ineffective language.

The phrase "must comply" should be used to ensure compliance with the relevant national and regional
plans and strategies. This should be edited to ensure that the interests of proper planning and sustainable
development of the area are served.
To fail to edit these linguistic loopholes would raise the question as to whether North Tipperary County
Council have a current policy of bias that favours non compliance with both the NSS and the Midwestern
regional planning guidelines. We are seeking the inclusion of the following wording within the new County
Development Plan 2010 – 2016

“The County Development Plan must comply with the National Spatial Strategy
(NSS). The role of the NSS is to ensure more balanced regional development
throughout the country. One of its main objectives is to ensure that
communities, services and jobs are in close proximity in the future. Further
documentation which the County Development Plan must comply with the
Midwest Regional Planning Guidelines.”

Non- Statutory Plans

The Puckane Development Association have concerns relating to the status of the Masterplan Areas
detailed in the Western Area Local Area Plan particularly in relation to Puckane following the publication
of the draft guidelines “Sustainable Residential Development in Urban Areas” February 2008 by the
Department of the Environment which states;

“Some planning authorities may consider preparing framework plans and/or

master plans to provide more detailed urban design guidance for large-scale
mixed use development, for example, to indicate an overall urban structure for a
new neighbourhood. However, it should be noted that such plans may lack the
opportunity for public consultation, and do not benefit from the statutory backing
which applies to local area plans or SDZs; for these reasons they are not
generally encouraged”.

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

Economic Development within North Tipperary

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

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The government has readjusted their policies in attracting Foreign Direct Investment in Ireland. The new
strategy is detailed in the Governments “Strategy of Science, Technology and Information” published in
July 2006 which aims to build on our “Knowledge Based Economy”. They now wish to establish large
quality business parks with ready access to employment, education and roads infrastructure. A unique
opportunity exists within the county to create synergies with the TRBDI in Thurles and the third level
institutes in Limerick.

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

Sustainable Tourism
Sustainable tourism, a new growth sector, could become a key attraction to North Tipperary. We
recommend the Council actively work to make North Tipperary into a model area in which all aspects of
its functioning meets the guidelines of sustainability. Definition and implementation of these plans needs
to be done in consultation with the area's population.

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

• Develop a long-term energy plan that seeks to minimise demand through

conservation measures and aims at renewable energy supply (with targets such as
20% by 2020, 100% by 2050).
• Work closely with private interests to Identify now and zone for potential local wind
or other renewable energy sites for future use by the area

• Plan for the layout of an energy distribution infrastructure for new or existing
development, which encourages a more efficient, reliable and sustainable energy
infrastructure for the north tipperary. This includes district heating and energy
networks for new housing developments, industrial parks, etc.
Sustainable Transport
We recommend that the Council within the County Development Plan make provision for the
commission a total transport plan for the North tipperary that will assess current infrastructure and
needs, project future demand for at least the next 20 years and define a long-term plan for all transport
modes (including pedestrian, cycle, cars, buses, trains, etc.) within and to and from North Tipperary,

Visual and Physical Impact on the Landscape.

Provision should be made within the County Development Plan for a Landscape and Visual Assessment
Report on the suitability of lands within any town or village for development where a planning application
is lodged with the council for any development greater than 7 units.

Issues Relating to Puckane

Infrastructure – There are a number of infrastructural deficiencies currently within the village. These
include the lack of adequate dust bins, street lighting not working, lack of footpath facilities & street
lighting around the hurling field, poor road surfaces within Ballycraggan and Kelly’s lane and the
treatment plant capacity.

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

Foul and Surface Water Treatment :

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

Within the Village of Puckane there is a serious issue relating to the disposal of storm water particularly
within Ballycraggan. During times of heavy rains flooding occurs within the hurling field and within
Ballycraggan estate itself. The extent of this flooding is documented and can be viewed from the
following link. http://www.youtube.com/user/puckanetipp#p/c/F6E137C099E9FEA1

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

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

The Puckane Development Association wish to thank you in advance of you time spent reviewing this
submission and look forward to working with North Tipperary County Council during the process of the
adoption of the plan.
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“More than 2,500 hectares of land is zoned for residential development, capable of accommodating
over 100,000 homes or nearly double the anticipated demand, not taking into account development
that may take place in smaller settlements with no zoned land and in the countryside.”
"Draft guidelines on planning in midwest"
http://www.irishtimes.com/newspaper/ireland/2009/1007/1224256099662.html
Wednesday, October 7, 2009
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Policy ECON 31: Small Industrial uses in Rural Villages
“It is the policy of the Council to facilitate small scale light industrial development and rural enterprises in
rural villages throughout the County on industrial, commercial and residentially zoned land, provided that
such development”
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“If we are to return to realistic development planning, some of this land will have to be dezoned,
and facing up to this has a part to play in deflating the bubble,”
John O’Connor, Chairman of An Bord Pleannala, October 14th 2009
Source: http://www.irishtimes.com/newspaper/ireland/2009/1015/1224256692981.html

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