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APPENDIX 28
OFVARIATION NO. 2
OF THE
CAVANCOUNTY DEVELOPMENT PLAN - (2008 – 2014)
CORE STRATEGY
SEPTEMBER 2011
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APPENDIX (28)1 – SETTLEMENT HIERARCHY
The current settlement hierarchy for CountyCavan was developed as part of the preparation of the Cavan County Development Plan 2008-2014.
Under this hierarchy, the settlements are categorized as follows:
-PrincipalTown (CavanTown) – allocated Hub Status in NSS and RPGs:classified as:- Strategic Urban Centres that support and are supported by the Gateway and reach out to wider rural areas of the Region which the RPG’s are targeting for significant levels of growth.
-Large Towns: (population in excess of 1,500) These are large towns in the County with populations of over 1,500 persons. These towns offer a wide variety of services such as health, education and professional as well as providing retail and employment for a wide hinterland. They have an important function in terms of balanced county level growth and are regionally important as part of an overall strategy for balanced regional growth and as support for hubs, gateways and strategically significant settlements and routes. these towns are regarded as development centres and the emphasis is on the consolidation of town cores and strengthening of town core retail and service functions. It is essential that the provision of support services such as employment and community facilities should accompany any future growth and development. These towns have experienced significant levels of population growth. In the case of Cootehill, this growth has occurred in the environs, the Town Council area has experienced population decline in both the 2002 and again in the 2006 Census of population. Cootehill is thus unique in the County for this population profile. These towns have good potential for further growth and development but there is a need for consolidation and strengthening of town cores, especially in the case of Cootehill
-Medium Sized Towns: (population under 1,500):- these are towns with a similar service provision as the identified large towns. They have populations under 1,500 and have been identified as towns for urban strengthening or consolidation. These towns have good development potential with an emphasis on the provision of essential services, provision of employment opportunities and improvement of their retail function. These towns are important at a local level and are in strategic locations proximate to the Greater Dublin Area (GDA) and to Northern Ireland and are situated on National Roads.
-Small Towns with an Urban Support Role: These are small towns which have been identified in the (RPG’s) for the Border Regionas having an important urban support role and have a support function in relation to the Hub of Cavan Town. These towns have important service provision roles in their local rural hinterlands and have good development potential. The emphasis would be on supporting their strategic support role to CavanTown while ensuring that future development considers the existing urban form and development service provision.
-Smaller towns with special functions: These are smaller towns which have been identified in the (RPG’s) for the Border Region as having special functions as outlines below. Smaller towns have some service function such as retail, community and/or education, etc. the emphasis should therefore be on developing the potential of their functions, protecting their urban form and their special characteristics. Small towns are important at a local level and it is essential that this function is maintained through their continued development whilst avoiding excessive levels of development.
-Smaller Towns with Local Importance: These are smaller towns which have some service function such as retail, community and/or education etc. The emphasis here would be on developing their potential whilst, protecting their urban form and special characteristics. Small towns are important at a local level and it is essential that their functions be maintained through their continued development whilst avoiding excessive level so development. These towns where identified as towns in the Census of population 2006.
-Villages: These urban centres have not been identified as towns in the Census information (2006). They have important local service and retail functions with some development potential. The emphasis is on balanced sustainable growth that recognizes their special characters and avoids excessive development. The population statistics provided refer to electoral divisions, which are considerably larger that the extent of villages.
-Smaller Urban Communities: These communities vary in form an function, in general, they consist of clusters of housing which are often formed around or near certain essential service facilities such as churches, schools, public houses, shops etc. They have an important but limited function. It is not considered appropriate to define development boundaries for these communities and development should be limited, with an emphasis on recognizing their urban functions. (There is no census information available for these clusters).
The table below outlines the settlements of CountyCavan and their 2006 population figure.
Settlement Hierarchy / Settlement / 2006 PopulationPrincipalTown / CavanTown / 7,883
Large Towns / Bailieborough / 1966
Cootehill / 1892
Kingscourt / 1748
Virginia / 1734
Ballyjamesduff / 1690
Large-MediumTown / Belturbet / 1411
Medium Towns / Ballyconnell / 747
Mullagh / 679
Smaller Towns with an Urban Support Role / Ballinagh / 675
Ballyhaise / 597
Shercock / 461
Smaller Towns with Special Functions and local importance / Killeshandra / 411
Lough Gowna / 123
Smaller Towns with local importance / Arva / 364
Kilnaleck / 334
Swanlinbar / 266
Butlersbridge / 182
Blacklion / 174
Villages (note: population figure is for ED) / Crossdoney / 542
Crosskeys / 643
Dowra / 129
Kilcogy / 365
Mountnugent / 884
Redhills / 420
Stradone / 728
Smaller Urban Communities (note: no census data available)
Ardlougher / Maghera
Ballyheady / Maudabawn
Ballyheelan / Mountain Lodge
Ballymagauran / Milltown
Ballynarry / Muff
Billis / Relaghbeg
Bruskey / Ryfield
Bunoe / Tierworker
Canningstown / Tullyvin
Carrickallen / Stonewall
Carrickaboy
Clifferna
Cloverhill
Corlough
Cross
Crosserlough
Drung
Drumroragh
Finea
Glangevlin
Kill
Killycluggan
Killinkere
Killydoon
Knockatemple
Lacken
Larah
Lavey
Lisboduff
APPENDIX (28) 2 – HOUSING AND POPULATION
Contents:
-Existing and projected population (RPGs) for the Border Region
-Housing Demand and Residential Zoning Requirements
-Amount undeveloped zoned residential land available
-Outstanding planning applications
-Unfinished housing estates
1.Existing and Projected Population
CavanCounty Development Plan 2008-2014:The 2006 Census population figures are the most recent figures available. The 2006 Census records a population of 64,003 for CountyCavan. The population of Cavan Town & Environs in 2006 was 7,883.
Population projections outlined in the Development Plan were derived from projections made by Border Regional Authority (BRA) in 2007. In the BRA’s paper “National and Regional Population Projections 2006-2020; Border Regional Authority Review and Update 2007” the population of County Cavan was estimated to grow to 80,836 by 2020. The population of CavanTown was set to grow to 16,000 by 2020.
Housing Strategy for County Cavan 2008-2014 (as contained within Cavan County Development Plan 2008-2014):Based on the 2006 census of population and population projections made by the Border Regional Authority in 2007, household size and household formation projections were made for the County up to 2015. It was projected that there will be 3737 new households formed by 2015 requiring circa 207 hectares of land zoned for residential use, using an average density of 18 units per hectare.
Border Regional Authority, Regional Planning Guidelines, 2010-2022:The Border Regional Planning Guidelines 2010-2022 (RPGs) were adopted in September 2010; the purpose of this Core Strategy for County Cavan is to show that the development plan and housing strategy for the county are consistent with the NSS and regional planning guidelines.
The population targets for the Border Region contained within the 2010-2022 RPGs are set by a national framework of population targets published by the DoEHLG in January 2009 which outlined the growth of the state up to 2022. The target for the Border Region for 2022 is 595,000 (see table below).
DoEHLG Population Targets for Border Region
2008 / 2010 / 2016 / 2022Border Region / 492,500 / 511,000 / 552,700 / 595,000
State / 4,422,000 / 4,584,900 / 4,997,000 / 5,375,200
In October 2009 the DoEHLG published specific population targets for the Gateways and Hubs as designated in the NSS to ensure that the Gateways and Hubs are accorded priority in the RPGs.
The table below is taken from figures in the RPGs. The table outlines the population of CountyCavan, CavanTown (Hub) and remaining share of the county, from the 2006 CSO data and the likely breakdown of the Regions population in 2010, based on the DoEHLG 2009 figures.
Border Regional Population Breakdown 2006 (CSO Data) & 2010 (Estimates) and Population Targets 2016 & 2022
2006 / 2010 (estimate) / 2016 / 2022CavanCounty / 64,003 / 71,540 / 77,378 / 83,300
CavanTown / 7,883 / 10,000 / 11,600 / 12,800
Remaining Share / 56,120 / 61,540 / 65,778 / 70,500
Comparison of 2007 and 2010 Projections:
CountyCavan had previously been projected to have a population of 80,836 by 2020 and now it is projected to have a population of 83,300 by 2022.
CavanTown had previously been projected to have a population of 16,894 by 2020 and now it is projected to have a population of 12,800 by 2022.
2. Population Projections, Housing Demand and Residential Zoning Requirements
Estimates of future housing demand and land requirements for CountyCavan have taken into account the population targets and the current state of the housing market. In addition to calculating the amount of zoned land required to service the projected population, regard must be had the number of outstanding planning permissions for residential developments, the amount of undeveloped zoned land available and the number of unfinished housing estates in the County. Full account of the role and function of each town in terms of the settlement hierarchy and the Settlement Strategy as provided for in the RPGS. The additional population to be allocated to the County from 2010-2016 is specified in the Regional Planning Guidelines for the period 2010-2016. The Cavan County Development Plan and the Cavan Town & Environs Development Plan has a life-span of 6 years, the period from 2010-2014 (being the remainder of the period left in the development plan) has modified these projections accordingly:
Table 3: CavanTown Population Projection & Estimated Housing yield/ Zoned lands (The projections for the lifetime of the plan are highlighted in red).
2010 / 2010-2016 / Population increase2010-2014
(Plan Period) / Population Increase 2010-2016
(RPG’s) / Potential no. Residential Units required over period 2010-2014 / Potential no. Residential Units required over period 2010-2016 / Total zoned housing land required 2010-2014 / Total zoned housing land required 2010-2016
10,000 / 11,600 / 1066 / 1600 / 426 / 640 / 36ha / 54ha
Source: The Border Regional Authority: Regional Planning Guidelines (2010-2022)
Notes:
The number of housing units that are projected to be required in CavanTown is based on the average household size falling to 2.5 persons in 2016.
The extent of lands that are projected to be required in CavanTown from the period 2010 to 2016 are based on average housing density of 18 units per hectare in Cavan Town & Environs. This figure also incorporates 50% over zoning in accordance with DoEHLG Development Plan Guidelines
HousingLand Requirement for the Remaining Share
The table below illustrates the potential housing demand and residential zoning requirements as indicated in the RPGs for Remaining Share (i.e. rest of CountyCavan outside of CavanTown).
Table 4: CountyCavan & Remaining Share Projection & Estimated Housing yield/ Zoned lands
2010 / 2016 / Population Increase 2010-2014(Plan Period) / Population Increase 2010-2016
(RPG’s) / Potential no. Residential Units required
(2010-2014)
2010-2016 / HLR average density 12 units per ha / HLR average density 15 units per ha / HLR average density 20 units per ha
61,540 / 65,778 / 2,825 / 4,238 / (1086)
1,630 / (136)
204 / (109)
164 / (80)
123
Source: The Border Regional Authority: Regional Planning Guidelines (2010-2022)
The no. of residential units required for the ‘Remaining Share’ of the County is based on average household size of 2.6 persons.
As above with CavanTown the Housing land requirement figure for the remaining share incorporates 50% over zoning in accordance with DoEHLG Development Plan Guidelines (2009).
Tier 2: Larger Towns/Medium Sized Towns
Population growth and residential land zoning in the larger and medium sized towns is based on the capacity of the individual towns in respect of infrastructure provision, historic growth levels as well as the extent of vacant dwelling/extant permissions in the area. On a strategic level it is considered that the following figures are appropriate and realistic and accord with the settlement strategy proposed in this Core Strategy.
RPG’sCDP
Population Contribution25471698
Dwelling contribution @ 2.6 persons per unit980653
Land requirement @ 12 units per hectare 78ha/51ha122ha. 81ha
The RPGs set out 3 different Housing Land Requirement figures based on density of 12, 15 and 20. For the purposes of this Core Strategy, Cavan County Council are using the lower density of 12 units per hectare.
(Note: the HLA figures are based on average density of 18 units per hectare as is the Housing Strategy). The Housing Strategy calculated a zoning requirement of 207 ha from 2008 to 2015 to accommodate the additional households forecasted.
Tier 3: Smaller Towns & Villages
As indicated in the Core Strategy there has been significant development pressures in the smaller villages which have been to the detriment of their character and placed significant pressures on the limited infrastructure available. It is intended that future development should be reflective of the form and character of the smaller villages and comprise of minor incremental additions to villages as opposed to larger estate type developments. Consequently it is considered that a growth rate in the range of 5-7% of the total population over the 2010-2016 period be applied to the smaller villages and towns thereby ensuring appropriate level of growth to the settlement target.
RPG’sCDP
Population Contribution 395152 units
Dwelling contribution @ 2.6 persons/unit263101units
Land Requirement19ha12ha
Countryside
As indicated in the Core Strategy, CountyCavan is, and will remain a predominantly rural County. To ensure the vitality and viability of the rural areas there is a need to secure an appropriate level of development in the countryside. In this regard it should primarily allow for the provision of housing for the needs of the local population, but in the areas of depopulation, general encouragement should be given to new development proposals, subject to good planning practice.
In anticipating the contribution of new housing in rural areas consideration has been given to the previous levels of planning applications for single dwellings in the County (2008-549 units; 2009-335 units; 2010-72 units). In addition the level of provision that should be accommodated in rural areas has to have regard to the general aims of the settlement strategy and the environmental constraints in providing development in the County.
The allocation for the countryside has been calculated as follows:
Population Contribution1296 498 units
Dwelling contributions @ 2.6 persons/unit864332 units
In respect of the Core Strategy and figures attached there will be a requirement to monitor the level of development in each individual category and amend policies/review zoning proposals in light of monitored figures.
Amount undeveloped zoned residential land available
A desk top survey of undeveloped zoned lands within CountyCavan was completed by the Planning Section, Cavan County Council in September 2010. For residentially zoned land the figures are as follows:
Undeveloped Residentially Zoned lands
CavanTown & Environs623ha
Larger/Medium Sized Towns787ha
Smaller Villages and Towns410ha
Total 1820ha
The RPG’s estimates indicate that 54ha of residential zoned land is required for Cavan Town and 141ha for remainder of the County, giving a total of 195ha of housing land requirement for County Cavan for the period 2010-2016.
We have calculated the population projections for the remainder of the life-span of the current plan (2010-2014) and thus estimate that: CavanTown will require 36ha of residential zoned lands to accommodate the population increase and 93 haof residential zoned landsfor the lifetime of the current Development Plan. As can be seen from the above figures for undeveloped residentially zoned lands, there is a significant excess of land zoned compared to what is actually required to meet the needs of future population growth.
Outstanding Planning Applications
In June 2010 data was collected from a desk top survey and site visits on outstanding planning applications within the zoned areas of the towns and villages. These figures are returned annually as part of the Housing Land Availability Return to the Housing and Construction Policy, Finance and Statistics Section of the Department of the Environment, Heritage and Local Government.
On outstanding planning applications the main information collected was as follows:
-the number of dwelling units that had commenced but were not completed on sites for which planning permission had been granted
-the number of dwelling units on sites for which a planning permission of at least 2 years life remaining has been granted but where construction is not yet underway
The figures for the 2009-2010 period are as follows:
Location / No. uncompleted units / No. units with 2 years life remainingCavan Town & Environs / 92 / 748
Larger/Medium Sized Towns / 175 / 1832
Smaller Villages and Towns / 30 / 327
Total / 297 / 2907
The RPGs estimate the housing demand for CavanTown for the 2010-2016 period is 640 units. As can be seen from the above figures this requirement can be met with the number of uncompleted units (92) and the number of units that have been granted permission and have not yet started construction (748); total of 840 units.
The RPGs estimate the housing demand for the remaining share of CountyCavan for the 2010-2016 period is 1,630 units. As can be seen from the above figures this requirement can be met with the number of uncompleted units for the larger/medium sized towns and smaller villages and towns (205) and the number of units that have been granted permission and have not yet started construction (2159); total of 2364 units.
Unfinished Housing Estates
Department of the Environment, Heritage and Local Government, National Survey of Ongoing Housing Developments: October 2010
In summer 2010 the DoEHLG initiated a field based survey of all housing developments of two or more dwellings that had commenced by the time of the survey. For CountyCavan, 147 no. developments were inspected. In the 147 developments this included 6007 no. dwellings.
Complete and occupied2687 (45%)
Complete and vacant802 (13%)
Under Construction686 (12%)
No construction started1832 (30%)
Note: The DoE figures have been broken down into 7 varying levels of completeness. For the purpose of this document and simplicity, they are all categorised together “as under construction”.