09. Rural Development Strategy

9.1 Introduction

Meath is home to a diverse range of land uses including agriculture and equine industries, centres of local food production, recreational and tourist activities, established villages and rural housing. These combine to provide both residents and visitors with a quality environment to live, work and enjoy. 

This Chapter sets out the policies required for the sustainable development of rural Meath, in a manner that is consistent with the guidance, strategies and policies at National and Regional level. 

This Chapter is based on the following important principles:

• The specific land use requirements of agricultural activity will be accommodated as a first priority.
• A focus on supporting vibrant rural communities centred on a network of rural nodes is a cross cutting theme of this Plan.
• Rural Meath is an important national and international tourism and heritage asset and its environmental assets will be protected.
• Encouragement and support for restoration and refurbishment of the existing built fabric in rural areas.
• Large numbers of dispersed ‘urban generated houses’ in rural areas have had a detrimental effect on landscape and open countryside.  This pattern of development does not support the long term viability of rural areas, individual villages and rural nodes.
• The current level of rural housing development in the County is unsustainable.
• The requirement to transition to a low carbon and climate resilient society, necessitates consideration of the spatial pattern of development focusing on elimination of unnecessary trips.
• The imperative to reverse the unsustainable levels of out-bound commuting from the County which have been identified as the highest in the Country in the last intercensal period.

9.1.1 Land Use Zoning

All areas outside the development boundaries of all settlements listed in Volume 2 and the rural nodes listed in this chapter, have a Rural Area (RA) land use zoning objective. This objective seeks to protect and promote in a balanced way, the development of agriculture, forestry and sustainable rural-related enterprise, community facilities, biodiversity, the rural landscape, and the built and cultural heritage.

The rural nodes have a land use zoning objective Rural Node (RN) which seeks to provide for small scale infill residential development, small scale employment opportunities, community facilities and supporting services serving local needs while maintaining the rural nature of the node.

For the purposes of rural housing assessment in the Rural Area (RA Zone) and the Rural Node (RN Zone) a rural pressure areas map has been prepared. This map identifies two rural housing category areas- Rural Category 1- Areas under Strong Urban Influence and Rural Category 2- Strong Rural Areas.

Please refer to Chapter 11 Development Management Standards and Land Use Zoning Objectives, for more information on uses permitted in Rural Areas and Rural Nodes.

9.2 Statutory Context

Planning and Development Act 2000 as amended provides the statutory context.

Sustainable Rural Housing, Guidelines for Planning Authorities, 2005

The Circular letter PL2/2017, issued by the Department of Housing, Planning, Community and Local Government in May 2017, advised local authorities that the Sustainable Rural Housing Guidelines are currently being revised to ensure the rural housing policies and objectives contained in local authority Development Plans comply with Article 43 of the EU Treaty on the freedom of movement of citizens. This Plan will be varied, if necessary, to ensure compliance with any revised Guidelines, when finalised.

9.3 Policy Context

Project Ireland 2040 - National Planning Framework (NPF), 2017, (Department of Housing, Planning and Local Government).

The National Planning Framework acknowledges that “rural areas have a major role to play in Ireland 2040 and encourages Local Authorities to ensure that connectivity gaps are addressed and that planning and investment policies support job creation in the rural economy”. Improved coordination of existing investment programmes dealing with social inclusion, rural development and town and village renewal are sought, as is planning for the future growth and development of rural areas.

In terms of rural housing, the National Planning Framework (NPF) distinguishes between commuter areas and other rural regions throughout the Country.

The National Planning Framework (NPF) recognises the “significant pressures from urban generated pressures in commuter areas and highlights how commuter-generated housing in rural areas accessible to cities and towns, has affected the character and cohesion of some locations.  It seeks to manage the growth of areas that are under strong urban influence to avoid over-development, while sustaining vibrant rural communities.”

Regional Spatial and Economic Strategy 2019-2031 (RSES)

The RSES recognises the major contribution that the rural areas make towards regional and national development in economic, social and environmental terms. The RSES aims to strengthen the fabric of rural Ireland, supporting rural towns and communities as well as the open countryside, improving connectivity, and supporting job creation, particularly in a more diverse range of sectors.

The RSES supports the consolidation of the town and village network, to ensure that development proceeds sustainably and at an appropriate scale, level and pace in line with the Core Strategies of the County Development Plans.

The RSES requires that planning for rural areas must provide a balance between managing demand in the most accessible rural areas in proximity to Dublin and larger towns, whilst supporting the sustainable growth of rural economies and rural communities. It requires that the Core Strategies for County Development Plans identify areas under strong urban influence in the hinterlands of settlements and set the appropriate rural housing policy response to avoid ribbon and over spill development from urban areas, support revitalised towns and villages, achieve sustainable compact growth targets and protect the rural resource for rural communities.

It also highlights the fundamental importance of planning the distribution of activity (for example where people live and work) in a manner which reduces the need to travel and achieves a move towards a low carbon society having regard to the impact which transport has on carbon emissions.

RSO 3 seeks to support rural communities and states as follows: “Support sustainable rural development by managing urban generated growth in areas under strong urban influence and by encouraging sustainable growth in areas which have experienced decline or stagnation”

RSO 9 seeks to support the transition to low carbon and clean energy as follows: “Pursue climate mitigation in line with global and national targets and harness the potential for a more distributed renewables focused energy system to support the transition to a low carbon economy by 2050”

There are a number of applicable Regional Policy Objectives and these are as follows:

Realising our Rural Potential: Action Plan for Rural Development 2017, (Department of Arts, Heritage, Regional, Rural and Gaeltacht Affairs)

This Government strategy is aimed at delivering real change for people living and working in rural Ireland.  The objective of the Action Plan for Rural Development is to “unlock the potential of rural Ireland through a framework of supports, at national and local level, which will ensure that people who live in rural areas have increased opportunities for employment locally, and access to public services and social networks”.

A number of key initiatives proposed as part of the Strategy include the Town and Village Renewal Scheme and the Delivery of the 2014-2020 EU LEADER Programme. The Action Plan for Rural Ireland builds on the commitments contained in the Charter for Rural Ireland (referenced below) and sets out a clear roadmap for its implementation.

Charter for Rural Ireland, 2016, (formerly the Department of Environment, Community and Local Government)

This Charter contains a number of commitments which help to establish the foundations for the rejuvenation of the rural economy and rural society as a whole. The Charter is “a statement of Government commitment to support Rural Ireland’s regeneration and to underpin the future sustainable development of Ireland’s rural communities.”

Rural Development Programme 2014-2020, (Department of Agriculture, Food and the Marine)

This programme is based on the EU framework for rural development and the objective of the programme is to foster the development of rural areas through innovation, locally based, bottom up development strategies. In the County the Local Community Development Committees (LCDC) and Leader are the programme implementation bodies.

Rural Economic Development Policy Statement and Rural Economic Development Zones (REDZ)

The Commission for the Economic Development of Rural Areas (CEDRA) was established in 2012 following the severe impact of the economic downturn on rural areas. The REDZ (Rural Economic Development Zone) initiative was a recommendation contained within the CEDRA and is intended to complement the Town and Village Renewal Scheme and cater for projects between the towns and surrounding hinterland that maximise local assets in areas such as tourism, culture, heritage and other areas that support rural economic activity.

Funding was allocated for 18 pilot initiatives across the country¹. Under the REDZ Scheme the Council/Meath Enterprise was successful in its application in 2015 and 2016 to develop a Digital Hub at the Kells Enterprise Centre in two phases. This Hub is marketed to new start up companies to function as incubation space and as a location for training programmes in digital innovation, Phase 1 is now complete. The Kells Electoral Area was designated as a Redz Zone (refer to chapter 4 Economy and Employment Strategy).

9.4 Rural Development Strategy Vision

‘To support agriculture and horticulture as the pre-dominant land uses in rural areas and to encourage the continued sustainable development and economic  viability of rural communities and rural areas by supporting a network of rural villages and nodes without compromising the physical, environmental, natural and heritage resources of the County.’

Policy

It is the policy of the Council:

Objectives

It is an objective of the Council:

9.5 Rural Settlement Strategy

9.5.1 Local Context

The Council recognises the long tradition of people living in rural areas of the County and promotes sustainable rural settlement as the key component of delivering viable rural communities.   

In recent years, Meath has experienced significant pressure to accommodate rural housing which has resulted in the open rural character of many areas being eroded by piecemeal housing development. This level of residential development threatens the initiation and future viability agricultural enterprises, agricultural related/processing enterprises, quarrying and extractive industries and newly emerging technological industries on appropriately zoned lands.

It is also clear that the capacity of the environment and the road network to accommodate further new residential development is reaching its limit in many areas of the County.  There is a concern that if rural housing continues to be permitted at the current levels, that irreversible damage will be done to the rural environment including water quality and landscape character. The opportunities for farm families to continue to live/work within their own communities is likely to be compromised.

Therefore, there is a necessity to carefully manage future rural housing development in County Meath. The provision of more sustainable housing options for rural communities will be facilitated by the Plan through building up the capacity of rural villages and rural nodes to accommodate the future house needs of rural dwellers not engaged in agriculture or rural economic enterprises, which will sustain their futures.

Policies

It is the policy of the Council:

9.5.2 Rural Area Categories in County Meath

Based on analysis of population densities, population change, commuting patterns², it is clear that there are 2 distinct rural categories in Co. Meath. These are as follows:

• Rural Housing Category 1:  Rural Areas Under Strong Urban Influence
• Rural Housing Category 2:  Strong Rural Areas

(Please refer to Map 9.1 - Rural Development Pressure Map which sets out the extent of Category 1 and Category 2).

Rural Housing Category 1:  Rural Areas Under Strong Urban Influence

This area is characterised by a rapidly rising rural population, a significant proportion of which are commuting outside of the County for work. The County’s outbound commuting rates³ are the highest in the Country and it is a key tenet of the Council’s Economic Strategy to address this issue with the creation of ‘live work’ communities in suitable locations within the County.

Rural Housing Category 1 spans a large geographic area of the County, comprising  the commuter-belt and peri-urban⁴ areas.  Continued high levels of single rural houses in these locations would inhibit the growth of the County’s urban areas, cause further deterioration of rural amenities, contribute to the continuing decline of rural villages and nodes and create significant sustainability challenges.

Rural Housing Category 2:  Strong Rural Areas

The level of individual housing development activity in these areas tends to be lower than that within Rural Housing Category 1.  

Rural Housing Category 2 is primarily located to the north west of the County and includes rural areas outside Oldcastle, Kilmainhamwood, Crossakiel, Nobber, Carnaross and Moynalty.  In these areas, the focus of urban generated housing should be in the network of settlements to support the development of services and infrastructure and to take pressure off development in the open countryside.

9.5.3 Rural Housing Policy

This section sets out the policies for rural housing in the two distinct categories referred to above (i.e. Rural Housing Category 1 and Rural Housing Category 2, (refer to map no. 9.1X)).

All rural housing proposals will be assessed having regard to, inter alia, the protection of key economic, environmental, natural and heritage assets, such as the road network, water quality, important landscapes, habitats, biodiversity and likely future impacts of climate change.

Applications for rural dwellings will be considered, having regard to the requirements set out in Tables 9.1a) and 9.1b) Schedule of Local Need and where it is demonstrated that the development would not prejudice the environment and the rural character of the area.

Please note that the requirements pertaining to rural dwellings in the UNESCO World Heritage Site Brú na Bóinne are set out in Chapter 8 Cultural and Natural Heritage and Appendix 8.

Policies

It is the policy of the Council:

9.5.4 Rural Nodes

The housing needs of those members of the rural community who are not part of the agricultural/horticulture community as set out at section 9.3 will be facilitated in the extensive network of rural nodes.

The majority of rural nodes, (see Table 9.2) comprise largely of unserviced rural areas with limited social and community infrastructure.  Rural nodes are designated for limited development at a sustainable scale for immediate local need through the development of clusters.  It is anticipated that each rural node can cater for a small population increase from their current population base over the period of the Plan. 

Consideration of planning applications for development within the nodes will have regard to the role and form of the node within the wider rural area with particular care being taken that these settlements do not compete with designated villages in the services they provide or the role and function they play within the rural area.

Detailed siting and design guidance including best practice examples and layouts in terms of the development of the rural nodes will be provided in the Meath Rural House Design Guide when reviewed.

The Council will support infill development on appropriate sites in rural nodes which make the most sustainable use of serviced land and existing public infrastructure.   The Council will also promote the clachan tradition of clustering houses together in the modern context. Cluster Housing Schemes in rural nodes should be developed in a sustainable way respecting the unique aspects of the village and the site itself, whilst also responding to current economic and social needs. 

Residential use of the upper floors of commercial properties is positively encouraged and can make a positive contribution to the regeneration of rural nodes.  Where external alterations are proposed to facilitate the conversion of existing premises to residential use these will only be permitted where they are in keeping with the host building and the character of the surrounding rural area in terms of design, scale and use of materials.

Policies

It is the policy of the Council:

Objectives

It is the objective of the Council:

9.5.5 Occupancy Conditions

The Council is required to attach occupancy conditions in accordance with the Sustainable Rural Housing Guidelines and Circular SP 5/08 issued by the then Department of Environment, Heritage and Local Government. 

It is the policy of the Council:

9.5.6 Development Assessment Criteria

Meath County Council has produced a Rural Housing Design Guide which provides guidance on good siting and design principles to rural dwellings in the countryside and rural nodes.  It is the intention of the Council that rural dwellings constructed in Rural Area and Rural Node Zones will be of an excellent standard, will compliment the character of the landscape, and will contribute in a positive manner to the built heritage of the County

The Council will take into account the following matters in assessing individual proposals for dwellings in Rural Areas and Rural Nodes:

• The suitability of the site in terms of access, wastewater disposal and house location relative to other policies and objectives of this Plan; The siting and design of new buildings to ensure that they integrate harmoniously with their surroundings and thereby protect the amenity and character of the landscape of the County.
• Local circumstances such as the degree to which the surrounding area has been developed and is trending towards becoming overdeveloped;
• In the rural area, the degree of existing development on the original landholding from which the site is taken including the extent to which previously permitted rural housing has been retained in family occupancy. Where there is a history of individual residential development on the landholding through the speculative sale of sites, permission may be refused;
• The extent of ribbon development as defined in Appendix 4 of the Sustainable Rural Housing Guidelines.

Please refer to Appendix 13 ‘The Meath Rural House Design Guide’ 2009 for further guidance on siting and design of rural buildings.   

9.6 Agriculture

The County’s rich pasturelands support a wide variety of farming types. Agriculture has traditionally been the most important contributor to the rural economy of the County.  While it may now provide less employment, it still remains important as a significant source of income and employment in rural areas. Furthermore, it is recognised that the agriculture sector plays an important role in environmental management and landscape protection and can play a central role in maintaining and enhancing the quality of the rural countryside.

EU Common Agricultural Policy (CAP) is being reviewed and will inform the future output and production activities of the sector. In order to meet this challenge farms will need to become more viable entities which are, adaptable to change and which will be subject to more environmentally sustainable practices. 

9.6.1 Employment in Agriculture

The agri-food sector continues to play an integral part in Ireland’s economy and is our largest indigenous industry, contributing 173,400 direct jobs and generating 10.4% of merchandise exports in 2016.⁷

The Local Economic and Community Plan 2016-2021 (LECP), indicates that the number of people working in Agriculture, Forestry and Fishing (AFF) in the County has reduced significantly. In 1991 there were 5,823 working in the industry, this figure has been steadily reducing, in 2011 there were  3,748 employed in this sector and this has fallen to 2,862 in 2016.

To sustain rural communities in the changing economic climate, farm diversification and new employment opportunities will therefore be required. The government has acknowledged the specific issues posed by Brexit to the rural economy and is seeking to support vulnerable businesses in their response to the changing economic climate through initiatives such as the Brexit fund⁸ and the implementation of Food Wise 2025⁹.

In recent years there has been significant growth in the demand for fresh local produce. Developments in horticulture and in value added food and agricultural enterprises are sectors with opportunities for growth.  Specialist beef production and intensive dairying are the most common types of farming in the County.

The County is the country’s second most important centre for the bloodstock industry, after County Kildare. The equine industry is a significant contributor to the rural economy of the County and has the potential to attract and generate further investment and provide both direct and indirect employment. Threfore in reconition of the equine industry, the Council will support the growth and develeopment in the sector.  According to the ‘Directory of the Turf’ there were 51 stud farms in Meath in 2017.  Fairyhouse, Navan  and Bellewstown are the three racehorses in the County. Racing takes place annually at the beach in Laytown. Tattersalls Bloodstock Auctioneers is a highly prominent equine enterprise in Ratoath. Fairyhouse Racecourse and Tattersalls Bloodstock Auctioneers have the potential to create a significant equine hub in the County.

Agriculture will continue to be an important component of the economy. The agricultural sector must adapt to the challenges posed by modernisation, restructuring, market development and the increasing importance of environmental issues. An economically efficient agricultural and food sector, together with forestry, sensitive exploitation of natural resources and diversification into alternative on-farm and off-farm activities, are essential components for the development of the rural economy.

Policies

It is the policy of the Council:

Objectives

It is an objective of the Council:

9.6.2 Agricultural Development

9.6.2.1 Agricultural Buildings and Structures

The provision of well located structures and facilities necessary for good and environmentally sound agricultural practice shall be supported by the Council.

The Planning Authority will apply the following considerations when assessing applications for agricultural development:

• Safe access – adequate sightlines from the points of access onto public roads;
• Visual impact – new buildings should be located within or adjoining existing farmyard complexes where possible. Structures not forming part of a farm complex should be integrated into the landscape by means of appropriate siting, external colouring and screening.
• Environmental Protection-an effective means of farm waste management
• Is the building/structure necessary for the efficient use of the agricultural holding?

It is the policy of the Council:

It is an objective of the Council:

Refer to Chapter 11 Development Standards and Land Use zoning objectives for further details.

9.6.2.2 Intensive Agriculture

The requirements of the preceding section will be applied to intensive agri-business proposals in the pig and poultry sectors. While the Council recognises the role of this sector to contribute towards national economic targets and the economic well being of the County in general, it is vital that the environmental qualities of the County are recognised in such proposals and protected accordingly. The scale and intensity of such activities within a limited area and the appropriateness of the activity in relation to the quantum of waste generated and its effect on the area is an important consideration in assessing development proposals for intensive agriculture. This applies in particular where the management of nutrients would be located in areas identified as major aquifers and which would be vulnerable to contamination of groundwater.

9.6.2.3 Alternative Agri-Enterprise

The Council will support proposals for agri-tourism developments such as farmhouse guest accommodation, equestrian centres, outdoor pursuit centres and other similar activities including small-scale craft activities where normal development criteria in relation to satisfactory access, appropriate location and design and waste management are observed¹⁰.

9.6.2.4 Allotments

Allotments are becoming increasingly popular and play an important function in serving communities. Private landowners have a role in providing this resource and service which promotes sustainable living. Allotments shall be located such that they do not have an adverse impact on the safety and capacity of the surrounding road network, and shall be designed and sited to have a minimal impact on the surrounding landscape.

Policy

It is the policy of the Council:

Objectives

It is an objective of the Council:

9.7 Forestry

Forests and woodlands play an important role in terms of supporting rural employment and rural diversity, climate change management and carbon sequestration, biodiversity and as a source of renewable/alternative energy sources. Forests and woodlands also have a significant recreational and amenity value. Meath has one of the lowest ratios of planted area in the State. In 2017, c. 13,326 ha of the County was in forest cover which accounts for only 5.7% of the County¹¹ and a marginal increase from 5.3% in 2012. The Department of Agriculture, Food and the Marine (DoAFM) published a forest policy in 2014, ‘Forests, Products and People - Ireland’s Forest Policy - A Renewed Vision’ which sets out Government policy in relation to this sector of the rural economy.

The introduction of large scale forestry areas, particularly conifers can have negative impacts on an area if they are not in harmony with the surrounding environment. Forestry activities must be appropriate in terms of nature and scale to the surrounding area, so they are not visually obtrusive or cause damage to important habitats or the ecology of the area.  To facilitate guidance on areas which contain opportunities for the creation of new woodland and areas which might be sensitive to new forestry proposals, the Landscape Characterisation Assessment of the County should be consulted. (Appendix 5 refers). 

The Plan aims to support the sustainable growth of forestry as an economic activity whilst affording maximum protection to the rural environment and landscape. This Plan acknowledges the tourism and amenity potential of Coillte Forested lands particularly at Halfcarton, Oldcastle. It will therefore be an objective of this Plan to support the development of a tourism type development at this location subject to obtaining all relevant consents.

At all times, the recommendations of the Department of Agriculture, Food and the Marine and the Department of Arts, Heritage and the Gaeltacht guidelines on forestry and fisheries, archaeology and landscape, will be adhered to. In addition, the Council will encourage the provision of public access to new forests through walking and bridle paths, recreational areas and other similar facilities.

Policies

It is a policy of the Council:

Objectives

It is an objective of the Council:

9.8 Tree and Hedgerow Preservation

Throughout the County, series of trees or groupings of trees have been identified as being of particular importance or value to the area. As a means of protecting these areas of planting, Tree Preservation Orders (TPOs) have been made for a number of sites (Map 9.2 Tree Preservation Orders).

Notwithstanding the existence of TPOs, it is recognised that in some instances tree felling will be unavoidable over the life of the Plan. Where felling of trees is unavoidable, new planting will be required and the planting of native species will be encouraged. The Council will consult with the Department of Agriculture, Food and the Marine advisors regarding its recommendations on Tree Felling Licence applications.

Please refer to Chapter 8 Cultural and Natural Heritage strategy for further details.

Policies

It is the policy of the Council:

Objective

It is an objective of the Council:

9.14 Extractive Industry and Building Materials Production

The Council acknowledges the need for extractive industries in terms of supply of aggregate materials for the construction sector, delivering transport infrastructure projects, and for the export market. However, the potential for conflict in the operation of these industries with wider environmental issues needs careful consideration. By their nature, aggregates can only be worked where they occur. The cost of haulage affects economic competitiveness in this sector. This inevitably leads to conflicts and environmental concerns. Extractive industries by their nature can give rise to detrimental environmental and residential amenity effects including traffic generation, vibration, dust, noise, water pollution, visual intrusion and loss of ground water supplies. The impact on the road network of the County is significant.

In assessment of planning applications related to the extractive industry, including related buildings and restoration/rehabilitation of existing pits, the Council will have regard to the policies/objectives for the specific landscape character of the area. (Appendix 5 Landscape Character Assessment refers.)

The County contains a variety of raw materials critical to the construction industry in the form of sand, gravel, stone reserves including high purity limestones and shale used in cement and magnesia manufacture and base metal deposits. The potential of these resources to underpin construction output and provide employment and economic growth in the local and regional economy is recognised as is the need to exploit such resources in an environmentally sound and sustainable manner.

The wide distribution of resources is recognised and known deposits and sites were mapped by The Geological Survey of Ireland (GSI) in 2004 and updated in 2014. The GSI Aggregate Potential Mapping illustrates potential crushed rock and sand and gravel deposits and assesses the interactions between the development of these resources and certain land uses such as bore holes and events such as landslides. Guidelines for Planning Authorities on Quarries and Ancillary Activities were published by the former Department of the Environment, Heritage and Local Government (DoEHLG) in 2004.

The Council has undertaken an examination of quarries within its administrative area in accordance with section 261A of the Planning and Development Act 2000, as amended to determine whether development was carried out which would have required Environmental Impact Assessment (EIA) or Appropriate Assessment (AA) having regard to the Environmental Impact Assessment Directive and the Habitats Directive.  At present there are 29 active quarries in Co. Meath, 19 of which were registered under Section 261A and 10 of which are operating with planning permission.

Policies

It is the policy of the Council:

Objectives

It is the objective of the Council to:

9.10 The Meath Gaeltachts/Gaeltacthaí na Midhe

Rathcairn and Bhaile Gibb are two Gaeltachts in the County which constitute an important part of the Country’s linguistic, social and cultural tradition.  The Land Commission acquired lands in the 1930’s which facilitated the establishment of the Meath Gaeltachts. Circa 122 families (767 persons) from congested districts in Galway, Mayo, Donegal, Kerry and Cork were settled in five townlands in County Meath between 1935 and 1940.  It is essential that policies which protect the Irish language and which encourage and support sustainable employment in these areas are implemented.

The areas have a combined population of 1,857 persons in Census 2016, representing an increase of 10.6% from the 2006 Census.

The Council in performance of its duties pursuant to the Official Languages Act 2003 has drafted its own plan towards providing:

• A clear policy towards bi-lingual signage;
• Attending the needs of the public and providing services in Irish;
• Attend the needs of the Gaeltacht completely in Irish, and;
• Assign persons with Irish to provide services through Irish, as required

The Language Scheme/Plan is monitored to ensure that its provisions are clearly met in an efficient and effective manner and in accordance with the Official Languages Act 2003.

9.10.1 Regional Policy

The RSES acknowledges that: “These Gaeltacht districts are endowed with a unique linguistic and cultural heritage and demonstrate significant capacity and capability in terms of its highly developed forms of social capital and community resilience. These dynamic social and communal features represent at once an important socioeconomic and sociolinguistic differentiator and also act as a key regional development asset which can contribute to efforts in achieving balanced regional development objectives.”

RPO 9.27 states: “Support the implementation of language plans for the Region’s Gaeltachts and the identification of Gaeltacht Service Towns and Irish Language Networks in the Region, and to promote the development of the Gaeltacht in Meath in a manner that protects and enhances the distinctive linguistic and cultural heritage, whilst meeting the needs and aspirations of both residents and visitors alike.”

9.10.2 Development in the Gaeltachts

There is a requirement on Planning Authorities to include objectives in the Development Plan for:

“The protection of the linguistic and cultural heritage of the Gaeltacht including the promotion of Irish as the community language, where there is a Gaeltacht area in the area of the development plan¹².”

It has been a long standing objective of successive Governments to maintain Irish as the first language of the community and of the home in the Gaeltachts and the Council fully supports this objective.  The Council is committed to the protection and enhancement of the Gaeltachts in the County in order to prevent the depreciation of its unique linguistic and cultural setting from influxes of non-Irish speakers. A Language Plan will be prepared for the Limistéir Pleanála Teanga (Language Planning District) for Ráth Chairn and Baile Ghib in accordance with the Gaeltacht Act 2012.

It is important for the achievement of the overall objective of protection and enhancement of the linguistic and cultural heritage of these areas that the linguistic impact of future residential development, in the case of the following:

• multi residential,

• rural dwellings in the open countryside and

• rural dwellings in the rural node of Oristown is assessed as part of the planning process.

This accords with National and Regional planning guidance.

The normal requirements for planning applications for rural dwellings within the defined rural areas of the Gaeltachts are applicable (please refer to Section 9.5). In order to ensure the development of sustainable communities, lands have been identified in Rathcairn and Bhaile Gibb to accommodate employment uses. There are existing Údarás funded projects in both Baile Ghib and Rathcairn and it is an objective of this Plan in conjunction with Údarás na Gaeltachta and Gaeltacht na Mí Economic forum to continue to support economic development in the Gaeltacht areas of the County.

Please refer to Chapter 4 Economy and Employment Strategy and Volume 2 Written statements for Rathcairn and Baile Ghib.

Policies

It is the policy of the Council:

Objectives

It is an objective of the Council:

9.10.1 Development Assessment Criteria

To assist in assessing the impact of new multi residential development upon the use of Irish in the Gaeltachts, all planning applications for residential development, both single and multiple house developments, will be referred to the Department of Culture, Heritage and the Gaeltacht and Údarás na Gaeltachta Management for comment.

9.11 Multi-Experience Attractions

Rural tourism can play a strong role in stimulating rural economies. . This Plan acknowledges this regional amenity and tourism role of the County while recognising the importance of ensuring tourist development does not have a negative impact on the overall character of the area. Policies and guidance in relation to tourist accommodation, hotels, holiday homes, caravan and camping sites, tourist signage, festivals and walking and cycle routes is set down in Chapter 4 Economy and Employment Strategy.

9.12 Vernacular Rural Buildings (Refurbishment and Re-Use)

A key component of the rural landscape of the County is the legacy of traditional dwellings and buildings, many of which have been neglected in preference for new dwellings, or because traditional buildings have become unsuitable as farming practices have changed. In the majority of cases in recent times, most vernacular ‘Parnellite’ cottages are being replaced with larger contemporary and in particular suburban style dwellings that in many instances are out of keeping with the rural character of the area. In addition, thatched cottages, which were once commonplace throughout the County, have been and continue to be in decline, and every effort will be made by the Council to encourage and facilitate the survival of the remaining examples.

The Council consider that vernacular rural dwellings and vernacular structures are an important element of our built heritage. Accordingly, it is the Council’s policy to seek to retain and preserve vernacular dwellings and structures whilst promoting their sympathetic renovation and continued use rather than replacement. There will be a presumption against the demolition of vernacular dwellings and structures where restoration or adaptation is a feasible option. Furthermore, permission for demolition will only be considered where it is demonstrated that a vernacular dwelling is not reasonably capable of being made structurally sound or otherwise improved.

Detailed policy in relation to refurbishment and reuse of existing vacant structures within the UNESCO World Heritage Site of Brú na Bóinne are contained within Chapter 8 Cultural and Natural Heritage.

Policies

It is the policy of the Council:

Objectives

It is an objective of the Council:

9.13 Replacement Dwellings

In recent years, the Council has grown concerned with regard to the tendency to replace established rural dwellings and structures, rather than upgrading or modernising older buildings. Planning permission will be considered for a new replacement dwelling only in instances where a dwelling is not considered by the Council to be vernacular or where it does not provide a positive/important contribution to the local character or heritage of the surrounding area. Furthermore, planning permission will be considered for a replacement dwelling in cases where an existing habitable dwelling has been destroyed recently by fire or by accidental occurance.

Accordingly, it is the Council’s policy to seek to retain vernacular dwellings and structures and promote their sympathetic renovation and continued use rather than replacement. For this reason there will be a presumption against the demolition of vernacular dwellings and structures where restoration or adaptation is a feasible option.

9.13.1 Development Assessment Criteria

The Council shall assess applications for refurbishment and/or replacement of existing housing stock in rural areas, having regard to the criteria outlined hereunder:

• That in the case of refurbishment and extension proposals, that the scale and architectural treatment of proposed works are both subservient and sympathetic to the character of the original structure and do not detract from the setting of the surrounding area including adjoining or nearby development;
• That in the case of replacement dwellings, the design is appropriate to the site in terms of size and scale and does not detract from the setting of the surrounding area including adjoining or nearby development;
• That the overall size of the replacement dwelling does not result in a significant negative visual impact to the character, landscape and heritage of the rural area and shall have regard to local distinctiveness.
• That in the case of replacement dwellings, to require that the original structure was last used as an authorised habitable dwelling and that the roof, and all internal and external walls and windows are substantially intact;
• That replacement dwellings are provided at locations where there is safe access to the public road and acceptable wastewater disposal arrangements can be put in place and where specific development objectives or other policies of the Council are not compromised; and,
• That the design of replacement dwellings in rural areas shall have regard to the design, finish and character of the existing building and comply with the ‘Meath Rural Design Guide’, or any such replacement document.

In the assessment of whether a house which it is proposed to replaced is habitable or not, the Council will rely on the definition contained in Section 2 (Interpretation) of the Planning & Development Act 2000, as amended.

A “Habitable House” means a house which

1. is used as a dwelling;
2. is not in use but when last used was used, disregarding any unauthorised use, as a dwelling and is not derelict, or;
3. was provided for use as a dwelling but has not been occupied.

In the interests of clarity, the provisions of RUR POL 14 (i.e. Rural Generated Housing Need) and RUR POL  16 (Occupancy clause) will not apply in the case of refurbishment and/or replacement of existing housing stock.

9.14 Extensions in the Rural Area and Rural Node Zones

The need for people to extend and renovate their dwellings is recognised and acknowledged. Extensions will be considered favourably where they do not have a negative impact on adjoining properties or on the character of the surrounding rural area.  The design of extensions in rural areas shall have regard to the design, finish and character of the existing building and comply with the ‘Meath Rural House Design Guide’2009, or any such replacement document.

It is an objective of the Council:

9.15 Family Flat Extensions in the Rural Area and Rural Node Zones

Family flats (often known as granny flats) are a way of providing additional accommodation with a level of independence for an undefined temporary period of time. Family flats allow for semi-independent accommodation for an immediate family member (dependent on the main occupants of the dwelling). Applications for family flats will be considered favourably subject to criteria set out in the relevant policy set out below.

It is the policy of the Council:

It is an objective of the Council:

9.16 Restricting Access to Certain Categories of Roads

9.16.1 National Primary and National Secondary Routes

National policy in relation to development involving access to national roads and development along such roads is set out in the Spatial Planning and National Roads Guidelines published by the Department of Environment, Community and Local Government in January 2012. The Guidelines state, ‘The policy of the planning authority will be to avoid the creation of any additional access point from new development or the generation of increased traffic from existing accesses to national roads to which speed limits greater than 60kmh apply. This provision applies to all categories of development, including individual houses in rural areas, regardless of the housing circumstances of the applicant’. 

Under Part 4, Article 28 of the Planning and Development Regulations 2001 - 2019, notification of planning applications which involve a new access or material widening of an access to an existing or planned national road, or where the development might give rise to a significant increase in the volume of traffic using a national road, must be sent to the National Roads Authority. The Authority may make submissions or observations on such planning applications in accordance with Article 29 of the Regulations. National policy in relation to access to national routes has been outlined previously in Chapter 5 Movement Strategy.

Policies

It is the policy of the Council:

9.16.2 Regional and County Roads (Refer to Map no. 9.2)

It is vitally important that new housing in rural areas, that is located along non national routes, is located in such a manner as to avoid endangering public safety by way of a traffic hazard. There are a number of regionally and locally important functions of certain regional and county road routes that act as particularly important transport links traversing the County.

Policies

It is the policy of the Council:  

9.16.3  Development Assessment Criteria

Exceptions to the above policies relating to regional and protected county roads will be considered on their merits in the following circumstances:

• For those who have a location specific rural housing need on family owned lands (in compliance with Section 9.5.3 Rural Housing Policy above) and cannot provide access onto any other non identified regional or county road and therefore need to access one of the regional or county roads identified on Map No. 9.2. In this circumstance, the applicant will be encouraged to maximise the potential of an existing entrance. The onus shall be on the applicant to demonstrate that they have no other access or suitable sites within their landholding, and;
• Where an existing dwelling with a vehicular entrance that is not considered to constitute a traffic hazard is to be demolished and replaced with a new dwelling.

New development proposals onto certain regionally and locally important county road type routes that act as particularly important transport links that traverse Co. Meath shall be assessed having regard to:

• Avoiding unnecessary new accesses, for example where access could be provided off a nearby county road.
• Ensuring that necessary new entrances are located in such a manner as to provide effective visibility for both users of the entrance and users of the public roads so that opportunities for conflicting movements are avoided.
• Avoiding the premature obsolescence of regional roads in particular, through creating excessive levels of individual entrances.

9.17 Roadside Boundaries

Roadside boundaries, whether hedgerows, sod and stone bank, stone wall or other boundaries, provide important features that are elements of both the landscape and ecology of rural areas. The retention of such boundary treatments assists in absorbing new rural housing into its surroundings and should generally be encouraged.

Occasionally, the removal of substantial lengths of roadside boundaries is proposed as part of an element of improving visibility at the junction of a new entrance onto a road. Where an alternative site is available and otherwise suitable, applicants and Planning Authorities should consider a location that avoids the necessity for widespread boundary removal.

Policy

It is the policy of the Council:

9.18 Roads Served by Unmanned Railway Crossings

Under the National Development Plan, a rail investment and safety programme has yielded substantial route renewal and service upgrades that will deliver, over time, more frequent and faster rail passenger services over the rail network. In some areas, laneways accessed via  unmanned level crossings that were originally designed to provide access to agricultural lands are the subject of significant residential development. In certain circumstances, the provision of substantial additional development that is completely dependent for access using unmanned and unprotected level crossings may increase the risk of a safety incident unacceptably or to the degree that alternative crossing arrangements are necessary. The provision of such arrangements needs to be carefully considered given the likely costs involved and the availability of resources.

Policy

It is the policy of the Council:

9.19 Technical Requirements

9.19.1 One Off Houses: Sight Distances and Stopping Sight Distances

Policy

It is the policy of the Council: