A memorandum will be sent to Cabinet today (Tuesday 30 June) from Planning Minister John Cummins and Housing Minister James Brown outlining new planning guidelines for housing in rural and Gaeltacht areas.
The draft National Planning Statement will provide greater clarity and consistency by setting out relevant planning standards on where and how rural housing can be developed
The general approach is to facilitate new rural housing for those who need local rural housing.
This objective is to achieve a balance between preventing urban sprawl in rural areas identified as being subject to urban development pressures, encouraging the regeneration of rural towns and villages and responding to the problem of rural depopulation.
The changes will represent a major shift away from the restrictive planning practices that have been a frustration for people for many years.
The “need” of rural housing
The draft statement explains how a person can show they have a “local need” to build a home in certain rural areas where these requirements apply.
The local needs criteria do not apply within rural settlements (with a population of less than 1,500 people according to the latest census year). They will now be considered in need of rural housing.
The local needs criteria apply in rural areas under urban influence and the Gaeltacht.
There are two main ways to qualify, as someone looking to build a single new townhouse can demonstrate one of two needs.
Social need: The applicant must have lived in a rural area, and the standard rule will be to have spent seven years in rural areas at any point in their life.
The location of the new home must also be within or near that area – generally within 10 kilometers of where they currently live or where they originally come from.
The draft statement allows some flexibility in how the “local social needs” rules are applied within the permissible scope in different rural areas, depending on the extent of development pressure these areas are under.
Stricter social needs standards apply in areas under significant development pressure from neighboring cities.
In urban areas of the city, a person must have lived within 3 kilometers of the site for up to 10 years.
This is to prevent rural areas from becoming suburbs for commuters.
In some high amenity areas, a person must have lived within 5 kilometers of the site for up to 10 years. This is to prevent too many holiday homes being built.
In Gaeltacht areas, the applicant must live within 3 kilometers of the site and must have lived there for 10 years.
However, this can be relaxed for five years for people who speak Irish and can demonstrate local need.
This is intended to help protect and support the Irish language in these areas.
The changes for Gaeltacht areas have been introduced by the Department of Rural, Community and Gaeltacht Development.
Economic need
This applies to people whose main job depends on living in a rural area (remote work does not count) and who need to live close to where they work.
This includes functions such as Agriculturehorses, ForestsOr work in essential services such as teachers in local schools, or people starting or managing a rural enterprise.
The granting of planning permission will also include a condition to ensure the house is used as a permanent main home for at least 10 years and cannot be used for short-term lettings during that period.
The draft NPS will also address land development, infill and striping.
The draft NPS must undergo relevant environmental scrutiny which means the changes will not come into effect until later in the year.
Secretary of State for Planning, John Cummins, said: “These draft changes represent a fundamental shift away from the rigid and overly restrictive planning practices that have held back rural communities for too long.
“The Government recognizes that one-off cottages remain an important part of rural life and we are making it easier for people to live close to their families and stay within their communities.
“Rural housing policy currently varies widely from province to province and one of the primary aims of the draft National Planning Statement will be to ensure clarity and consistency across the country.”
