Submission from the Office of the Planning Regulator (Submission No 426)
Issues / Recommendations / Observations
Chief Executive’s Resp onse & Recommendation
that they can be developed within the medium to long term in accordance with Section 4.4.4 of the Guidelines. The Core Strategy will be revised, as outlined below, to reflect the points above. In relation to Recommendations (i) and (ii), given the detailed assessments carried out as spart of the Capacity Study referred to above, the quantum of zoned land referred to in the Core Strategy has taken account of all underutilised zoned lands. This includes potential residential yields for lands zoned ZO 1 Sustainable Res Neighbourhoods (effectively ‘existing residential’ zoned lands). As set out in section 2.52 of the Draft Plan, reasonable and realistic assumptions are used to ensure the Core Strategy targets are grounded to ensure deliverable outcomes. The City Capacity Study details how these assumptions are applied on a site-by-site basis. Extracting calculations for different areas of the city from Table 2.3 of the Core Strategy, therefore, results in the appearance of low densities. This is however not the case, and the density ranges allowable for different areas of the City are as set out in Chapters 3 and 11 of the Draft Plan. The Core Strategy does not set out density-related outputs showing the full build out of every zoned site identified for future development in the city as this would form part of the Development Management and Active Land Management Process, which is informed by the density policies of the plan. The Core Strategy presents realistic and grounded targets (based on capacity constraints, complex build out timeframes, etc) that align with the NPF. Given the complexities associated with urban development (as set in more detail above), this evidence-based and grounded approach is particularly relevant to Cork City. In the context of the RSES for the Southern Region 2031, it is also important to note the SRA submission no 400, including reference to the requirement for advance planning to achieve the growth targets set for Cork City under the NPF and Cork MASP.
Recommendation 3 - Core Strategy and Zoning for Residential Use Having regard to sections 10(2A)(c) and (d) of the Act and to the provisions of the Development Plans, Guidelines for Planning Authorities, Draft for Consultation (August, 2021), the planning authority is required to review the core strategy to: (i) Provide details of the existing area (ha) and associated housing yield for residential use and for lands zoned for residential and a mixture of other uses, as required under s.10(2A)(c)). (ii) Take account of all lands proposed to be zoned under the Plan which have potential to accommodate residential development. This includes not only ZO 02 New Res Neighbourhoods, but lands zoned Z0 01 Sustainable Res Neighbourhoods and all lands proposed to be zoned to accommodate residential uses and a mixture of other uses. (iii) Review the density assumptions in Table 2.3 of the Core Strategy to ensure that residential densities within the ranges advised in the Sustainable Residential Development in Urban Areas Guidelines (2009) and Circular NRUP 02/2021 Residential Densities in Towns and Villages have been applied.
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