Section 2: Rosslare Harbour and Kilrane Settlement Plan

opendate_range28 Sep, 2020, 9:00am - 9 Dec, 2020, 4:00pm

2.1 Historical Development

2.1.1 Kilrane

The older of the two settlements, historical maps from 1840 show a small group of buildings at Kilrane, including a school and a church, while maps from 1888-1913 show the addition of a post office and a forge.  The settlement, which is now located on the N25, originally developed as a small settlement node. The primary school is located in Kilrane, along with two public houses and a small shop.

2.1.2 Rosslare Harbour

Following the completion of the railway line from Wexford to Rosslare Harbour in 1882 and the agreement in 1894 to allow passengers to dock at the harbour, a new settlement developed to accommodate the many employees of the expanding port. The village consisted of a social club, shop, handball alley, water reservoir, dormitory for overnighting locomotive crews, a water tower and other facilities. A new road, St Martin’s Road was constructed from Kilrane railway station through the new village. With the advent of the car ferries in the 1960s, this road was later extended to provide vehicular access to the pier.

2.2 Urban Structure and Character

While the plan area is comprised of two distinct places-Rosslare Harbour and Kilrane, they are mutually reliant on each other.

The settlement of Rosslare Harbour has a coarse/loose urban grain characterised by a low density, organic settlement pattern rather than a planned form. There are mix of building types and plots of various widths, heights, sizes and configurations. The older part of the settlement is located along the cliff-top with a row of buildings addressing the sea with road access provided from the south. There is a walkway to the front of these buildings which provides a lovely local amenity and enjoys beautiful views across the sea. The provision of street furniture, including seating, has added to the attractiveness of this walkway for residents and visitors. The ‘Great Southern Hotel’, which has recently been demolished, formed a significant landmark in this area. There are a number of laneways which provide access to the cliff-top from St Martin’s Road.  There are also ‘railway houses’ to the south of St Martin’s Road, arranged around the Railway Club and the Memorial Park.

The newest part of Rosslare Harbour developed to the southwest of the port. It is defined by a small number of mixed use developments arranged around a staggered crossroads on the N25. This area is home to a variety of uses including Supervalu supermarket, a pharmacy, café a fuel filling station, Church and a bank.

Development has taken place in a somewhat uncoordinated manner so urban design opportunities have been missed in Rosslare Harbour, and this has contributed to weak structure and sense of enclosure. The volume of HGV and car movements through the area also contributes to a poor sense of place, and contributes to a conflicted environment for the local residents.

In Kilrane the buildings are traditional in form and character and have a tighter urban grain.  Significant suburban type residential development occurred to the south and east of the village during the 1990s and 2000s. These are cul-de-sacs type developments characterised by semi-detached and detached dwellings.

2.3 Profile

2.3.1 Settlement Hierarchy

Rosslare Harbour and Kilrane is designated as a Level 3 Service Settlement in the Core Strategy Settlement Hierarchy. Levels 3 settlements are important service settlements for their local communities and their wider rural hinterlands. Some of these settlements are important contributors to economic activity in the county including Rosslare harbour and Kilrane which is home to Rosslare Europort. The settlement performs important functions including retail, commercial, education, residential, service and amenity functions. The Development Approach for these settlements is set out in the Core Strategy, and is summarised here in Section 1.4.2.

2.3.2 Regional Status

Rosslare Europort is a key component of the economic and transport strategy that forms part of the RSES. The Europort forms part of a newly extended Eastern Economic Corridor (EEC) which extends from Belfast to Dublin to Rosslare Europort and includes the national road and rail links along the corridor and the settlements of Gorey, Enniscorthy, Wexford Town and Rosslare Harbour and Kilrane. This corridor in an important economic and transport opportunity, particularly in the post Brexit scenario. It also offers extended strategic connections throughout the island of Ireland through links with the TEN-T network4.

RPO 42 in the RSES supports the development of the EEC, strengthening economic links with the South-East by extending to Rosslare Europort, strengthening public transport connectivity and optimising the potential for rail freight.

The Europort is currently designated as a Tier 2 Port under National Ports Policy. The RSES supports the achievement of Tier 1 Status for the Europort with a supporting objective (RPO 142). This objective seeks to strengthen investment to deliver actions under National Port Policy and investment in sustainable infrastructure projects that:

  • Strengthen and develop the strategic international, national and regional economic role of Tier 1 and Tier 2 ports and support the strategic role of the ports and harbour assets under the National Marine Planning Framework,
  • Support the export, fisheries, marine tourism and marine economy potential of the ports and support investment in the transition to smart technologies of ports and harbours.

The RSES further highlights the reciprocal relationship between the Key Town of Wexford Town and the Europort. The strategic location of Wexford Town in relation to the Europort is significant in the context of the EEC. The development of the Europort and access routes to the port will be of national strategic importance for the State, particularly post-Brexit. RPO 16 seeks to strengthen the role of Wexford Town as a strategic location, a self-sustaining regional economic driver and to leverage its strategic location and accessibility to Rosslare Europort. It also supports the development of industrial, commercial infrastructure and residential development in Wexford Town for the port function at Rosslare Europort.

The development of road and rail links to Rosslare Europort is also seen as important enabler for the Key Towns of Carlow and Kilkenny, and the Waterford MASP.

2.3.3 Population

In 2016, 21% of the population were aged 65 and over. This is significantly higher than the county average of 14.7%. It can be attributed to the popularity of the area as a retirement location. The population amongst the remaining age cohorts are below the county’s averages. 

2.3.4 Employment

Employment in Rosslare Harbour and Kilrane is dominated by port-related, transport and logistics sectors. Local services including retail, bank, food and hospitality uses also provide local employment.

2.3.5 Existing Land Uses

There are a variety of land uses in the area. The village centre area in Rosslare Harbour is characterised by retail, hotel, leisure and residential uses. Transport and logistics companies are present with NVD car distribution centre and Roches Freight both in Rosslare Harbour. Perennial Freight is currently located in Kilrane Enterprise Park, but has secured planning permission to relocate to the Ballygerry in Rosslare Harbour. Other uses in the Enterprise Park include AES Waste Transfer Station and Castle Design Timber Ltd. Much of the remaining area of the two settlements is occupied by residential, community and education and open spaces uses.

2.3.6 Education

The local primary school is located in Kilrane. It had an enrolment of 329 pupils for the 2019/2020 school year.  The school has been extended in recent years and has sufficient lands available to facilitate future extensions, if required.

There is no post primary school in the settlement and the Department of Education and Skills has not identified a need for one. Post primary education for local students is provided for in Bridgetown (c. 18km) and Wexford Town (c. 21km).

2.3.7 Infrastructure

There is a public wastewater treatment plant serving Rosslare Harbour and Kilrane. It has a capacity of 9,383 P.E. As of April 2020 the available headroom was 6,885 P.E which affords significant scope to develop its strategic economic role and fulfil its role in the Settlement Hierarchy.

The area is also served by public water from the Fardystown Regional Water Supply Scheme, and as of April 2020 it has capacity to accommodate new development.

2.3.8 Vacancy and Under-utilised land

There are a number of vacant and/or under-utilised sites. This is prevalent in the Rosslare Harbour village centre area, in particular, the sites of the former Tuskar House Hotel and the Great Southern Hotel.  The lands previously occupied by a large vehicle distribution centre on the N25 are currently used as a temporary border control site for the Rosslare Europort. These lands which are owned by the OPW, and which extend to c. 7.3ha, offer significant development potential, albeit a section of the land is subject to flood risk.

2.3.9 Built and Natural Heritage

There are 5 protected structures in the plan area:

  • WCC0513        St Ruane’s Church, Kilrane
  • WCC0895        Farm House, Ballygillane Little, Rosslare Harbour
  • WCC1380        Lighthouse Keepers’ House, Cliff Road, Rosslare Harbour
  • WCC1381        Coastguard Station, Cliff Road, Rosslare Harbour
  • WCC1382        Thatched house, Churchtown, Kilrane

There are two recorded monuments in the settlement plan area:

  • WX048-016 Church Churchtown
  • WX048-017 Castle Site Ballygerry

The following designated sites (SACs and SPAs) are within 15km of the plan area:

  • Site Code 002269        Carnsore Point SAC
  • Site Code 000712        Wexford Slobs and Harbour SAC
  • Site Code 004076        Wexford Slobs and Harbour SPA
  • Site Code 002161        Long Bank SAC
  • Site Code 000704        Lady’s Island SAC
  • Site Code 004009        Lady’s Island SPA
  • Site Code 004019        Raven SPA
  • Site Code 000781        Slaney River Valley SAC

Proposed Natural Heritage Areas in the area include

  • Site Code 000782        St. Helen’s Burrow, pNHA
  • Site Code 000712        Wexford Slobs and Harbour pNHA

2.4 Development Strategy

2.4.1 Strategic Aim

“To create and sustain a vibrant settlement with a strong sense of place, an attractive public realm, a mix of uses, a high quality residential environment while maximising to the fullest potential the role of Rosslare Europort as a strategic national port to develop both port-related and other economic development and employment in the settlement and the county”.

2.4.2 Core Strategy Development Approach

As outlined in Section 2.3 Rosslare Harbour and Kilrane is designated as a Level 3 Settlement in the Core Strategy. The development approach for these settlements, which is set out in the Core Strategy, is summarised here:

  • Focus on moderate population growth.
  • Apply the sequential approach to the development of land, requiring residential development to take place within the existing footprint of the settlements. The leap frogging of infill/brownfield lands to undeveloped or greenfield lands will not be considered.
  • Promote economic and enterprise development appropriate in scale to the settlements.
  • Focus on the regeneration and renewal of these settlements.
  • Ensure that new development contributes to the creation of attractive, liveable, well-designed, high quality settlements and the local communities enjoy a high quality of life and well-being. 
  • Support community organisations who are working to develop community facilities and promote and facilitate initiatives in the public realm.
  • Protect and enhance amenities, heritage, green infrastructure and biodiversity in these settlements.

 

Having regard to the important economic and strategic role of Rosslare Harbour it has been allocated a 40% population growth for the period 2016-2040.

2.4.3 Settlement Structure and Development:

The plan aims to development a strong and coherent settlement structure. This will be implemented through a Place concept, Route concept and Landscape concept which will enhance the existing structure.

2.4.3.1 Place Concept

There are a number of distinct ‘places’ in the combined settlement. These can be enhanced by design and intervention. The key elements are:

  • Rosslare Harbour village settlement centre.
  • Kilrane village settlement centre.
  • The Europort.
  • The commercial lands which will facilitate the economic development of the port.

 

The proposals for the Place Concept are as follows (see Figure RHK-1):

Rosslare Harbour and Kilrane Settlements

  • To consolidate the settlement centres as the focus for retail and services development.
  • To improve the ‘place’ quality of these centres. The quality of architecture in these locations will be required to be high to create a sense of arrival to Ireland for people disembarking from the boat.
  • To improve the public realm in these centres.
  • To ensure development along Cliff Road provides a positive and strong aspect when viewed from the sea, and in this regard frontage should be provided on both the Cliff Road and St. Martin’s Road. Development should not back onto the coastal path (or any open space).
  • To improve the legibility and strength of the edges in these centres to create a sense of enclosure in accordance with the urban design strategy below and Chapter 5 Towns and Villages.

The Europort:

To ensure that future development at the port:

  • Results it an attractive place with an attractive public realm and where possible to ensure that the buildings are used to define the spaces.
  • Uses its location beside the sea to take advantage of views for people waiting for the boat and other visitors to the port.
  • Creates a high quality experience for people arriving in the country.
  • Is accompanied by a public realm and landscape plan.
  • Is cognisant of the natural heritage of the area.

The Commercial lands

  • Require development to positively address the routes they front on to.
  • Ensure, as far as possible, that storage, plant and equipment associated with port operations and associated fencing are located to the rear of the buildings/away from road frontages, preferably backing on to the rear of other commercial properties
  • Where buildings will not front onto the street to require a strong edge to be provided with street trees and ensure that these trees are consistent amongst developments.
Figure RHK-1 Place Concept and Landscape Concept

2.4.3.2 Route Concept

The existing route structure has a distinctive hierarchy:

  • The Arterial route (spine) is the N25 which forms the main street/road from Kilrane through Rosslare Harbour and ending at Rosslare Europort.
  • Link routes which are roads which link to the Arterial roads.
  • Local routes are the routes which provide access within communities and to link Arterial and Link routes. These are roads and streets, and can serve individual developments, lanes and alleys e.g. St Martin’s Road, Cliff Road, Cawdor Street and Ballygillane Lane.
  • Country routes are the routes which connect Kilrane to the south and to the east to St. Helen’s.

Severance is created in the settlement due to the main port access road running through the village centre. The existing route structure lacks permeability due to the number of housing estates which were developed individually which are comprised largely of cul-de-sacs. This is compounded by a lack of footpaths at key locations throughout the area. These factors have combined to result in a car-dominant environment.

The proposals for the Route concept are to:

  • Ensure that the routes are designed in accordance with their designated status of Arterial, Link and Local (see Figure RHK-2, Section 5.8 of Chapter 5 Towns and Villages and Section 6 the Development Management Manual). In this regard having regard to the prevailing heights in the villages the buildings heights shown on the route types will have to be moderated.
  • Ensure that development along the route reflects the ‘movement’ function of the route and the ‘place’ function of the various ‘places’ through it passes.
  • Development in the settlement centres will require a higher quality treatment than where it passes through an industrial area.
  • Ensure the route links identified in Section 2.4. 9 and Objective RHK27 and identified on Map 4 Objectives and Figure RHK-2 are delivered.
  • Make retrospective links within the community in consultation with the residents of the settlement.
  • Ensure that access is provided to back lands and that no development will prevent an opportunity to make a required link.
Figure RHK-2 Route Concept

2.4.3.3 Landscape Concept

The main recreation and open space areas are located in Rosslare Harbour.

https://i0.wp.com/simplyhomemadeblog.com/wp-content/uploads/2015/06/befunky-collage.jpgA Memorial Park is located adjacent to the Railway Social Club on St Martin’s Road. The beautiful ‘Kirwan’s Garden’ is located to the southeast between La Rochelle and Tuskarmore Avenue housing developments. The garden is now maintained by the Rosslare Harbour/Kilrane Environment Group in collaboration with Tús, Solas and Kilrane/Rosslare Harbour Men’s Shed. It is a haven for biodiversity and makes a significant contribution to the area’s green infrastructure network. It also occupies 2 acres of land previously used as the local ‘dump’, and which closed in the late 1960s.

Figure RHK-3 Route of the Wexford Walking Trail in Rosslare Harbour

There is an established Wexford Walking Trail in Rosslare Harbour. It is a looped trail, approximately 2.9km long, taking in the cliff walk area and the previously mentioned Kirwan’s Garden. This trail and the cliff walk offer amenities to residents and visitors to the area.

There is a large playground facility located at St Brendan’s Estate, and Rosslare Rangers soccer fields are located to the south of St Brendan’s Estate.

The beach forms and important element in the landscape structure of the village being an amenity for active and passive recreation and an important area for biodiversity.

The landscape concept for the village is largely based on adding to the significant work of the residents to date. The proposals for the Landscape concept are (see Figure RHK-1):

  • Provide a public realm scheme for the village which will provide a consistent treatment for landscaping and, in particular, street trees in the settlements to add to coherence.
  • Provide for new public spaces on lands zoned for open space and amenity including a new Level 2 Neighbourhood Park in Kilrane and within developments in accordance with the standards set out in Volume 1 and Volume 2 of the CDP.
  • Link the various elements that comprise the existing landscape structure, the parks, beach and trail to allow for the dispersal of species and improve visual amenity.
  • Provide upgraded parking and public realm at the beach.

2.4.4 Access for All and Age Friendly

As discussed in Section 2.3.3, 21% of the settlement’s population was over 65 years old in Census 2016. This is attributed to the attractiveness of the area as a place to retire to. The future planning of the settlements needs to carefully consider this and the needs of all users, including older people. The Planning Authority will assist developers and local community groups to ensure that this achieved.

Access for All and Age Friendly Objective

It is the objective of the Council:

Objective RHK01

To ensure the future planning of the settlement addresses the needs of all users and residents, including older people. The principles of universal access for all will be applied to all developments including public realm and environmental improvements carried out by the local authority or local community groups in the settlement.

2.4.5 Urban Design and Public Realm Strategy

As discussed in Chapter 5 Towns and Villages, good urban design is a key component of compact growth and place making, ensuring that places are attractive to live, work and visit. In accordance with the Strategy outlined in Section 5.5 of Chapter 5 Towns and Villages, key place making objectives for the settlement plan area are to:

  • Provide for quality in the design of buildings and places (Quality).
  • Ensure that future urban development has a coherent urban structure, is permeable and places people at the heart of the design of streets and public realm (Connected).
  • Ensure that future development is compact and rejuvenated (Compact).
  • Ensure that development is vibrant, inclusive, resilient and adaptable.

Objective RHK02

To ensure that all new developments employ a high standard of urban design, layout and finish and require sensitive and high quality architectural design for infill and brownfield developments in the village centre. The design and layout of any new development should be respectful of the area’s context, streetscape and coastal setting and should provide for a strong and active street edge and sense of enclosure and should comply with the key principles and design approaches outlined in Chapter 5 Towns and Villages. 

Objective RHK03

To require development to be designed having regard to ‘movement’ function and ‘place’ function of the route on which it is located.

Objective RHK04

To require new developments and their associated streets and spaces to place an emphasis on creating attractive places, facilitating social interaction and provide for connectivity, enclosure, active edge and pedestrian facilities.

Objective RHK05

To require new infill developments to maximise opportunities for enclosure by ensuring continuity of existing buildings and forms where it exists and to address weaknesses in building lines through rationalisation as part of the infill development or redevelopment.

Objective RHK06

To ensure all new developments positively contributes to the public realm, fostering a strong sense of place and an attractive place for both the local community and visitors to the area, including those using Rosslare Europort and are accessible to all users.

Objective RHK07

To improve the public realm particularly in the village centre and along the approach roads to Rosslare Harbour, with particular regard to footpath, hard and soft landscaping, open spaces, street furniture, signage, street lighting and the on-street car parking. Ensure that non-structural elements of the village such as original paving and cobbles, stone walls, plaques etc. are treated as an integral part of the village’s character and are protected from destruction and inappropriate development.

Objective RHK08

To require Design Statements to be prepared for infill and brownfield sites in the Village Centre and for Residential lands.

Objective RHK09

To work with local businesses and the local community to develop and implement an integrated, branded approach to signage for the settlement plan area that provides for continuity in design and style and which enhances the visual appearance of the area, provides for a sense of place and avoids signage cluttering. 

Objective RHK10

To encourage and facilitate the carrying out of environmental improvements in the settlement plan area in order to enhance the overall appearance and quality, for example, planting and general amenity improvements.

2.4.6 Compact Growth

NSO 01 to deliver compact growth will be achieved by prioritising the village centre in Rosslare Harbour for future growth for residential and retail uses. This will focus on developing key infill, brownfield sites, under-utilised and vacant sites in village centre, moving sequentially out from there to remainder of the existing built-up footprint. This will ensure these sites are reused in the interests of sustainable development and that these sites or premises do not cause dis-amenity to their neighbours or the settlement.

For the purpose of the Urban Regeneration and Housing Act 2015 (as amended):

  • The village centre between St Martin’s Road and Cliff Road has been identified as a Regeneration area (See Map 1 Land Use Zoning). 
  • All lands zoned Residential, or include residential as open for consideration, are identified, .i.e. Village Centre, Neighbourhood Centre, Existing Residential and New Residential.

The sites of the former Great Southern Hotel and the Tuskar House Hotel are located within the defined Regeneration area. The Planning Authority will prioritise the development of these sites. These lands are zoned Village Centre and a variety of uses are open for consideration.

The Planning Authority will encourage the repurposing and reuse of existing vacant properties in the village centre for appropriate uses to contribute to regeneration and increasing the vibrancy of the plan area. 

Density and building heights are two key components of compact growth. The density allocations for the settlement (see Section 2.4.8) will assist with delivery of compact growth, and the efficient use of land.

The Urban Development and Building Heights Guidelines outline that prevailing building heights have a critical role to play in addressing the delivery of more compact growth in our urban areas.  The prevailing building height in the settlement plan area is two-storey with some three-storeys in the heart of the Rosslare Harbour. The former Great Southern and Tuskar House Hotels were generally 2-storeys in height (except for a section of the Great Southern which had basement storage/garages).

The Council has identified the following locations as appropriate for increased building heights:

  • The sites of the former Great Southern Hotel and the former Tuskar Hotel.
  • The Europort.
  • Lands within Rosslare Harbour village centre.
  • Industrial and commercial lands.

Buildings taller than the prevailing heights will be required to have a high quality design treatment and comply with the objectives of Chapter 5 Towns and Villages, Volume 2 Development Management Manual and the Urban Development and Building Heights - Guidelines for Planning Authorities for Planning Authorities (Department of Housing, Planning and Local Government.

Compact Growth Objectives

It is the objective of the Council to:

Objective RHK11

To prioritise the development of vacant, infill and under-utilised brownfield sites in the settlement plan area for residential and retail uses to achieve compact growth and sustainable development.

Objective RHK12

To use the powers, where appropriate, under the Derelict Sites Act, 1990, to include sites on the Register of Derelict Sites and charge levies.

Objective RHK13 

To pursue and encourage the regeneration of areas identified on Map 1 in order to prevent:
  • Adverse effects on existing amenities in such areas, in particular as a result of the ruinous or neglect condition of any land;
  • Urban blight and decay;
  • Anti-social behaviour; or
  • A shortage of habitable houses or of land suitable for residential use or a mixture of residential and other uses.

Objective RHK14

To examine all lands zoned ‘Residential’ and ‘Regeneration Land’ within the boundary of the settlement plan area and enter such lands on the Vacant Sites Register and apply the appropriate levies where it is deemed that criteria laid down by Urban Regeneration and Housing Act 2015 (as amended) applies.

Objective RHK15

To encourage and facilitate the reuse of existing vacant properties for appropriate uses subject to normal planning and environmental criteria and the proper planning and sustainable development of the area.

Objective RHK16

To give favourable consideration to buildings higher than the prevailing building heights at the locations identified in Section 1.4.6 subject to considerations of scale, heritage, amenity and design quality and in accordance with the requirements of Objective TV44, TV45 and TV46 in Chapter 5 Towns and Villages, and to facilitate development incorporating higher buildings (i.e. buildings that exceed the contextual prevailing height) where it has been adequately demonstrated that the development complies with the assessment criteria set out in Section 3.2 of the Urban Development and Building Heights Guidelines for Planning Authorities (DHPLG 2018).

Objective RHK17

To ensure that building heights within future development makes a positive contribution to the built form of the area.

2.4.7 Retail and Commercial Services

The area is well served by a range of retail and commercial services which includes supermarket, post office, bank, hairdressers, fuel station, cafés, restaurants and hotels.  The Council will continue to facilitate the development of retail and commercial services that serve the local community, the rural hinterland and visitors and contribute to vibrant settlements. Such development will be located within accordance with the Land Use zoning and Volume 8 County Retail Strategy.

Retail and Commercial Objectives

It is objective of the Council:

Objective RHK18

To encourage and facilitate a variety of retail and retail services in accordance with the County Retail Strategy and additional commercial services, all of which improve the range of facilities for the local population and surrounding hinterland and increases the area’s appeal for tourists.

2.4.8 Residential

As set out in the Core Strategy, an additional population of 339 is allocated to Rosslare Harbour and Kilrane between 2016 and 2027. This equates to 85 additional households. At the allocated density of 25 units/ha this translates to 3.4ha of residential land. It is intended to deliver all of these new dwelling units on lands within the built-up footprint of the settlement plan area, achieving more than 30% envisaged by NPO 3c in the NPF.

Furthermore, in accordance with the NPF, a tiered approach to zoning has been applied:

  • Tier 1 lands are considered fully serviced/‘ready-to-go’, are positioned within the existing built-up footprint.
  • Tier 2 lands are not currently sufficiently serviced to support additional development but have the potential to become fully serviced during the lifetime of the plan.
  • Tier 3 lands are deemed not serviceable during the lifetime of the plan.

There is one parcel of Tier 1 lands identified. It is located to the southwest of St Brendan’s Estate in Rosslare Harbour. In the event that this Tier 1 site does not come forward within the first 3 years of the plan i.e. 3 years from the date of the plan coming into effect, the development of identified Tier 2 lands will be considered, in a sequential manner. 

Table RHK-1 provides the detail of the lands in each tier, their size (ha), zoning, density, potential residential yield and infrastructural requirements. This table should be read in conjunction with Map 3 Land Use Zoning.

Proposals relating to the development of accommodation to meet the needs of older people, e.g. nursing homes, retirement villages and sheltered accommodation and the accommodation needs of people with disabilities will be considered on ‘Village Centre’ lands and ‘Existing/New Residential’ zoned lands.

Table RHK-1:  Future residential development and delivery approach

Tier

Size (HA)

 

Zoning

Density

Residential Yield5

Infrastructural Requirements

1

3.45

 

Residential

25/ha

86

Fully serviced. Development to deliver a link road connecting St Brendan’s Estate to Ballygillane lane. Lands to be developed as blocks with frontage on all sides and provide for a link road to adjoining Tier 2 lands to the southwest).

2

1.96

 

Residential

25/ha

49

These lands are located to the west of the existing Barr na Haille housing development. Development to deliver a strong streetscape and frontage onto both sides of the required route through these lands.  The development must also visually connect Barr na Haille to St Brendan’s Estate. 

4.0

 

Residential

25/ha

100

This land is located to the southwest of the Tier 1 lands. Its development is dependent on the footpath improvements along Ballygillane Lane and the Link route through the Tier 1 land which will continue to the roundabout at Ballyknockan Lands to be developed in blocks with strong frontages on both side of the link road.  The site layout must provide an appropriately sized riparian buffer zone along the stream to address flood risk management and green infrastructure.   

      3      

      1.4      

             

      Residential      

      25/ha      

      35      

      These lands are located to the east of Rosslare Rangers ground and to the south of the water tower.  The development of these lands is dependent on the delivery of the local route through the adjoining lands to the north.      

       

1.0

 

Residential

25/ha

25

These lands are located west of Ballygillane Lane and directly adjoin the eastern boundary of the Europort Customs site. The development of these lands will require the delivery of footpaths along Ballygillane Lane and the delivery of a link route to the N25 with strong frontage on both sides of the link route and fronting on to Ballygillane Lane.

Residential Objectives

It is the objective of the Council to:

Objective RHK19

To facilitate the development of residential units in line with the Core Strategy allocation for Rosslare Harbour and Kilrane and deliver these units within the built up footprint of the settlement plan area to achieve the National Strategic Objective for Compact Growth.

Objective RHK20

To ensure that new residential developments comply with the relevant objectives and development management standards in Volume 1 and Volume 2 of the County Development Plan, in particular, those pertaining to density, unit type and mix, private open space, public open space, permeability with an emphasis on walking and cycling provision, car parking and other relevant requirements.

2.4.9 Transport and Movement

Local Improvements

Local improvements to footpaths, cycle ways and links between existing developments are required in order to improve permeability and encourage more sustainable trips by foot and cycling. Section 2.4.3.2 provides details of the existing and proposed route structure in the Route Concept which, together with the Place concept and Landscape concept informs the overall structure of the settlement. These local improvements are detailed on Map 4 Objectives conceptually on Figure RHK-1.

National Roads

As outlined in Section 1.3, Rosslare Harbour and Kilrane is located on the EEC which is both a transport and economic corridor.  The N25 and the Europort also forms part of the wider TEN-T which provides strategic connections to the island of Ireland and mainland Europe. RPO 146 in the RSES aims to achieve high quality international connectivity through our ports and the strengthening and maintenance of access to ports through enhanced transport networks and improved journey times. Support for the M11 and the N80 improved connectivity to the Rosslare Europort is highlighted.

Section 8.7.1.1 in Chapter 8 Transportation Strategy outlines the current position with the proposed N11/N25 Oilgate to Rosslare Harbour National Road Scheme. The advancement of this scheme is a priority for the future development of the Europort and the movement of passengers and freight and to help realise the potential of the EEC for the settlement plan area, the county and the region. Option selection work is being undertaken by consultants, which entails the identification and examination of scheme options, and the resulting design and environmental assessment processes.   These processes are envisaged to be completed by 2023.

N25 Rosslare Europort Access Road

The proposed access road to Rosslare Europort is also discussed in Section 8.7.1.1. This element is currently progressing through Phase 2 (Option Selection). The following 3 options are currently under consideration (Also refer to Figure RHK-4).

Option A

Option A (‘Do-Minimum’ Option) utilises the existing N25 National Road as the access route to Rosslare Europort. It includes the N25 Ballygillane roundabout project which will provide a new roundabout at the existing junction between the N25 (St. Patrick’s Road) and the existing L7021 (Ballygerry Link Road). This project received planning approval in January 2020, and Wexford County Council intends to proceed with the construction of the roundabout in 2021. Option A begins at this proposed roundabout with the Ballygerry Link Road, continues along the existing N25 National Road and terminates at the existing roundabout at Rosslare Europort. This ‘Do-Minimum’ option provides the baseline for the appraisal of all scheme options.

Option B

Option B (“Do-Something” Management Option) assumes that there will be investment to improve the existing N25 National Road corridor which will remain the access route to Rosslare Europort. Option B seeks to utilise the existing asset where feasible through a package of on-line improvements which may include a mix of the following: the rationalisation of direct accesses onto the N25, provision of parallel service roads, left-in/left-out junctions, designated pedestrian crossing facilities, signalised junctions, and improvement works at Delaps Hill. This option will be developed to the “best possible standard” using the existing infrastructure. It also includes the N25 Ballygillane roundabout project which will provide a new roundabout at the existing junction between the N25 (St. Patrick’s Road) and the existing L7021 (Ballygerry Link Road). Option B begins at this proposed roundabout with the Ballygerry Link Road, continues along the existing N25 National Road and terminates at the existing roundabout at Rosslare Europort.

Option C

Option C (“Do-Something” Development Option) consists of a combination of existing road infrastructure along with a new road corridor to provide a new access route to the Rosslare Europort. This option utilises the existing Ballygerry Link Road and begins at its junction with the existing N25 National Road, where the proposed N25 Ballygillane Roundabout is again included. A new section of road then extends from the existing junction of the Ballygerry Link Road/Churchtown Road and loops to the north, crossing the existing railway track before continuing east to connect into Rosslare Europort, via a new roundabout proposed as part of the future development of the Rosslare Europort. We are consulting with Rosslare Europort to ensure that any scheme proposal that may develop from this option will be compatible with the Port’s own future infrastructural plans.

Figure RHK-4 Potential Options for Rosslare Europort Access Road (June 2020)

Rail

The TEN-T Network also includes rail lines and aims to achieve efficient, safe and seamless transport chains for passengers and freight.  The Council will continue to advocate for the better integration of rail and ferry services for both passengers and freight. The RSES includes a RPO to prepare a Regional Freight Strategy (RPO 141) in consultation with a number of different bodies and agencies including local authorities.

The enhancement of public transport services, including rail services, is also important to facilitate more sustainable trips for both tourism related travel and travel by local residents and commuters.

Transport and Movement Objectives

It is the objective of the Council:

Objective RHK21

To improve pedestrian and cycle facilities in general and particular crossings at junctions, to improve the quality and width, where appropriate, of all footpaths in the settlement plan area and improved access for people with disabilities and to provide cycle friendly routes to/from school with cycle parking facilities and encourage school to provide cycle training to all pupils.

Objective RHK22

To require new developments to ensure that permeability is incorporated into the design of all new developments, in particular, opportunities to create local level linkages between developments and to increase permeability for all users, in particular pedestrians and cyclists in accordance with Objectives TV19 to TV26 in Chapter 5 Towns and Villages.

Objective RHK23

To require accessible footpaths to be delivered at the following locations (see Map 2 Objectives):

  1. From the school in Kilrane, along Ballygillane Lane to Cawdor Street
  2. From Kilrane north to Ballygerry.
  3. From Kilrane south to the cemetery.
  4. From Kilrane east to Kilrane Business Park.
  5. From Kilrane to Rosslare Harbour along the N25.

Objective RHK24

To provide and, encourage provision of, new connections between existing and new developments in the settlement plan area to address issues of poor local level access and permeability.

Objective RHK25

To enhance the country route to the south of the Kilrane and to the east of Kilrane to St. Helen’s as green routes by retaining established landscape features and adding new pedestrian and cycling facilities.

Objective RHK26

To provide a cycle lane from Kilrane to Rosslare Harbour as part of the proposed Wexford-Rosslare Harbour Cycle Way.

Objective RHK27

To require new Link routes to be delivered at the following locations (see Map 2 and conceptually on Figure RHK-2):

  1. Between Ros Mór/La Rochelle and Portside
  2. From St Brendan’s Estate to the L-3059 through the Tier 1, and through the Tier 1 land and Tier 2 residential lands to the roundabout at Ballyknockan.
  3. Between Ballygillane Big and the N25.
  4. From Kilrane north to Ballygerry and east to St Mary’s Estate

These link routes shall be designed in accordance with DMURS and the road category profiles set out in Chapter 5 Towns and Villages, Chapter 8 Transportation and Volume 2 Development Management Manual. 

Objective RHK28

To require a new local route to be delivered as part of the development of the Tier 2 lands to the west of Barr na Haille Housing Estate.

Objective RHK29

To sustainably manage and support the enhancement of the Region’s International Connectivity Network including the TEN-T which seeks the development of a Europe-wide network of railway lines, roads, inland waterways, maritime shipping routes, ports, airports and railroad terminals.

Objective RHK30

To continue to advocate for and support the achievement of Tier 1 Port Status for Rosslare Europort under National Ports Policy and ensure strategic road and rail access to the port is protected and developed in support of the achievement of that status. 

Objective RHK31

To sustainably maintain the strategic capacity and safety of national roads and rail network including planning for future capacity enhancements to ensure effective land transport connections to Rosslare Europort and connecting the region’s metropolitan areas, key towns, ports and airports with the Atlantic Economic Corridor and the Eastern Economic Corridor and international connectivity via the TEN-T networks.

Objective RHK32

To support infrastructure for electric and low carbon fuel infrastructure along TEN-T Core and Comprehensive Network including at the Europort itself and other locations within the settlement.

Objective RHK33

To reserve land for the proposed N11/N25 Oilgate to Rosslare Harbour Scheme and prohibit development which would compromise the construction of this route.

Objective RHK34

To support the development of new access routes to the Europort and to protect the preferred route, once this has been determined, and to prohibit development which would compromise the delivery of this link road.

Objective RHK35

To protect the existing N25 as a gateway entrance to Kilrane and Rosslare Harbour and to promote improvements to enhance the roadside landscape whilst maintaining the safe distribution of traffic through the villages to the Europort.

Objective RHK36

To promote investment in improved access infrastructure to Rosslare Europort, including the improvement of rail access.

Objective RHK37

To work with the Southern Regional Assembly and other identified stakeholders to prepare and implement a Regional Freight Strategy as provided for in RPO 141 in the Regional Spatial and Economic Strategy for the Southern Region.

2.4.8 Economic Development

The Europort

Rosslare Europort and port-related development offer significant scope to progress the economic development of the plan area, the county and the region. Post Brexit placement offers significant potential to the area. The RSES, through RPO 30, also recognises and supports the role of existing and potential inter-urban networks as regional significant drivers of collaboration and growth which includes the EEC which also provides strong connectivity to New Ross, the Waterford MASP and Belview Port.

As outlined in Chapter 6 Economic Development and Chapter 8 Transportation, the Regional Authority and the Council will continue to advocate for the designation of the Rosslare Europort as a Tier 1 Port under National Ports Policy and will continue to work Irish Rail, the owners of Europort, to achieve this status and maximise its full potential. 

As the key port on the southern corridor of the Irish Sea the Europort serves a number of major shipping lines operating services between Rosslare and South Wales, and as the Irish port of choice on the Continental Direct Corridor it handles services between Rosslare and a variety of locations on the European mainland.

The Europort currently specialises in roll on/roll off traffic, and is the second busiest Irish port for this type of traffic. The port handles approximately 130,000 road freight units a year, and it is estimated that up to 70% of freight coming into the Europort is carrying food or agricultural products.  Up to 25,000 new cars come through the port for distribution to garages around the country. In addition, the level of business coming in to Rosslare is 50,000 tons of wood and 800,000 passengers every year.

The Europort offers a range of port services to meet both freight and passengers requirements including mooring, steverdoring, Tugmasters, piloting, lifting equipment, passenger handling and storage. The current infrastructure at the port includes 4 berths and Fisherman’s Quay, each with a gangway. There is storage available for 300 unaccompanied trailer spaces and up to 2000 trade vehicles spaces. There is also storage available for logs and other Bulk Cargos on Fisherman's Quay.

The Europort is particularly well-placed to maximise opportunities for economic development. It can expand its shipping routes, and has the space to increase its freight and passenger handling business. However, investment is required in the Europort to realise this potential. The RSES highlights that significant investment in the port is required to accommodate larger RORO ships, improved capacity and facilities for freight handling (including rail freight) and improved amenities and services for passengers at the terminal. Investment in the Dublin-Gorey-Rosslare Europort rail line is also highlighted in order to protect the line and increase speed and frequency of services.

The RSES also highlights the need for continued development and improvement of ports by the relevant responsible commercial State-Owned Enterprises consistent with the sectoral policies defined through the National Ports Policy. It also highlights the need for continued support for Rosslare Europort (including the port’s Strategic Plan) and the need for a strategic review of Rosslare Europort. A Strategic Development Plan is currently being prepared by Irish Rail and proposals include building a longer berth for much bigger ships and more than doubling the number of spaces (to 800) for unaccompanied trailers once the existing customs checkpoints are moved.

Investment in the Europort will encourage and attract investment in port-related industries e.g. transport and logistics, manufacturing, industries that facilitate development in the marine area including energy, tourism and other types of spin-off businesses. Local businesses will also benefit from potential increase in passengers and freight. It is however important that future expansion and economic proposals safeguard the operation of the port, shipping routes and the maritime area as required under the National Marine Planning Framework. This is discussed further in Chapter 12 Coastal Zone Management and Marine Spatial Planning in Volume 1 Written Statement. 

All development proposals will be subject to relevant environmental assessments, e.g. EIA AA and, where required, feasibility studies to establish that any expansion can be achieved without adverse effects on any European sites and within the carrying capacity of the receiving environment of ports. 

Transport and Logistics

The transport and logistics industry is a significant feature of economic activity in the area, primarily related to freight and vehicle distribution. This is likely to expand as the Europort becomes busier following Brexit. The Council will continue to support the development of these industries on appropriately zoned land in the area.

The Blue Economy

Marine planning and marine developments offer significant opportunities for growth in new and existing industries in the area, and this in turn will bring socio-economic benefits including employment. The development of land-based infrastructure is critical to realising the economic and social benefits of marine activities, which only accrue when brought on land. Examples of this type of infrastructure include physical structures or facilities for landing, storage and processing of fish catches or freight, for passenger transfer or utilities transmission, slipways, and boat repair facilities.

Also, for certain developments and activities that are primarily land-based their associated marine infrastructure is critical to their effective operation. For example, a waste water treatment and disposal plant located at the coast requires a marine outfall pipe for the discharge of treated water.

The Council will support proposals for the development of land-based infrastructure in the area which facilitates marine activity and the diversification of marine industries. It also supports proposals for the development of marine infrastructure that facilitates land-based activity. As outlined in Chapter 12 Coastal Zone Management and Marine Spatial Planning, the Council will also continue to support the fisheries and seafood sector in the county, and provide for the expansion of landside facilities that provide for, and enhance the value added operations for this sector.

The Green Economy

Rosslare Harbour is well placed to take advantage of the opportunities offered by off shore renewable energy development such as off shore wind farms and tidal energy. This also offers land side opportunities to engage in energy related manufacturing, with the Europort providing the freight transport infrastructure. The Council will ensure that there is sufficient land zoned for industrial development to accommodate growth in this sector.

Tourism

As a coastal settlement on the attractive south coast of the county and home to Rosslare Europort, the settlement is well placed to maximise the benefits of tourism. The number of visitors who pass through the settlement going to/from the Europort offer significant opportunities to local businesses in the area, e.g. food, services, accommodation and in turn employment. There are also opportunities to expand cruise tourism at the Europort and maximise spin-offs for the local area, and the county.

The proposed Greenway from Rosslare Europort to Waterford will also attract a lot of visitors and stimulate economic activity. The section of the Greenway from Rosslare Harbour to Rosslare will travel mostly adjacent to the Dublin to Rosslare Europort railway line for approximately 6.2kms. Greenways are discussed further in Chapter 7 Tourism and Chapter 14 Recreation and Open Space in Volume 1 Written Statement.

As previously discussed, there is a need to improve the public realm and visual amenities of the settlement to encourage visitors to spend time there, and also to give a positive introduction to our county for those arriving at the Europort.

The Council will continue to support appropriate tourism related development which will expand the tourism profile of south Wexford. Proposals for tourism accommodation (e.g. holiday homes, short term letting and mobile home parks) will be carefully managed to ensure that the settlement retains a year-round resident population. There is one parcel of land zoned for tourism-related development (see Map 3). Tourism related development will also be open for consideration on Village Centre lands.

Economic Development Zoned Lands

There is c.40ha of undeveloped industry land zoned in the settlement plan area. This is open to a variety of land uses including industry, manufacturing, transport and logistics and includes light industrial lands at Kilrane Business Park. This is in addition to the c.41ha of land zoned for port-related activity. This is considered sufficient to fulfil the economic development envisaged during the plan period. However, the Council will keep this under review. 

Transport and Movement Objectives

It is the objective of the Council to:

Objective RHK38

To maximise the opportunities offered by the location of Rosslare Harbour and Kilrane and the Europort on the Eastern Economic Corridor and the opportunities offered by the departure of the UK from the EU which now strategically places the Europort as the nearest port to Mainland Europe.

Objective RHK39

To leverage the strategic location and accessibility of Rosslare Europort to help strengthen the role of Wexford Town as a strategic location, a self-sustaining regional economic driver and a Key Town on the Eastern Economic Corridor.

Objective RHK40

To work with Irish Rail, owners of the Europort, to further develop the economic and transport potential of the port and support the implementation of a Strategic Development Plan for the Europort subject to compliance with all relevant Directives and normal planning and environmental criteria.

Objective RHK41

To support the development of additional freight and passenger capacity at Rosslare Europort and the provision of freight rail services and facilities to support sustainable increases in port operations.

Objective RHK42

To safeguard access to Rosslare Europort and navigation channels in the maritime area, and to safeguard the port from inappropriate development that would compromise current activities or the future expansion and or undermine the port’s functions and its landside capacity.

Objective RHK43

To complement investment in port infrastructure by seeking the sustainable development of improved access infrastructure to Rosslare Europort from all the regions, including the expansion of rail services to and from Rosslare Europort for both freight and passengers and the integration of rail, bus and ferry services.

Objective RHK44

To facilitate the extension and deepening of Rosslare Europort to allow larger ships to dock subject to compliance with the Habitats Directive, the Water Framework Directive and ensuring the protection of the Wexford Harbour Outer Shellfish Area.

Objective RHK45

To facilitate the extension of existing service facilities for users of Rosslare Europort subject to compliance with the Habitats Directive and the proper planning and sustainable development of the area.

Objective RHK46

To encourage and facilitate improvements to the built environment and public realm in and surrounding the Europort in order to create a positive, attractive gateway to the county and region subject to compliance with the Habitats Directive and normal planning and environmental criteria.

Objective RHK47

To protect the indigenous fishing communities in Rosslare Harbour and Kilrane.

Objective RHK48

To support the sustainable growth and development of the maritime area and the maritime economy in accordance with relevant objectives in Volume 1 Written Statement, in particular, Chapter 6 Economic Development, Chapter 7 Tourism, Chapter 8 Transportation and Chapter 12 Coastal Zone Management and Marine Spatial Planning and Volume 10 Renewable Energy Strategy and subject to compliance with the Habitats Directive and the proper planning and sustainable development of the area.

Objective RHK49

To support proposals that will result in an increase in marine related employment subject to compliance with the Habitats directive and normal planning and environmental criteria.

Objective RHK50

To support the development of appropriate land-based infrastructure which would facilitate marine activity, including proposals for appropriate infrastructure that would facilitate the diversification or regeneration of marine industries and subject to compliance with the Habitats Directive and normal planning and environmental criteria.

Objective RHK51

To facilitate the development of shore based port related activity on appropriately zoned land and subject to compliance with the Habitats Directive, normal planning and environmental criteria and the proper planning and sustainable development of the area.

Objective RHK52

To promote and facilitate the development of the cruise tourism industry at Rosslare Europort and in the county.

Objective RHK53

To facilitate the development of tourism-related developments on appropriately zoned land in the settlement area subject to the proper planning and sustainable development of the plan area.

Objective RHK54

To promote the development and use of the coastal path between Rosslare Harbour and St Helen’s as a tourist and recreational facility.

Objective RHK55

To provide for the section of the Rosslare Europort to Waterford Greenway within the settlement plan area and ensure that the Greenway does not conflict with the operation of the Rosslare Europort-Dublin railway and subject to compliance with the Habitats Directive and normal planning and environmental criteria.

Objective RHK56

To promote the development of enterprises such as restaurants, pubs, craft shops, fishing boat trips, bicycle hire and bus tours in the area.

2.4.9 Recreation and Open Space

The provision of recreational facilities and amenities such as open spaces, public seating, footpaths, trails, playing fields, play areas and community halls can enhance well-being, encourage people to be active and promote safe community interaction and socialising.  The village ‘green’/park are important amenities in terms of their function as well as their visual appeal.

As previously mentioned, the existing recreation and open space facilities are all located in Rosslare Harbour. To this end, an area of land to the southwest of Kilrane National School/ Church Wood housing scheme is zoned open space and amenity. This location would be suitable for a Level 2 Neighbourhood Park.

Kirwan’s Garden is a wonderful example of the work local community groups do in the areas of green infrastructure and biodiversity. The local authority will continue to work with these groups to expand Kirwan’s Garden and the green infrastructure network in the settlements plan area and to expand recreation and open space provision in the area.

The Council will consider the expansion of existing and the development of new sporting facilities on appropriately zoned land in the settlement plan area.

Recreation and Open Space Objectives

It is the objective of the Council to:

Objective RHK57

To facilitate the development of a Level 2 Neighbourhood Park on the lands zoned Open Space and Amenity adjacent to Church Wood Housing Development in Kilrane.

Objective RHK58

To require the delivery of Level 3 Local Parks as part of the development of residential lands.

Objective RHK59

To facilitate the expansion of and the development of new sporting facilities on appropriately zoned land in the settlement plan area.

Objective RHK60

To provide a new connected green infrastructure of local corridors and hubs, along streams and the coastline and to provide for improved quality and connectivity of biodiversity, amenity and local water management along the corridors and within and adjoining the hubs as provided for in the proposed Landscape concept in Section 2.4.3.3..

Objective RHK61

To retain and develop the cliff top coastal walk and ensure new developments provide adequate space and address the walkway.

2.4.10 Community and Education

There is a small community centre in Kilrane. The Council would support the extension of that community centre or the development of a new community building an appropriate location so that it easily accessible by both settlements.

There is sufficient land zoned in the plan area for community and education to accommodate the development of community uses. There is also sufficient land in the vicinity of the local primary school to allow it expand in the future.

Community and Education Objective

It is the objective of the Council:

Objective RHK62

To support the extension of the existing community centre in Kilrane and the development of a new community building, if required to serve the needs of the local population, at a suitable location accessible to residents of Rosslare Harbour and Kilrane.

2.4.11 Flood Risk Management

A Stage 3 flood risk assessment was carried for this settlement as part of the County Strategic Flood Risk Assessment. This involved the carrying out of detailed modelling and surveying of watercourses in and adjoining the settlement plan area (See Volume 11 for further details).

Flood risk was identified at the following locations (See Figure RHK-5):

  • The principle risk is from the small urbanised watercourses flowing through the settlement and the risk is related to culvert sizing and blockage.
    • A small stream rises in Kilrane, predominantly fed by storm water runoff and flows in an easterly / south easterly direction towards St. Helens. 
    • A second stream rises in greenfield lands to the east of Rosslare Harbour and flows through Rosslare Harbour in a westerly direction, causing significant flooding to the former Rosslare Transport Centre lands where an undersized culvert causes ponding on the low lying land (now home to the Rosslare Europort Customs and zoned Port Related Activities - PRA).  Upstream of this there are undeveloped Community and Education lands and New Residential (Tier 2) lands, that are bordering the stream, but are not subject to significant out of bank flooding. 
    • A third stream rises to the south of the N25 to the west of Kilrane and flows in a northerly direction under the N25 where an undersized culvert causes flooding to farmland/farmyard.  The watercourse continues in a northerly direction and joins the main Rosslare Harbour stream. These lands are zoned for Industry and Transport Infrastructure.
  • Coastal flood risk at Rosslare Europort and the beach. However, the settlement is at low risk of tidal flooding due to the increase in elevation (most land circa 15-20m OD).

Flood Risk Management Approach

The Transport Infrastructure (TI) zoning, which relates to proposed route options to improve access to Rosslare Europort, traverses lands identified on the flood zone mapping as being within Flood Zone A and Flood B.  The road is considered to constitute critical infrastructure and as such is a highly vulnerable use for the purposes of the Flood Risk Management Guidelines.  The application and passing of the Development Plan Justification Test is required for highly vulnerable development in Flood Zone A and Flood Zone B.  The zoning of these lands passed the Justification Test (see Appendix of the SFRA Volume 11).

The SFRA outlines that the risk the Port Related Activities lands (the former Rosslare Transport Centre) can be accommodated by the application of the sequential approach at Development Management stage but this must be clearly demonstrated by an FRA following the guidance in Section 4.4 to 4.11 of the SFRA.

The undeveloped Community and Education land upstream of the former transport centre that border the Flood Zone should be subject to an appropriately detailed FRA at Development Management Stage in accordance with Section 4.4 to 4.11 of the SFRA. This FRA should investigate the residual risk of culvert blockage if the intended use include highly or less vulnerable development. 

The New Residential (Tier 2) lands upstream of the former transport centre has a watercourse flowing through it that remains in bank.  Never the less, any proposed development should be subject to an appropriately detailed FRA at Development Management Stage in accordance with Section 4.4 to 4.11 and should investigate the residual risk of culvert blockage.

Further maintenance work/or re-culverting is recommended to assist in alleviating surface water flooding to the housing in Churchfields.

Elsewhere, any new development should follow the guidance provided in Section 4.4 to 4.11 of the SFRA.  In general, the sequential approach should be followed and Flood Zone A/B should be avoided for any highly or less vulnerable development.  As with the other sites discussed above, particular attention should be paid to the residual risk of culvert blockage and this must be used to inform development.

The Planning Authority will require the provision of suitably sized riparian buffer zones along the New Residential (Tier 2) lands, the Industrial zoned lands to the west of the N25 and the Light Industrial lands.

The Council will continue to ensure that all future planning applications in the settlement plan area are screened for flood risk, that site-specific flood risk assessment are submitted where required and that requirements of the County Strategic Flood Risk Assessment (Volume 11), the Flood Risk Management Guidelines and Chapter 9 Infrastructure, are fully complied with.

Figure RHK-5 Flood Zones Overlaid on Land Use Zoning Map

Flood Risk Management Objective

It is the objective of the Council:

Objective RHK62

To ensure all that future planning applications in the settlement plan area are screened for flood risk and comply with the requirements of the Flood Risk Management Guidelines for Planning Authorities, (DEHLG and OPW, 2009), the County Strategic Flood Risk Assessment (Volume 11) and the objectives set out Chapter 9 Infrastructure in Volume 1 Written Statement.

2.4.12 Coastal Erosion and Protection

The Council will continue to monitor coastal erosion in the settlement plan area, and carefully consider future applications in proximity to the coastline as set out in Chapter 12 Coastal Zone Management and Marine Spatial Planning in Volume 1 to ensure that the future development is not subject to coastal erosion risk, or increases coastal erosion elsewhere in the vicinity.

Coastal Erosion and Protection Objective

It is the objective of the Council to:

Objective RHK63

To ensure that coastal erosion is considered in relevant future planning applications in the settlement plan area in accordance with Chapter 12 Coastal Zone Management and Marine Spatial Planning in Volume 1 Written Statement.

2.5 Land Use Zoning and Matrix

The purpose of land use zoning is to promote the orderly development of the settlement plan area, to establish an efficient basis for investment in public infrastructure and facilities and to avoid potential conflict between opposing land uses. It also identifies for property owners, developers and the public the types of developments and uses that the Planning Authority considers most appropriate on lands within the settlement plan area.

The land use zoning objectives, which are identified on Map 1, have been formulated having regard to the following:

  • The existing pattern of development.
  • The need to promote the proper planning and sustainable development of Rosslare Harbour and Kilrane in accordance with national, regional and local policies.
  • The need to zone sufficient lands at appropriate locations to accommodate the population allocation set out in Core Strategy and to fulfil the strategic economic development role of Rosslare Europort.
  • The protection of the environment and biodiversity and flood risk management.
  • The location, accessibility and availability of land for development.
  • The existing and future provision of essential infrastructure (water, sewerage and roads) and the need to ensure the efficient use of this infrastructure.
  • The location and adequacy of existing social infrastructure (e.g. schools, childcare facilities and sport facilities).
  • The character of the area with regard to the scale and pattern of development.
  • The physical features and amenities of the area.

2.5.1 Land Use Zoning Objectives

Existing Residential (ER)

‘To protect and enhance the residential amenity of existing and developed communities’.

This zoning relates to existing residential lands. The purpose of this zoning is to preserve existing residential uses and to provide for infill residential development at a density that is considered suitable to the area. While infill or re-development proposals are acceptable in principle, careful consideration will be given to protecting residential amenities.

New Residential (NR)

‘To provide for new residential development, associated residential services and community services’.

The purpose of this zoning is to provide for new residential development within the existing built-up footprint of the settlement in a sequential manner in accordance with the tiered approach to development. The development of these lands will also deliver improvements to permeability in the Rosslare Harbour area through new local routes.  

Village Centre (VC)

‘To provide for an attractive, vibrant village centre which maximises the use of lands and encourages a mix of residential, retail, commercial and civic uses’.

The purpose of this zoning is to enhance the vitality and viability of the village centre in Rosslare Harbour through the development of under-utilised and brownfield sites and by encouraging a mix of uses to make the village centre an attractive place to visit and live in.

Neighbourhood Centre (NC)

‘To provide for an attractive and vibrant centre in Kilrane’

This zoning relates to the area in Kilrane and is focused on the cross-roads. The purpose of this zoning is two-fold. Firstly, it defines the centre of this part of the settlement. Secondly, it provides for a mix of small scale retail services, a small element of infill residential and community development.

Community and Education (CE)

‘To protect, provide for and improve community, educational and ecclesiastical facilities’.

The purpose of this zoning is to protect and improve existing community, educational and institutional facilities and to safeguard their future provision. Residential uses will not normally be permitted, however this zoning does allow the following to be open for consideration - the development of accommodation for older people (e.g. nursing homes, retirement villages and sheltered accommodation) and the development of accommodation for people with disabilities (e.g. sheltered accommodation and residential care units) where it will be a community, approved voluntary body or public owned accommodation.

Open Space and Amenity (OSA)

“To provide for, protect and improve the provision, attractiveness, accessibility and amenity value of public open space and amenity areas”.

The objective of this zoning is to retain and protect exiting open spaces and to provide for new open spaces to meet the needs of all of the population. A strip of open space around the industrial areas will act as a physical break/transition between potentially conflicting land uses. The Planning Authority will not permit development that would result in a loss of established open spaces or lands zoned for recreation and amenity.

Business and Technology (BT)

‘To provide for business and technology related development’.

These lands are located to the west of the N25, south of Supervalu. The purpose of this zoning is to provide for business and technology related developments. The layout and design must deliver individual buildings of a high quality modern design with strong frontages onto the N25, surrounded by highly landscaped areas with car parking to be provided in screened areas to ensure minimum visual impact.

Light Industry (LI)

‘To provide for light industry and employment’.

This zoning relates to Kilrane Enterprise Park. The purpose of this zoning is to provide light industry and ancillary uses. Light industry is defined as any “industrial building in which the processes carried on or the plant and machinery installed are such as could be carried on or installed in any residential area without detriment to the amenity of that area by reason of noise, vibration, smell, fumes, smoke, soot, ash, dust or grit”.

Industry (I)

‘To provide for industry and employment’

These lands are located to the west of the N25 and can be accessed from the N25 via the Ballygerry Link Road and from the link road that runs north of Kilrane. The lands are also well positioned in close proximity to the N11-N25 Oilgate to Rosslare Harbour road scheme. The Industry zoning will provide for the needs of industry and transport users and it is envisaged that factories, manufacturing premises, ancillary warehouse, hauliers, logistics and marine related industrial developments will locate on these lands. This zoning provides for an open space buffer zone between these lands and the adjoining existing residential properties.

Port-related activities (PRA)

‘To provide for port-related activities’.

The purpose of this zoning is to provide for the needs of the port, industries/commercial activities with specific locational requirements at or in close proximity to the Europort. Passenger services including retail, restaurant and a public house as well as civic buildings related to the use of the Europort passenger terminal building will be open for consideration.  This zoning also relates to the new Rosslare Europort Customs site located on the former NVD lands on the N25. The use on this site is directly related to the operation of the Rosslare Europort. 

Commercial (C)

‘To provide for a mix of commercial uses’

The purpose of this zoning is to provide for a range of commercial and other uses that do not take away from the village centre. These lands are located on the N25 to the north of the Rosslare Europort Custom’s site. 

Tourism (T)

‘To provide for tourism related development’.

The purpose of this zoning is to provide for tourism related development, and any development on this must not adversely affect the views or visual amenity of the area.

Transport Infrastructure (TI)

‘To provide for improved access to Rosslare Europort’
The purpose of this zoning is to provide for transportation infrastructure to facilitate improved access to Rosslare Europort.

Public Utilities (PU)

‘To provide for and improve public utilities’.

The purpose of this zoning is to protect and preserve land in the ownership of the local authority or other bodies charged with the provision of services such as electricity, telecommunications, water, waste or wastewater.

Agriculture (A)

‘To protect and/or restore agricultural lands’.

The purpose of this zoning is to protect existing agricultural operations and/or restore lands to agricultural use. Consideration will be given to the provision of a residential unit for occupation by the landowner or an immediate member of the landowner’s family where there is already an established residential use on these lands and the proposal would not conflict with the overall zoning objective.

2.5.2 Land Use Zoning Matrix

The land use zoning matrix is intended as a general guideline in assessing the acceptability or otherwise of developments proposed in each zone. This matrix is a guideline and the listed uses are not exhaustive. The indication that a use would be ‘permitted in principle’ or ‘open to consideration’ relates to the acceptability in principle of the use only. Factors such as density, height, traffic generation, environmental factors and design criteria are also of importance in establishing whether or not a development proposal conforms to the proper planning and sustainable development of an area (guidelines and standards on these matters are set out in Volume 1 Written Statement and Volume 2 Development Management Manual).   

P = Permitted in Principle

A use which is ‘Permitted in Principle’ is generally acceptable subject to complying with the relevant policies, objectives, standards and requirements set out in the CDP.

O = Open for Consideration

An ‘Open for Consideration’ use is one which the Council may permit where it is satisfied that the suggested form of development will be compatible with the policies and objectives for the zone, will not conflict with the permitted uses and conforms with the proper planning and sustainable development of the area. Particular attention will be given to the nature and scale of the development when assessing compatibility. When considering whether any given development is appropriate in any zone, the Planning Authority will have regard to the objectives of the relevant chapter/strategy in the CDP.

N= Not Permitted

Development listed as ‘Not Permitted’ in a particular zone will not be permitted for one or more of the following reasons:

  1.  it may have an undesirable effect on existing and permitted uses,
  2. it may be incompatible with the objectives for the settlement or
  3.  it may be inconsistent with the proper planning and sustainable development of the area.

Change of Use and Extensions of Existing Buildings

Change of use and extensions to existing buildings will generally be required to be consistent with the zoning matrix. Exceptions to uses not normally permissible in the zoning matrix will be considered where:

  1. the Planning Authority is satisfied that the use or extension would not conflict with the land use zoning
  2. the use or extension would not negatively impact on the amenity of the area
  3. the use or extension would not give rise to additional planning considerations above those for the existing/previous use.
LAND USE ZONING MATRIX

N not normally acceptable, O open for consideration, P permitted in principle

USES

ER1

NR1

VC

NC CE OSA BT

LI1

I1

PRA1

C

T

PU

A

TI

Agricultural Merchants

N

N

O N N N N

O1

N

N

O

N

N

N

N

Allotments

O1

O1,3

O O O O1 N

N

N

N

N

N

N

O1

N

Financial institutions/ facilities

N N P O N N O

N

N

O1

O1

N

N

N

N

Betting office

N

N

O

N

N

N

N

N

N

N

N

N

N

N

N

Car park

O 1,2

O1,3

P

O

O2

O2

O2

O1

O1

O1

O

O2

N

N

N

Caravan Park

N

N

N

N

N

N

N

N

N

N

N

N

N

N

N

Childcare facilities crèche/nursery

O1

O1,3

P

P

P

N

O

N

N

O1

O

N

N

N

N

Civic amenity/ recycling centre

O1

O1,3

P

O

O

O

O

O1

P1

O1

O

N

O

N

N

Civic buildings

O1

O1,3

P

P

P

O2

O

N

N

O1

O1

O

N

N

N

Culture, recreation & leisure

O1

O1,3

P

P

P

O2

N

N

N

O1

O

O

N

N

N

Education

O1

O1,3

P

O

P

N

O

N

N

N

O

N

N

N

N

Enterprise centre

N

N

P

O

N

N

P

O1

O1

O1

P

N

N

N

N

Garden centre

N

N

O

O

N

N

O

N

N

N

O

N

N

N

N

Industry (general)

N

N

N

N

N

N

O

N

P1

O1

N

N

N

N

N

Industry (light)

N

N

N

N

N

N

P

P1

O1

O1

O

N

N

N

N

Hotel

N

N

P

O

N

N

N

N

N

N

O

N

N

N

N

Hostel

N

N

P

N

N

N

N

N

N

N

O

N

N

N

N

Medical and related consultants

O1

O1,3

P

O

O

N

N

N

N

N

O

N

N

N

N

Motor sales showroom

N

N

N

N

N

N

N

N

N

N

O

N

N

N

N

Nightclub

N

N

O

N

N

N

N

N

N

N

N

N

N

N

N

Office

O1

N

P

O

N

N

P

O1

O1

O1

P

N

N

N

N

Park and ride facility

O1

N

O

N

N

N

O

N

O1

O1

O

N

N

N

N

Petrol station

N

N

O

N

N

N

N

N

N

N

O

N

N

N

N

Place of worship

O1

N

P

O

P

N

N

N

N

N

N

N

N

N

N

Port-Related

N

N

N

N

N

N

O

O

O1

P1

N

N

N

N

N

Public house

N

N

P

O

N

N

N

N

N

O1, 7

N

N

N

N

N

Public utilities

O1

O1

O

O

O

O

O

O1

O1

O1

O

O

P

O1

N

Residential

P1

P1

P

P

O5

N

N

N

N

N

N

O6

N

N

N

Restaurant

N

N

P

O

O2

N

O2

N

N

O1,7

O

O

N

N

N

Retail (convenience)

O1,4

N

P4

P4

N

N

N

N

N

O1,7

O4

N

N

N

N

Retail (comparison)

N

N

O4

P4

N

N

N

N

N

O1,7

O4

N

N

N

N

Retail warehousing bulky goods

N

N

O4

P4

N

N

N

N

N

N

O4

N

N

N

N

Storage/transport depot

N

N

N

N

N

N

N

O1

P1

P1

N

N

N

N

N

Service garage

N

N

O

O

N

N

N

O1

O1

O1

O

N

N

N

N

Take-away

N

N

O

O8

N

N

N

N

N

N

N

N

N

N

N

Warehousing

N

N

N

N

N

N

O

O1

P1

P1

N

N

N

N

N

Waste management facilities  9

N

N

N

N

N

N

N

O1

O1

N

N

N

N

N

N

Footnotes:

P1/O1 Future development on the Port-related lands, the Industrial lands, the Transport Infrastructure lands, the Light Industry lands, Community and Education, Existing Residential and New Residential (Tier 2) lands shall fully comply with the requirements of the Flood Risk Management Guidelines for Planning Authorities (DEHLG and OPW, 2009), the County Strategic Flood Risk Assessment and Chapter 9 Infrastructure in Volume 1 Written Statement where a flood risk is identified on the subject lands. 

O2 This use will be considered where it is ancillary to the main use.

O3 This use will only be considered where it is ancillary to residential development on these lands.

O4 This is subject to compliance with the County Retail Strategy (refer to Volume 8 of the CDP).

O5 Only nursing home/retirement/residential care/sheltered housing type developments will be open for consideration on these lands. It must be a community, publicly owned or developed by an Approved Housing Body.

O6 The only residential accommodation that will be open for consideration on these lands are holiday home and holiday chalet type accommodation. A hotel will not be considered on these lands given the quantum of under-utilised sites within the Village Centre.

O7 This will only be considered at the Passenger terminal at Rosslare Europort. 

O8 This is subject to compliance with the development management standard contained in Volume 2 relating to distance from schools.

9 Waste management facilities include waste transfer stations, material recovery facilities, waste recovery facilities, waste to energy and authorised treatment facilities for end-of-life vehicles.

2.6 Rosslare Harbour Infrastructure Assessment Report

2.6.1 Introduction

This Infrastructural Assessment Report (IAR) has been prepared to inform and accompany the residential land use zoning proposals for Rosslare Harbour and Kilrane in the Draft County Wexford Development Plan 2021-2027.

The requirement to prepare an IAR is established in the National Planning Framework, specifically objectives 72a, 72b and 72c with more detailed information within Appendix 3.

The overall purpose of the IAR is to make as assessment as to whether the right infrastructural services are available to facilitate the development of zoned land and, if not, to set out if and when infrastructural services deficiencies will be addressed. The NPR proposes that a tiered approach to categorise lands proposed to be zoned is undertaken, the status of each site being determined by on the availability of infrastructural services to service that land. The Tiers are summarised as follows:

Tier 1 Serviced Zoned Lands

Lands which can connect easily to existing infrastructural services in which there is capacity to cater for additional demands placed upon it by development. These lands will generally be located within or immediately contiguous to existing developed lands. 

Tier 2 Serviceable Zoned Lands

Lands which are not currently sufficiently serviced but which have the potential to be fully serviced in the life of the Plan. For such lands the IAR should identify if the services can be delivered within the Plan period, the cost of the services and the inclusion of the provision of the services in the relevant delivery agency infrastructural investment programme (e.g. Irish Water or Wexford County Council).

These lands will also generally be located within or immediately contiguous to existing developed lands. 

Appendix 3 of the NPF also implies a further category of zoned land, Tier 3, for land which may not be able to be adequately serviced during the Plan period.

The NPF refers to the future provision of Government Guidelines to local authorities in the preparation of IARs but these guidelines had not yet been issued at the time of writing this IAR.

The Planning Department has liaised with Wexford County Council’s Roads, Street Lighting and Water Services Departments in the preparation of this report.

2.6.2 Infrastructural Services

As identified in the NPF the Infrastructural Services to be assessed in this IAR are roads access, footpath access, street lighting, foul sewer drainage, water supply and surface water drainage.

In the absence of detailed Government Guidance on IAR, Wexford County Council considers that the following minimum standards for infrastructure services should be met to achieve Tier 1 status:

Roads Access

Existing road(s) to which the site has frontage should have a minimum carriageway width of 5.5m and the road frontage(s) should have space for a safe access point (having regard to existing speed limits, proximity to junctions etc.). If the carriageway width is currently less than this minimum, but the minimum could be achieved through development of the land itself (i.e. by the setting back of an existing road frontage) then this would be acceptable for Tier 1 status.

Unless the road surface is currently dangerous, then the condition of the road surface is not taken into account.

The road should be capable of safe and convenient use by cyclists.

Footpath Access

There should be an existing footpath on the road from which access can be taken,  extending to the frontage of the site and that footpath should form part of the established settlement footpath network to link the site with shops, medical facilities etc. If the footpath is on the opposite side of the road to the site frontage, then consideration shall be given to the speed limit on the road in question, its traffic levels and whether a footpath could be provided across the width of the land frontage. 

Street Lighting

The road from which pedestrian and vehicular access would be sought should have street lighting extending to the road frontage(s) of the site from where access could be achieved. The street lighting should extend to that serving the established settlement. 

The cost of providing street lighting is approximately €30/metre in addition to the footpath costs above. 

Wastewater

It should be possible to connect the site to the existing foul drainage network at the frontage(s) and there should be sufficient capacity in that pipe. If additional pumping is required off site to facilitate foul sewer drainage then the site would have Tier 2 status.

 Water Supply

It should be possible to connect the site to the existing water supply network at the frontage(s) and there should be sufficient capacity in that pipe(s). If additional pumping is required off site to facilitate water supply to the development then the site would have Tier 2 status.

Surface Water Drainage

Surface water management should be possible within the site and it should be possible to connect the site to the existing surface water network at the frontage(s). If additional infrastructure is required off the site to facilitate surface water drainage then the site would have Tier 2 status.

2.6.3 Existing Infrastructural Services in Rosslare Harbour and Kilrane

Roads, Pavements and Street Lighting

Within new developments, roads, pavements and street lighting infrastructure would be expected to comply with the principles approaches and standards of the Design Manual for Urban Roads and Streets. However, as with many settlements which have developed on an incremental basis over a number of years, much of the existing road and pavement infrastructure in Rosslare Harbour and Kilrane would not meet these current standards. Improvements to existing infrastructure are identified as objectives in the Draft Rosslare Harbour and Kilrane Settlement Plan but for the purposes of this IAR such deficiencies are not used to ‘mark down’ each site which is being assessed.

Rosslare Harbour Water Supply Scheme

The entirety of the settlement and land beyond is served by the Fardystown Regional Water Supply Scheme centred at Mayglass. Water is distributed in the settlement via the existing water tower located near St Brendan’s housing estate. The system is considered to have ample capacity.

Rosslare Harbour Waste Water Treatment

The Rosslare Harbour WWTP is located at Ballygerry. It has a capacity of 9383 with a current loading of 2,483 p.e., giving headroom of 6,885 p.e. Map 1 gives an approximate indication of the areas served by the existing waste water network.

Map 1 Approximate Area Served by the Rosslare Harbour Waste Water Network

Source: Wexford County Council

Surface Water

The surface water network around Rosslare Harbour is comprised of Council managed pipes and discharges and more informal site specific arrangements.

2.6.4 Specific Land/ Sites considered as part of the IAR

The detailed assessment within this IAR is confined to land which is being considered for zoning for new residential development. This also includes lands zoned for village centre which could have a residential component.    All of the sites are considered to be within or contingent to the existing built up settlement pattern.