NEW BUILDING IN THE COUNTRYSIDE

(A)       Economic Development in the Countryside

In its approach to new development in the countryside An Taisce is animated by sustainability. This embraces social, economic and environmental criteria. One-off housing generally fails under each of these headings. Land-orientated economic development may be particularly sustainable since it may imply an interdependence of humans and nature and possible self-sufficiency. However, to ensure environmental goals it is necessary in addition that such development should be sensitive to its environment.

One important form of sensitive economic development in the countryside is the

Eco/Farm Village which is highly sustainable provided sustainable transportation strategies are pursued. Currently Farm Villages/Eco Villages are being promoted for a number of sites in Ireland. Providing such developments adjoin existing settlements, or transportation is mostly restricted to sustainable modes, this is a particularly sustainable form of development.

ECONOMIC DEVELOPMENT IN THE COUNTRYSIDE POLICY

We have drawn up a list of ten criteria which would ensure that economic development in the countryside is sustainable[10]. Though they can be applied to any rural development, whether or not it is residential, there must be a significant element of land-based activity on the site providing people with livelihoods. The policy does not permit housing for commuters or those who cannot show that they will engage in a significant element of land-based activity. It does not permit “just housing”. The criteria can be used by a variety of professionals including planners, other council officials, funders, designers, rural development workers - and, of course, farmers, foresters and other land managers.

Ten Criteria for developments associated with sustainable land-based rural activities:

A         General

1.         The project involves a significant element of land-based activity, providing people with livelihoods; and has a management plan which demonstrates:

1. how the site will contribute significantly towards the occupiers' livelihoods;
2. how the objectives cited in items 2 to 10 below will be achieved and maintained.

2.         The project can demonstrate how it will be integrated into the local economy and community.

3.         The project has prepared a strategy for the minmisation of car use.

4.         The development and any buildings associated with it are appropriately sited in relation to local landscape, natural resources and settlement patterns.

5.         New buildings and dwellings are not visually intrusive nor of a scale disproportionate to the site and the scale of the operation; are constructed from materials which have low embodied energy and low environmental impact, and preferably from local or traditional materials; and are in keeping with local vernacular styles unless environmental considerations or the use of reclaimed materials determine otherwise. Reuse and conversion of existing buildings on the site is carried out as far as practicable in conformity with these criteria.

6.         The project has a Waste Strategy for minimum generation, maximum on-site reuse and recycling, and minimum export, of waste.

7.         The project has a strategy for energy conservation and the reduction of

dependence on non-renewable energy sources.

8.         The project aims over time for the autonomous provision of water, energy and sewage disposal and where it is not already connected to the utilities, shall make no demands upon the existing infrastructure.

9.         Agricultural, forestry and similar land-based activities are carried out according to sustainable principles. Preference will be given to projects which conform to registered organic standards, sustainable forestry standards or recognized permaculture principles.

10.       The project has strategies and programmes for the ecological management of the site, including:

1. the sustainable management and improvement of soil structure;
2. the conservation and, where appropriate, the enhancement of semi-natural habitat, taking into account biodiversity, biomass, indigenous species, and wildlife corridors;
3. the efficient use and reuse of water, as well as increasing the water holding capacity of the site;
4. the planting of trees and hedges, particularly in areas where the tree coverage
5. is less than 20 per cent.

The above criteria are binding on all current and future residents, perhaps enforceable as a Management Agreement submitted with the planning application.

B         Eco/Farm Villages

By Eco/Farm Villages we mean clustered developments within an organic farm or a farm in conversion to organic status. In addition to compliance with the above criteria Eco-Farm Villages – as a concept – must focus on a natural link to the land[11] and meet the following criteria:

Ø      The development is by a not-for-profit company or co-operative and includes co-operatively owned land, infrastructure and community buildings;

Ø      The development is socially and culturally inclusive;

Ø      The predominant land use is farming and passive natural land use and the livelihoods of the residents are predominantly based in the local area.

For Eco/Farm Villages outside of existing settlements sustainable transportation means use of the private car must be significantly restricted as advocated by the promoters of Eco Villages. Apart from walking, bicycles and public transport, shared transportation modes such as people-carriers should be the norm. Implementation of the strategy should be monitored annually by the relevant local authority.

Eco/Farm-Villages within walking distance of existing settlements should actually be promoted. In every town and village outside the greater Dublin area, some lands, extending to 20 -30 acres within walking distance of the settlement, that would otherwise be excluded from development, should be zoned - and granted tax-incentive status solely for the provision of eco-villages. This would allow sharing of infrastructure and facilitate social and economic interchange (including trade) with existing communities. Because site specific zoning would restrict the land’s development potential to eco-villages, the land’s value would be restricted - though greater than in the absence of the zoning - and it should be possible to provide housing that is affordable.

(B)      ONE-OFF HOUSING IN THE COUNTRYSIDE

One-off housing in the countryside, particularly urban-generated One-off housing, is generally against the public interest because it is unsustainable – economically and socially as well as environmentally and often aesthetically. It is a particular problem in Ireland, most especially in the Western and South West Regions.

Statistics compiled from the Central Statistics Office (CS0) Planning Permissions Quarterly Releases for 2003 (Q1-Q4) show that, on average, 35% of all new houses in Ireland are One-off houses. 49,605 new houses were granted permission in 2003[12], 17,562 of which were One-off houses. The ratio of One-off Houses to new housing schemes (excluding apartments) is greatest in the counties of Galway, Mayo and Roscommon, where One-offs account for 60% of new housing grants, while in Cork and Kerry the equivalent figure is 59%. These figures are in stark contrast to comparative figures for the Dublin and Mid-East Regions where One-off housing grants accounted for 12% and 22% respectively, of all new house permissions in 2003.

These figures show that although a significant number of new housing schemes will come on stream over the next few years as a result of planning permissions granted in 2003, housing needs will also be met by an equal, if not higher number of sporadic houses, across the country. The diffusion of development is beginning to have a serious effect on the resources of the countryside including those of agriculture. In effect we are losing both our towns and villages and our countryside. The reasons for the phenomenon are that planning controls are lenient and because Ireland has at present, a high demand for private housing[13] to meet genuine need, based on house formation forecasts, and for holiday home demand[14]. Furthermore economic arguments that implicitly prevail elsewhere are being lost in the debate in Ireland due to the absence of local taxes. Much of the one-off syndrome post-dates 1977 when domestic rates were abolished. By contrast, in the US for example, many Communities do not allow One-off housing - because the Community knows, and has to pay, the inflated costs. The American Farmland Trust website cites “Cost of Community Service” studies conducted in more than 70 communities over the past decade which show that owners of farm, forest and open lands pay more in local tax revenues than it costs local government to provide services to their properties. Residential land uses, in contrast, are a net drain on municipal coffers: It costs local governments more to provide services to homeowners than residential landowners pay in property taxes”. If Communities, or house builders, had to pay for the true costs - economic, social and environmental - of their one-off houses the phenomenon would disappear overnight.

In Ireland currently, vested interests often put intolerable pressure on Councillors who may sponsor developments at local authority level. Usually planning officials are opposed to this form of development[15]. The fact that such development may be contrary to the public interest rarely merits a mention in such a context. It may also be that “Councillors do not necessarily accept the proposition that physical location matters[16]. Clearly, changes in behaviour will be necessary. The Department of the Environment should promote this through advertising and awareness campaigns and training for local authority officials, managers, and especially Councillors. Interestingly, the pressure for development other than housing in the countryside is not nearly so widespread. This document promotes sustainable economic development as opposed to ”just housing” in the countryside. The number of one-off houses in the countryside in Ireland is far greater than is the case in other countries and is unsustainable and contrary to the common good[17]. Ireland has a finite land area. The daily encroachment of urban-generated housing in the countryside is measurable as is the reduced number of families living in towns and villages. It is possible therefore to measure the eventual consequences of the process. The most disturbing aspect of this process is that those who selfishly pretend to be unaware of the consequences will actually get away with it within their lifetimes. It is the next generation who will be forced to stop, having already suffered the loss.

ONE-OFF HOUSING POLICY

(1)        Local authority Development Plans should favour appropriate developments in existing towns and villages. Local Authorities should set the lead in providing such housing.

(2)             New one-off housing should not generally be permitted. It is generally unsustainable and contrary to the common good.

Often Local Authorities do not scrupulously enforce existing policies against one

off housing. Often environmental policies are overriden by economic policies. It is clear that one-off housing in the countryside goes against the perceived wisdom with regard to the need to increase residential density, which is stated policy of the Department of the Environment. It also conflicts with the policies in Sustainable Development: A Strategy for Ireland (1997) and with the thinking which underpins the Serviced Land Initiative (2001) which subsidises servicing of some urban and suburban land. One-off development in the countryside tends to be less sustainable than high-density development to high design, environmental and social standards in brownfield, infill and backland sites in cities, towns and villages. The reasons for this are economic, social, environmental and transport related[18].

(3)        Where a virgin landscape or natural environment is of high quality and

sensitivity no new buildings should be permitted.

(4)        In other countryside areas new, one-off housing should only be permitted for

current residents who live and work locally[19] Where there is an existing house,

new housing should cluster next to the existing house, should share the existing

driveway and infrastructure and should only be permitted for current residents

who live and work locally. [See also Design, Siting and Screening etc infra]. Furthermore there must be a "compelling social need" which should be documented in writing for the attention of the planning authorities[20].

(5)         The viability of alternatives including in every case the possibility of building,

or obtaining suitable accommodation ,in nearby towns and villages should be

investigated and documented because in most cases the economic, social,

health and even community infrastructure in towns and villages is superior.

Where local residents in economic need fail to get planning permission on their

land the possibility should be investigated of local authorities providing village housing at cost.

(6)        The first-time buyer’s grant should be available only where land is serviced.

(7)        The first-time buyer’s grant should be available only where land is serviced.

DESIGN, SITING AND SCREENING

Observation of the patterns of design and location of traditional houses can give a strong lead in setting out design guidelines for new dwellings. The form of traditional houses was invariably simple, relying on the walls and projecting porches and outbuildings for variations in form, and to enclose space around the house. This should be mirrored in new buildings.

DESIGN, SITING AND SCREENING POLICY

(1)        Any restoration schemes of rural dwellings and any new dwellings should be sympathetic to the need for historical continuity and local distinctiveness. As far as possible local building materials should be used: stone, timber, natural slate roofing etc. The use of red brick is appropriate only when it is locally made.

uPVC is unsustainable in its production and disposal and is not a traditional material. It should not be used.

(2)               In regard to siting, a modern house should sit comfortably into the rural landscape; should not be obtrusive, especially in regard to skylines; and should use natural features to advantage - a fold in the land or an existing grove of trees. New buildings can be integrated with existing rural settlements. New houses should follow traditional houses which take advantage of opportunities for shelter in the following ways:

Ø             by locating houses away from the full force of prevailing winds and

sheltered where it is possible by the lie of the land and its natural features;

Ø             by creating sheltered situations through planting of trees and hedgerows. Of

course older houses benefit from the maturing of the planted landscape, which cannot be achieved overnight with new houses;

Ø                 by exploiting the form of the house and outbuildings in a way which

creates enclosure and shelter.

(3)    Field patterns are as much part of the built landscape as the dwellings and steadings. It is important that any new structure should not break from the existing pattern in location and form and that it maintain the established balance and rhythm of the vista. Boundaries should integrate with their surroundings and necessary sight lines should be achieved with minimum damage to hedgerows[21]

(4)       Good landscaping and screening are essential to minimise the obtrusive effect of new building. Screening should be effected with wildlife-friendly and locally indigenous trees and shrubs. In these instances targets should be set regarding the height of vegetation and follow up inspections should be scheduled at intervals of 5 and 10 years after construction has commenced. A landscaping deposit should be paid to the local authority. This would be refunded on completion of approved landscaping after a period of 5 years. As a general rule a policy of replacing 'like with like' should be encouraged[22]

(5)       Buildings should be energy efficient and properly insulated. Consideration should be given to the use of environmentally-friendly materials and devices such as solar panels and reed beds.

(6)       Restraint of design is the key. It is best to obtain professional advice, preferably from a qualified (Institute-registered) architect.

VILLAGES

Life in villages can be particularly attractive. Successful development of rural villages requires a sensitive balance between the need of existing residents and those of potential new residents. Sensitive but concerted, plan-led consolidation is the key.

VILLAGE POLICY

(1)        Villages should be developed according to plans which should be drawn up by local people, facilitated by independent planners, meeting as a Local-Agenda-21- style representative roundtable; residents, business people (including shopkeepers), local authority officials and elected representatives, environmentalists, local sports clubs etc. These plans should be implemented as local area plans, even where population falls below the 1500 threshold envisaged in the Planning and Development Act 2000.

(2)        Villages have a right not to have their character compromised by inappropriate development - which often results from being developer-led. Growth should be limited to sensitive and sustainable consolidation which should be facilitated in the planning process, and where necessary through judicious use of CPOs. Over-development places intolerable strains on infrastructure including social and environmental infrastructure.

(3)        Development of villages should be to densities and at heights similar to those which traditionally prevail in the village. Development should integrate with adjoining buildings and follow existing building lines. Ribbon development should not be permitted.

(4)        Suburban-style housing estates should not be the norm for development in rural villages.

(5)        High-quality conservation work and sensitive re-development of backland and derelict sites should benefit from tax incentivisation. The possibility of compulsory purchase of strategic sites where owners are unwilling to develop should be investigated.

(6)        Development should be mixed as is traditional for villages. There should be a mix of residential, commercial and retail. This will facilitate local employment and reduce the need for commuting and traveling. There should be an integrated mix of private and social housing. There should be a mix of accommodation types.

(7)        Design should be modern but should reflect traditional architecture in the village. Key characteristics should be described in local area plan. Typically, new buildings should be simple but should use sustainable high-quality, typically local, materials.

(8)        Generous provision should be made for Community infrastructure including leisure, sports and learning facilities and green space. Local Authorities should create wildlife reserves, wilderness areas and woodlands adjoining villages. Where appropriate, linear parks should be sensitively created alongside rivers and coasts.

(9)        Rural villages have a right to provision of good, regular public transport – subsidised if necessary.