·        Housing Growth Requirements – Guidelines for Planning Authorities, issued under Section 28 of the Planning and Development Act 2000 (as amended).

Cllr. Callaghan, Cathaoirleach introduced the presentation by Mary Grier, Senior Planner on Housing Growth Requirements – Guidelines for Planning Authorities, issues under Section 28 of the Planning and Development Act 2000 (as amended). This presentation follows from the request from the Minister for Planning Authorities to revise their County Development Plan to allow for the revised National Planning Framework.

The following keys points were made:

• The purpose of these guidelines is to outline the implications and required actions following the issue of an updated Section 28 Guidelines on Housing Growth Requirements by the Minister for Housing, Local Government and Heritage. These guidelines were first issued in July 2025 to replace the 2020 Housing Supply Target Methodology and align with the National Planning

            Framework

• The Local Authority have a legal requirement under Section 28 of the Planning and Development Act 2000 (as amended) to have regard to Ministerial Guidelines
• The guidelines forecast housing demand to 2040, estimating an additional 50,000 units will be required, they mandate a review of Core Strategies in current County Development Plans and allow provisions of up to 50% above baseline housing growth. The current Core Strategy in Roscommon allows for 2,353 new residential units which is equivalent to 392 units per annum
• The guidelines recommend a baseline figure for Roscommon for the provision of housing units from 2025-2034 is 392 units per annum and between 2035-2040 356 units per annum – so what is currently in the County Development Plan already accommodates for this
• The guidelines request Local Authorities to distinguish between serviced and serviced lands, conduct a Settlement Capacity Audit to identify these lands and follow the criteria set out in the 2022 Development Plan guidelines
• Implementation of the guidelines require Roscommon County Council to review its Core Strategy, look at housing growth figures, land zoning requirements, survey potential land for zoning, begin the Settlement Capacity Audit and revise the zoning maps
• The revisions above will impact the Athlone Joint Plan, Roscommon Town LAP, Carrick-on-Shannon JLAP, New Boyle Area Plan (advised that this should be incorporated into the County Development Plan) and multiple revisions to the Roscommon County Development Plan 2022-2028
• The timeline for the Plan variation process is expected to commence in early 2026. There is a 14-week statutory process including minimum 4-week Public Consultation, CE report issued 8 weeks after consultation starts and a final decision 6 weeks after the CE report.

Members raised the following observations and questions following the presentation:

• Members thanks Mary for her comprehensive presentation and noted that these revisions will bring a considerable amount of work to the Planning Department
• It was expressed that the plan will have to take into consideration the new census figures as the figures used were based on the 2016 census data. The Housing development requirements should also reflect these census figures. The housing growth figures for other counties with similar or lower population appear to be higher and what is the reasoning for Roscommon figures
• Questions were asked as to whether Uisce Eireann have capacity to service 2,360 houses over the next 8-9 years? Will villages that have no serviced land indicate no development? Appears to be eight larger areas in Roscommon of focus. Lack of infrastructure will hold back on growth – it is

            important that smaller and more rural areas are considered also

• What is the commencement rate or the percentage of zoned land with has been taken up for development?
• It was suggested that a greater emphasis should be put on derelict properties/sites
• Concerns were raised as there is no variation of the Monksland Plan – will the variation of the County Development Plan will be in place before the Athlone/Monksland/Bealnamullia Joint Urban Area Plan? Will this impact on the ability for Monksland to develop further. Will there be scope to zone land in the Monksland area? Is there also scope to amend or vary the Hodson

            Bay/Ballymore Plan?

• It was queried, if possible, could Roscommon exceed the expectations for housing supply – making Roscommon an attractive place to live.
• Some land in Roscommon town was deemed not suitable for development due to a flood risk – who decides that this land is unsuitable? Could this be looked at again for development?
• Members asked for the presentation to be circulated as it was difficult to see some of the data in the tables
• Members queried the timeframe – is this outlined the timeframe for the variation of the County Development Plan or the Roscommon Town Local Area Plan or both. The timeframe for the variation also suggests it will be 12 months from the initial letter to the variation in place approx.

            mid-year 2026

• Proposed that the County Development Rural Design Guidelines also be reviewed stating it can be difficult and challenging for people to build houses on rural Ireland to meet the requirements.
• Questions arose as to whether the OPR will be involved as previous directions were to de-zone land and will they be providing any further direction. Members also asked whether there were any other factors outside market demand as to why development is not undertaken in

            Roscommon

• It was raised that the Local Authority should increase support for private development as lack of private development can potentially increase the demand for social housing
• What impact will this variation to the Plan have on Housing and Planning in Roscommon and will this reduce the Housing List significantly
• Concerns raised in reducing housing units between 2035-2040
• It was asked if there will be public consultation in relation to additional zoning of land
• Appears to be a very strict planning rules and a very rigid approach in Roscommon
• Question around a timeline for the Boyle re-zoning
• Banks appear to be lending primarily for social and affordable housing and not for private developments. How many planning applications for one-off houses were applied for in 2024 and how many of those were granted?

In response Ms. Grier provided the following updates:

• The new variation of the County Development Plan will use the most up to date figures available. Roscommon when preparing the County Development Plan did however over provide for housing Units.
• Roscommon County Council are liaising with Uisce Eireann and have an up-to-date capacity register – plan to link in with their asset manager in relation to areas at or near max capacity
• The Housing Activation Team has been set up Nationally and they will be in contact with Local Authorities and Infrastructure providers
• Does not have commencement rate figure to hand but this will be included in the analysis and CE Report
• There has been limited uptake on development land – pre planning discussions are taking place with the hope to change this. Market conditions have a big impact on development.
• Currently working with colleagues in Westmeath County Council on the Monkland JAP so it is not possible to give a timeline at this point. The Athlone Plan will reflect the uplift and additional zoning. The Area Plan for the Hodson Bay did not include any land for residential zoning so this

            would not be altered with the variation

• The variation to the County Development Plan will make provisions for providing over 392 units per annum. The guidelines have reduced the housing growth requirements between 2035-2040 as it is anticipated housing units will have caught up with housing need or demand, but this is subject

            to change if subsequent guidelines are issued

• Flood risk guidelines were provided previously, and the Planning Authority are required to abide by guidelines issued under Section 28 which sets out the Strategic Flood Risk Assessment
• The hope is that the Roscommon Town LAP will coincide with the County Development Plan
• The policy Roscommon County Council have in relation to rural housing is consistent with the  Sustainable Rural Housing Guidelines. The Rural Design Guidelines are local to Roscommon and is a guidance document prepared to assist individuals which has been evident in the planning applications received after the introduction of these guidelines
• The Office of the Planning Regulator will continue to be involved in consultation with regards to the planning making process
• The time scale is a 14-week process and when the variation is agreed it will come into immediate effect. There was significant preparatory work and complexity with regards to potentially conflicting guidelines
• There is no scope for prior consultation and the variations must be prepared on a factual basis but when the draft variation is published the public will have an opportunity to provide feedback
• Development proposals in towns are subject to the overall planning process – factors that can hinder developments are architectural conservation area, protected structures and are subject to National Guidelines.
• The intention is that the Boyle re-zoning will be incorporated into the variation of the County Development Plan
• The guidelines do not make provisions to expand out to any other rural towns or village but Roscommon has settlement boundaries and any un-zoned land in these can be considered for development. The opportunity that exists now will still exist including one off houses and larger developments subject to appropriate design and scale. Some serviced villages were included in

            the original plan

• 90% of planning applications were granted and with regards to the 10% which was refused, one off houses are a limited number. Many refusals were due to the wastewater treatment proposals not meeting the Environmental Protection Agency standards.

Mark Keavney, Director of Services in response to queries around the timeframe stated that Roscommon County Council are in line Nationally with LGMA timelines for the variation of the County Development Plan.

On the PROPOSAL of Cllr. Fitzmaurice

SECONDED by Cllr. Dineen

It was AGREED to write to Minister Browne seeking permission for Roscommon County Council to review the Rural Guidelines in the County Development Plan, at the same time as the revision of the Roscommon County Council County Development Plan in accordance with the National Planning Framework.

It was proposed by Cllr. Conboy and seconded by Cllr. Duffy to establish a standing item on the agenda for the Director of Service to give an update on progress on the variation to the County Development Plan. The Chief Executive confirmed that the Management Report circulated to members as part of the monthly plenary meeting agenda fully complies with statutory guidelines and contains the relevant information on these matters. 

On the PROPOSAL of Cllr. Conboy

SECONDED by Cllr. Byrne

It was AGREED to write to the Minister regarding the Croi Connaithe scheme requesting Roscommon County Council be considered as a pilot to allow staggered drawdown to help individuals availing of the scheme who currently find it difficult to fund the works upfront.

On the PROPOSAL of Cllr. Frain

SECONDED by Cllr. Fitzmaurice

It was AGREED to write to the Minister requesting decisions made by elected representatives of Roscommon County Council in the matter of the variation to the County Development Plan are not overturned by the Office of the Planning Regulator, as planning is a reserved function of the elected representatives of the Council. It was also agreed to request that the Minister review flood plains and the negative impact these have on planning decisions.

Cathaoirleach Cllr. Callaghan requested that Standing Orders to be suspended at 5pm to facilitate the attendance of the members at the launch of the Roscommon Age Friendly Strategy 2025-2030, Health Roscommon Community Wellbeing Strategy 2025-2029 and the Roscommon Community Resilience Toolkit.

On the PROPOSAL of Cllr. Conboy

SECONDED by Cllr. McDermott

It was AGREED that Standing Orders will be suspended at 5pm.