Broadford

Broadford

Location and Context

Broadford is a large village located in a valley in the Slieve Bernagh Mountains. The village takes a long and winding form along the R465 (regional road). The land within the settlement boundary is undulating and many parts of the village have attractive views across the surrounding countryside.

Broadford has a traditional village character and serves a large rural hinterland. Many of the buildings within the village centre remain in residential use and there are also a number of farm holdings located within the settlement boundary. Notwithstanding this, the village has a good service offering for local residents in the village and its hinterland such as shops, post office, local pubs, national school and GAA grounds.

There have been a number of small developments in the village in recent years but development has been restricted by deficiencies in the local service infrastructure. Broadford is not served by a public sewage treatment and is not currently on the Irish Water Programme for Investment. Water is supplied to Broadford through the Broadford Public Water Supply.

General Objectives

• To encourage development in Broadford in order to sustain and increase the population in the area and increase the number of services available to both residents in the village and those residing in the wider rural hinterland;

• To promote the consolidation of the village through brownfield reuse/redevelopment and compact growth within the designated village growth areas;

• To ensure growth is incremental and small scale in nature, and is relative and appropriate to the function, scale, size and character of the village;

• To encourage further growth of retail and commercial services in the village core. The redevelopment of existing unused or derelict structures for retail, commercial or residential purposes will be particularly encouraged;

• To support the provision of waste water treatment infrastructure to allow for future growth;

• To make provision for development that will establish Broadford as a visitor base for exploring the surrounding network of loughs and walkways.

__________________________________________________________________________________ Draft Clare County Development Plan 2023-2029

Employment and Enterprise

Agriculture remains an important part of the local economy in the smaller settlements. In order to support economic development the Council will facilitate and encourage farm enterprise and agri-tourism in Broadford and will also support home based economic activity where feasible. Broadford is also a popular destination/stopping point for cyclists, particularly at weekends with the cafe in the village centre providing a valuable amenity and service which attracts visitors and passing trade. Opportunity to develop and capitalise further on recreational and slow tourism exists given Broadfords location close to the surrounding network of loughs and walkways establishing Broadford as a destination in its own right. Potential amenities and routes include Doon Lake, Formoyle Fort, ‘enchanted Lake’ linking the 12 O’Clock Hills trail to the village, linking Moylussa to Cragnamurragh and down to Kilbane/and or Broadford. There is also potential to develop heritage and biodiversity trials within or close to the village.

Strategy for growth and sustainable communities

The strategy for the sustainable growth of the village and its community is through consolidation and regeneration that promotes compact sequential growth and supports and strengthens a sustainable village community and its rural hinterland. This will be achieved by encouraging small scale growth in areas which make a positive contribution to the overall enhancement of the village and sustains it into the future. In line with this approach and to promote vibrant rural villages, village growth areas have been identified which provide opportunities and choice for development, including small scale commercial, enterprise, community, services/facilities as well as small scale cluster housing, all of which offer a viable and attractive option for rural living within a village community and setting.

Broadford has a strong community spirit and is an attractive place to live within commuting distance of the larger urban areas of Limerick, Shannon and Ennis.

The delivery of any future growth in Broadford will be encouraged by adopting a combined approach of consolidation, sequential and compact growth and the re-use and redevelopment of vacant or derelict sites and buildings within the village.

The areas identified for growth allow for the sustainable compact growth of the village, providing opportunities for small scale development appropriate to the function, size and scale of the village. Any proposals will be required to ensure/enhance connectivity within the village and support the sustainable use of existing services and facilities.

Any development is highly dependent on the suitability of the land to accommodate on-site waste water treatment systems.

__________________________________________________________________________________ Draft Clare County Development Plan 2023-2029

Place Making and Regeneration

Broadford has a strongly defined historic core to which newer terraced housing to the north makes a positive contribution. Sustainable use of vacant or underutilised buildings, is important for the public realm of Broadford. The repurposing or adaptive reuse of vacant buildings could further activate and consolidate the village core and would promote village centre living. The general place making objectives for the key areas in the village are set out in Chapter 18 of Volume 1 of this Plan.

It is noted that there are a number of vacant and derelict sites in the village in particular Brookville House which has been entered on the derelict sites register, and sits at a key focal point in the village. The Council will continue to use the Derelict Sites legislation and continue to engage with owners in an effort to resolve derelict sites.

Locations within the village where opportunities lie for effective place making include the following;

Opportunity 1: Junction of the R465 with L3014-0 (road to Hurdlestown Meadows estate) and the area leading to the community centre.

Opportunity 2: Area to the front of Moloney’s Food Store.

Opportunity 3 Main Street of Broadford

Sketch of potential for place making at Opportunity 2 Potential for creation of strong building line at main street Broadford

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Indicative Site Plan noting potential public realm/placemaking proposals

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Upgrades, enhancements and expansion of green infrastructure such as walking and cycling routes would promote active recreation and sustainable travel in the village and its environs.

Recent improvements in the village include footpath upgrades, the provision of a controlled crossing point serving the National School and GAA sports grounds and the introduction of a bicycle repair station. This has contributed to an attractive village environment with safe access for all. The Council will continue to support active travel measures throughout the life time of the plan.

OS1 Riverside to the North of the R466

This area of designated open space is to allow for the seasonal changes in water levels of the Broadford River and for protection of the riparian zone.

The Broadford River joins the Owenogarney River downstream. Any proposals for development at OS1 must have due consideration of the current WFD Status of the Owenogarney River and the potential for downstream effects on the Castle Lake drinking water abstraction source and associated SACs of the Ratty River Cave and the Lower River Shannon.

Broadford and Kilbane National School and Public Riverside Park

The recent large school extension has added to the visual amenity of the village. The existing broadleaved tree line along the riparian zone of the Broadford River shall be retained as a foraging and commuting route for bat species. A riparian buffer is provided along the Broadford River which is currently at “good” status under the Water Framework Directive.

The school site is within Flood Zone A and has a history of flooding. Any future development proposals for the school site shall be accompanied by a site-specific Flood Risk Assessment to set floor levels and include an emergency plan to deal with risks.

The riverside park is an appropriate non-vulnerable use and should be maintained as a valuable amenity for the local community.

__________________________________________________________________________________ Draft Clare County Development Plan 2023-2029