Approval for major increase in Offaly land zoned for housing

By Rebekah O'Reilly

Over 4,000 new homes could theoretically be delivered following a major reozoning of land being carried out in Offaly.

It comes following the adoption of a major variation to the Offaly County Development Plan, which will increase residential zoning across the county while also providing for a number of other strategic changes.

Proposed Variation No. 1 of the Offaly County Development Plan 2021-2027 was approved by Offaly County Council under Section 58 of the Planning and Development Act 2024 (as amended) following consideration of the Chief Executive’s Report, environmental assessments and public submissions.

The variation is aimed at meeting increased housing targets set out under the National Planning Framework Implementation: Housing Growth Requirement Guidelines and will provide additional land zoned for new homes.

Officials told councillors that the revised National Planning Framework requires local authorities to plan for significantly increased housing delivery, with a national target of approximately 50,000 additional households per year up to 2040.

The variation incorporates approximately 22% additional provision of zoned lands so across 17 settlements within Offaly. Through the proposed variation,

A review of the County’s housing growth requirements was undertaken to reflect the proposed housing growth figures set out in Appendix 1 of the Guidelines (July 2025) and have informed this variation. This variation reflects an increase in the annual housing requirement from 663 units, as set out in the existing County Development Plan 2021-2027, to 891 units per annum from 2025 to 2030. This represents an increase of 228 units per year to be delivered over the period 2025-2027 and a new annual requirement of 891 units for the period 2028-2030.

It means an additional 3,357 housing units are required in Offaly to meet the targets though the amount of land zoned residential could yield 4,102 units.

The areas affected by proposed zoning changes include Tullamore, Birr, Edenderry, Banagher, Clara, Kilcormac, Cloghan, Clonbullogue, Killeigh and Kinnitty. No changes are proposed for Rhode or Portarlington.

Acting Director of Services Ms Paula Hanlon said the variation would not only increase housing capacity but would also address other important planning matters across the county.

She highlighted proposals to update planning provisions relating to Peatland and Nature Corridors.

The variation will also regularise existing residential uses by changing the zoning of a site in Tullamore from Enterprise and Employment to Existing Residential, and changing lands in Ferbane from Strategic Residential Reserve to Existing Residential.

Another key element of the variation is the introduction of updated provisions for Peatland and Nature Corridors, previously referred to as Wilderness Corridors. The changes will update objectives and policies within the County Development Plan, along with updated mapping.

Ms Hanlon said 'given the level of interest in the issue' it was important that the council progressed the measures to give effect to the Peatland and Nature Corridors.

The proposals were welcomed by councillors, with housing delivery a key focus during the discussion.

Cllr Neil Feighery said the changes had made the process “more practical”.

Cllr Sean O’Brien said the Chief Executive’s Report reflected the views of elected members following consultation.

“We have to see that this is a variation, it is not a full County Development Plan. It’s to allow houses to be built basically,” he said.

“I’m always shouting about houses, here’s our chance. This is a great day that we’re moving forward for housing and the technology park in Tullamore. To me, it’s very exciting. Let’s get it done.”

Cllr Shane Murray said the message from the council was that Offaly was ready for housing development.

“There’s no obstacle being put to people building houses in Offaly, we’re ready to go. That’s the big announcement from today,” he said.

Cllr Peter Ormond said development in smaller towns and villages must also be encouraged.

“We need to encourage developers to look at smaller areas. It’s important we get people living in those areas,” he said.

Cllr Sean Maher said affordable housing was needed to allow people to continue living locally.

“We need affordable housing in our county, so people can stay and work in their area,” he said.

Cllr Noel Cribbin raised the need for supporting infrastructure, particularly in relation to Irish Water.

“It’s 12 years that Irish Water know about Edenderry. There’s other pieces of the jigsaw that need to be put into place,” he said.

Following the vote to adopt the variation, it came into effect immediately on Monday, July 20.

The council will now publish notice of the variation and make the amended County Development Plan available to the public.