New neighbourhood planned in Birr town centre

The planning process for the first phase of a vibrant new neighbourhood in Birr is likely to be commenced in the coming months.

It comes after members of Birr Municipal District formally adopted a concept master plan for the Rectory Lands in the town.

The lands, spanning five hectares, are located to the rear of properties on John’s Place and Emmet Street and a short distance from Emmet Square.

The concept master plan sets out the vision for the development of the site on a phased basis, subject to planning permission being obtained for each phase, providing a framework for a vibrant neighbourhood close to the town centre.

It proposes mixed-tenure housing comprised predominantly of two-to-three-storey terraced town houses of a high standard of accommodation, accompanied by neighbourhood cafés, crèches or other community spaces.

The Rectory Lands were purchased by Offaly County Council from the Church of Ireland in two lots. The first was acquired in 2015, following the dissolution of Birr Town Council, and the second in 2019. The lands are zoned for town centre/community use and residential development.

The masterplan arose when members of the Birr Municipal District decided to allocate part of their discretionary budget, known as the General Municipal Allocation, towards the development of a master plan for the site.

The Paul Hogarth Company, experts in urban planning and landscape architecture, was engaged by the Municipal District to prepare the concept master plan, and to host a consultative process with the public, councillors and other stakeholders

The draft Concept Master Plan was developed and revisited in 2025 in the context of a new opportunity for Offaly County Council to seek central government funding to provide infrastructure on the site that would facilitate the future delivery of housing.

The Municipal District members of Birr have now agreed the plan, which will see the site develop into a pioneering 21st century neighbourhood in the heart of 18th and 19th-century Birr.

The aim is to create a green, biodiverse, carbon-neutral, child-friendly, low-traffic neighbourhood that will be home to a thriving and diverse town-centre community with all existing trees, walls and hedgerows retained.

Design standards will reflect Birr’s Georgian architecture by echoing its malls and defining features through high-quality contemporary architecture.

Layouts and designs will prioritise green solutions, including biodiversity, sustainable urban drainage and active travel, such as walking and cycling.

The vision for the site will be implemented in phases. The first phase of development will provide a walking and cycling route, or mall, extending along the western side of the site from John’s Hall to Glebe Street.

Additional infrastructure, including roads, services and lighting, will also be provided, opening up the site for recreation, biodiversity and open space.

Planning approval for these early elements will be sought in the coming months, and the transport and services infrastructure will be delivered by the end of 2028, Offaly County Council has said.

Housing opportunities, including Age Friendly units and private developments, will be progressed under future planning approvals and in accordance with design standards appropriate to a town-centre development in the heart of Birr, while respecting the area's unique heritage and landscape character.

The members welcomed the adoption of the concept master plan and expressed their delight that their decision to fund the plan through the General Municipal Allocation has been instrumental in bringing this ambitious vision for the Rectory Lands in Birr to fruition.

Ann Dillon, Director of Services, Offaly County Council, said that the concept master plan offers “an ambitious, high-level vision for the provision of town-centre open space, a beautiful wide pedestrian and cycling mall, space for community facilities and, ultimately, a sustainable modern neighbourhood that respects the Georgian character of Birr”.

She stated that the availability of approved financial support from the Housing Activation Office will be instrumental in delivering the initial phases of the plan. She further advised that detailed plans for the first phase of infrastructure will be brought before the members as part of the planning process in the coming months.

The concept master plan for the Rectory Lands, Birr, is available to view on the Offaly County Council website at www.offaly.ie.