# Tomard Lower, Co. Carlow: townland, land parcels and planning Townland in the civil parish of Tullowcreen, barony of Idrone West, Co. Carlow; in Irish An Tom Ard Íochtarach. - Area (Tailte Éireann): 2,012,513 m² (201.25 ha, 497.3 acres) - Land parcels (Tailte Éireann): 73 registered freehold parcels lie mostly in it, median 7,067 m² (0.71 ha, 1.75 acres) - Zoning (national zoning, MyPlan): not in a zoned settlement - Planning (National Planning Applications): 15 applications since 2010 - Civil parish: Tullowcreen, https://everytownland.com/carlow/parish/tullowcreen.md - Barony: Idrone West - Electoral division: Clogrenan, the unit of the census - Census 2022 (Central Statistics Office): 1,138 people lived in 393 households in the Clogrenan electoral division. 90% of households owned their home. 52% of homes were built since 2001. 3% of dwellings stood vacant on census night, and 0% were holiday homes. - County: Co. Carlow, https://everytownland.com/carlow.md - Placenames Database of Ireland: https://www.logainm.ie/en/3223 - Townland number at Tailte Éireann: 10542 - Centre: latitude 52.780428, longitude -7.002674 (WGS 84) ## Land parcels (registered freehold land, Tailte Éireann) 73 registered freehold parcels lie mostly in Tomard Lower, from 3 m² to 251,659 m² (25.17 ha, 62.19 acres); 53 neighbouring parcels touch its boundary. Largest first: - Parcel 807951: 251,659 m² (25.17 ha, 62.19 acres), https://everytownland.com/parcel/807951.md - Parcel 807950: 110,747 m² (11.07 ha, 27.37 acres), https://everytownland.com/parcel/807950.md - Parcel 812149: 96,464 m² (9.65 ha, 23.84 acres), https://everytownland.com/parcel/812149.md - Parcel 794009: 90,936 m² (9.09 ha, 22.47 acres), https://everytownland.com/parcel/794009.md - Parcel 788144: 79,422 m² (7.94 ha, 19.63 acres), https://everytownland.com/parcel/788144.md - Parcel 812043: 71,679 m² (7.17 ha, 17.71 acres), https://everytownland.com/parcel/812043.md - Parcel 812098: 70,955 m² (7.1 ha, 17.53 acres), https://everytownland.com/parcel/812098.md - Parcel 799609: 64,252 m² (6.43 ha, 15.88 acres), https://everytownland.com/parcel/799609.md - Parcel 812044: 51,489 m² (5.15 ha, 12.72 acres), https://everytownland.com/parcel/812044.md - Parcel 789857: 50,971 m² (5.1 ha, 12.6 acres), https://everytownland.com/parcel/789857.md - Parcel 789856: 49,594 m² (4.96 ha, 12.25 acres), https://everytownland.com/parcel/789856.md - Parcel 788145: 49,075 m² (4.91 ha, 12.13 acres), https://everytownland.com/parcel/788145.md - Parcel 812385: 49,029 m² (4.9 ha, 12.12 acres), https://everytownland.com/parcel/812385.md - Parcel 807955: 41,904 m² (4.19 ha, 10.35 acres), https://everytownland.com/parcel/807955.md - Parcel 812148: 38,879 m² (3.89 ha, 9.61 acres), https://everytownland.com/parcel/812148.md - Parcel 812045: 35,759 m² (3.58 ha, 8.84 acres), https://everytownland.com/parcel/812045.md - Parcel 788650: 32,445 m² (3.24 ha, 8.02 acres), https://everytownland.com/parcel/788650.md - Parcel 5927170: 31,090 m² (3.11 ha, 7.68 acres), https://everytownland.com/parcel/5927170.md - Parcel 5497639: 28,257 m² (2.83 ha, 6.98 acres), https://everytownland.com/parcel/5497639.md - Parcel 788532: 25,739 m² (2.57 ha, 6.36 acres), https://everytownland.com/parcel/788532.md - Parcel 788753: 25,598 m² (2.56 ha, 6.33 acres), https://everytownland.com/parcel/788753.md - Parcel 788656: 24,798 m² (2.48 ha, 6.13 acres), https://everytownland.com/parcel/788656.md - Parcel 788657: 22,207 m² (2.22 ha, 5.49 acres), https://everytownland.com/parcel/788657.md - Parcel 807954: 21,427 m² (2.14 ha, 5.29 acres), https://everytownland.com/parcel/807954.md - Parcel 5497641: 21,030 m² (2.1 ha, 5.2 acres), https://everytownland.com/parcel/5497641.md - Parcel 799610: 19,085 m² (1.91 ha, 4.72 acres), https://everytownland.com/parcel/799610.md - Parcel 807957: 18,736 m² (1.87 ha, 4.63 acres), https://everytownland.com/parcel/807957.md - Parcel 4796120: 17,236 m² (1.72 ha, 4.26 acres), https://everytownland.com/parcel/4796120.md - Parcel 794010: 17,171 m² (1.72 ha, 4.24 acres), https://everytownland.com/parcel/794010.md - Parcel 807961: 17,029 m² (1.7 ha, 4.21 acres), https://everytownland.com/parcel/807961.md - Parcel 807960: 15,980 m² (1.6 ha, 3.95 acres), https://everytownland.com/parcel/807960.md - Parcel 803671: 15,501 m² (1.55 ha, 3.83 acres), https://everytownland.com/parcel/803671.md - Parcel 807958: 15,378 m² (1.54 ha, 3.8 acres), https://everytownland.com/parcel/807958.md - Parcel 794011: 15,229 m² (1.52 ha, 3.76 acres), https://everytownland.com/parcel/794011.md - Parcel 807956: 12,427 m² (1.24 ha, 3.07 acres), https://everytownland.com/parcel/807956.md - Parcel 803670: 11,203 m² (1.12 ha, 2.77 acres), https://everytownland.com/parcel/803670.md - Parcel 3611494: 7,067 m² (0.71 ha, 1.75 acres), https://everytownland.com/parcel/3611494.md - Parcel 788651: 4,251 m² (0.43 ha, 1.05 acres), https://everytownland.com/parcel/788651.md - Parcel 788505: 4,093 m² (0.41 ha, 1.01 acres), https://everytownland.com/parcel/788505.md - Parcel 3120895: 3,777 m² (0.38 ha, 0.93 acres), https://everytownland.com/parcel/3120895.md - Parcel 5999208: 3,378 m² (0.34 ha, 0.83 acres), https://everytownland.com/parcel/5999208.md - Parcel 5507927: 3,327 m² (0.33 ha, 0.82 acres), https://everytownland.com/parcel/5507927.md - Parcel 788652: 3,007 m² (0.3 ha, 0.74 acres), https://everytownland.com/parcel/788652.md - Parcel 811981: 2,795 m² (0.28 ha, 0.69 acres), https://everytownland.com/parcel/811981.md - Parcel 788755: 2,576 m² (0.26 ha, 0.64 acres), https://everytownland.com/parcel/788755.md - Parcel 5812107: 2,464 m² (0.25 ha, 0.61 acres), https://everytownland.com/parcel/5812107.md - Parcel 788754: 2,205 m² (0.22 ha, 0.54 acres), https://everytownland.com/parcel/788754.md - Parcel 811980: 1,804 m², https://everytownland.com/parcel/811980.md - Parcel 4799457: 1,502 m², https://everytownland.com/parcel/4799457.md - Parcel 807959: 1,308 m², https://everytownland.com/parcel/807959.md - Parcel 3611493: 1,199 m², https://everytownland.com/parcel/3611493.md - Parcel 5404517: 506 m², https://everytownland.com/parcel/5404517.md - Parcel 4835791: 480 m², https://everytownland.com/parcel/4835791.md - Parcel 5903191: 443 m², https://everytownland.com/parcel/5903191.md - Parcel 4648418: 345 m², https://everytownland.com/parcel/4648418.md - Parcel 5264262: 321 m², https://everytownland.com/parcel/5264262.md - Parcel 5903158: 309 m², https://everytownland.com/parcel/5903158.md - Parcel 5812096: 256 m², https://everytownland.com/parcel/5812096.md - Parcel 5903164: 226 m², https://everytownland.com/parcel/5903164.md - Parcel 5903177: 137 m², https://everytownland.com/parcel/5903177.md - Parcel 5903144: 114 m², https://everytownland.com/parcel/5903144.md - Parcel 5667231: 80 m², https://everytownland.com/parcel/5667231.md - Parcel 5908818: 62 m², https://everytownland.com/parcel/5908818.md - Parcel 5903160: 60 m², https://everytownland.com/parcel/5903160.md - Parcel 4702120: 49 m², https://everytownland.com/parcel/4702120.md - Parcel 5903162: 48 m², https://everytownland.com/parcel/5903162.md - Parcel 5667229: 41 m², https://everytownland.com/parcel/5667229.md - Parcel 5903153: 30 m², https://everytownland.com/parcel/5903153.md - Parcel 5667230: 24 m², https://everytownland.com/parcel/5667230.md - Parcel 6087735: 23 m², https://everytownland.com/parcel/6087735.md - Parcel 5903169: 22 m², https://everytownland.com/parcel/5903169.md - Parcel 4961646: 6 m², https://everytownland.com/parcel/4961646.md - Parcel 5908833: 3 m², https://everytownland.com/parcel/5908833.md ## Zoning (national zoning of development plans, MyPlan) No zone of a development plan covers Tomard Lower in the national zoning. Outside zoned towns and villages, the county development plan's rural policies apply to each application. ## Planning applications whose site touches the townland (National Planning Applications, Department of Housing, Local Government and Heritage) 15 applications, newest first. - 2 Jun 2026, Carlow County Council 2660170: Conditional. Permission. construction of (I) Cubicle shed with slatted tanks (ii) Slatted tank (iii) milking parlour roof extension and all associated site works. File: https://www.eplanning.ie/CarlowCC/AppFileRefDetails/2660170/0 - 21 May 2025, Carlow County Council 2519: Conditional. Permission. a domestic shed to store family cars, firewood, and vintage farm machinery and all associated site works. File: https://www.eplanning.ie/CarlowCC/AppFileRefDetails/2519/0 - 4 Mar 2024, Carlow County Council 2460048: Conditional. Permission, 1 home. the construction of a two-storey style dwelling house, domestic garage, proprietary sewage treatment system and percolation area, and connection to services and associated site works. File: https://www.eplanning.ie/CarlowCC/AppFileRefDetails/2460048/0 - 26 Feb 2024, Carlow County Council 2460040: N/a. Permission. the construction of a two-storey style dwelling house, domestic garage, proprietary sewage treatment system and percolation area, and connection to services and associated site works. File: https://www.eplanning.ie/CarlowCC/AppFileRefDetails/2460040/0 - 21 Dec 2022, Carlow County Council 22440: Conditional. Retention, 1 home. 1) existing extensions at the rear of dwelling, 2) steel frame shed and permission for change of use of public house to domestic dwelling and all associated site works. File: https://www.eplanning.ie/CarlowCC/AppFileRefDetails/22440/0 - 10 Oct 2022, Carlow County Council 22345: N/a. Retention. retention of existing extensions at the rear of dwelling and retention permission for steel frame shed and all associated site works. File: https://www.eplanning.ie/CarlowCC/AppFileRefDetails/22345/0 - 8 Jul 2022, Carlow County Council 22232: Conditional. Permission, 2 homes. to construct a new dwelling house, domestic garage, install ETU with percolation area, and form new entrance with all associated site works. File: https://www.eplanning.ie/CarlowCC/AppFileRefDetails/22232/0 - 29 Apr 2022, Carlow County Council 22145: Conditional. Permission, 1 home. the construction of a cattle underpass, slatted effluent tank and all associated site works. File: https://www.eplanning.ie/CarlowCC/AppFileRefDetails/22145/0 - 25 Apr 2022, Carlow County Council 22137: N/a. Permission. the construction of a cattle shed underpass, slatted effluent tank and all associated site works. File: https://www.eplanning.ie/CarlowCC/AppFileRefDetails/22137/0 - 11 Jun 2020, Carlow County Council 20180: Conditional. Permission. for the installation of approximately 4.6 kilometres (km) of underground cables within the Carlow County Council (CCC) boundary and approximately 2.0 km within the Laois County Council (LCC) boundary with a voltage of up to 38 kilovolts and associated works, including a new substation within LCC, for the connection of the consented Bilboa Wind Farm (Planning Register References: Carlow County Council 11/154; An Bord Pleanala PL 01.240245) to the national electricity grid; upgrading of an existing forestry track within CCC; construction of two new onsite access tracks within CCC; re-orientation and increasing in size of a crane hardstanding within CCC; and road strengthening and widening along an updated turbine delivery route, within LCC, pursuant to the consented Bilboa Wind Farm (Planning Register References; Carlow County Council 11/154; An Bord Pleanala PL 01.240245). The application is accompanied by a Planning Report, Environmental Impact Assessment Report and Natura Impact Statement.. File: https://www.eplanning.ie/CarlowCC/AppFileRefDetails/20180/0 - 30 Aug 2019, Carlow County Council 19337: Conditional. Permission. proposed construction of a calf housing unit, with a single bay machinery shed, to an approximate height of 6.925m, as well as an external foul-water retention tank, and all associated ground-works. File: https://www.eplanning.ie/CarlowCC/AppFileRefDetails/19337/0 - 28 Aug 2018, Carlow County Council 18345: Conditional. Permission, 1 home. sought for the construction of a single storey dwelling with garage, on-site waste water treatment system, bored well, new splayed entrance and all associated site development works. File: https://www.eplanning.ie/CarlowCC/AppFileRefDetails/18345/0 - 9 Aug 2018, Carlow County Council 18321: N/a. Permission. sought for the construction of a single storey dwelling with garage, on-site waste water treatment system, bored well, new splayed entrance and all associated site development works. File: https://www.eplanning.ie/CarlowCC/AppFileRefDetails/18321/0 - 9 Mar 2018, Carlow County Council 1874: Conditional. Permission. Permission to construct a new agricultural cubicle house and underground slatted slurry tanks and all other associated site works.. File: https://www.eplanning.ie/CarlowCC/AppFileRefDetails/1874/0 - 27 Jan 2017, Carlow County Council 1718: Refused. Permission. development on the Barrow Navigation (The River Barrow) through the townlands of: NEWACRE, NEWGARDEN, BESTFIELD or DUNGANSTOWN, STRAWHALL, CARLOW, GRAIGUE, CLOGRENAN, KILLEESHAL, BALLINABRANNAGH, BALLYGOWAN, PART OF TOMARD UPPER (ED Rathornan), TOMARD UPPER (ED Rathornan), PART OF TOMARD LOWER (ED Clogrenan), RATHORNAN, RATHVINDEN, BALLYKNOCKAN (Idrone West By), LEIGHLINBRIDGE, RATHELLIN, DUNLECKNY, MONEYBEG, KILREE, SLIGUFF, KILGRANEY (Idrone East By), CLOMONEY (Idrone East By), BALLYELLIN and TOMDARRAGH, BALLYTEIGELEA (Idrone East By) , BORRIS, BALLYNAGRANE, COURNELLAN, BALLYKEENAN (St. Mullin's Lower By), HARRISTOWN, TINNAHINCH, KNOCKEEN, CARRIGLEAD, BAHANA, St. MULLIN'S The proposal consists of the development of a multi-use shared leisure route (Blueway), approximately 115 Kilometres (KM) in length, on the existing navigation towpath, which is a National Waymarked Way. This will include tailored surface finishes, information, directional and safety signage, and all other associated ancillary works. The route traverses parts of counties Kildare, Laois and Carlow. The route commences in Lowtown, County Kildare, passes through County Laois and finishes in St. Mullins, County Carlow. Approximately 52KM of the route is in County Carlow, 16KM in County Laois and 47 KM in County Kildare. The proposal will involve works to or within the curtilage of the following protected structures: An Environmental Impact Statement and Natura Impact Statement have been prepared in respect of the project and are submitted with the application.. File: https://www.eplanning.ie/CarlowCC/AppFileRefDetails/1718/0 Applicants are not shown. ## Designated sites (National Parks and Wildlife Service) - Special Area of Conservation: River Barrow and River Nore SAC, site code 002162, https://www.npws.ie/protected-sites/sac/002162 ## Recorded monuments (Sites and Monuments Record, National Monuments Service) - CW012-022001: Church, https://heritagedata.maps.arcgis.com/apps/webappviewer/index.html?id=0c9eb9575b544081b0d296436d8f60f8&query=18a4b61b268-layer-9%2CSMRS%2CCW012-022001-. The following description is derived from the published 'Archaeological Inventory of County Carlow' (Dublin: Stationery Office, 1993). In certain instances the entries have been revised and updated in the light of recent research. Date of revision: 21 December 2009 Revised by: J. Farrelly Centrally positioned within a sub-square graveyard (CW012-022003-), the present remains consist of lower courses of N and S walls (H c. 1m) and E gable of simple rectangular structure recently rebuilt. Aligned ENE-WSW (c. 16.6m x 6.5m), of roughly coursed limestone, sandstone and split rubble with limestone quoins. Narrow ope with chamfered limestone jambs and sill and reconstructed rear arch in E gable. Rectangular cupboard (6.45m x 0.40m) inside S wall by E gable. Circular granite font now stands in nave. No indications of doorway and ope in S wall mentioned by O'Donovan (OSL 1839, 27). Holy well (CW012-067----) 150m to E. - CW012-022002: Font, https://heritagedata.maps.arcgis.com/apps/webappviewer/index.html?id=0c9eb9575b544081b0d296436d8f60f8&query=18a4b61b268-layer-9%2CSMRS%2CCW012-022002-. Circular granite font stands in nave of church (CW012-022001-). Compiled by: Claire Breen Date of upload: 19 August 2011 - CW012-022003: Graveyard, https://heritagedata.maps.arcgis.com/apps/webappviewer/index.html?id=0c9eb9575b544081b0d296436d8f60f8&query=18a4b61b268-layer-9%2CSMRS%2CCW012-022003-. Depicted on the 1938-9 'OS 6-inch' map as a sub-square graveyard (map dims. c. 38m N-S; c. 39m E-W) with a church (CW012-022001-) centrally positioned within it. Compiled by: Claire Breen Date of upload: 19 August 2011 - CW012-067: Ritual site - holy well, https://heritagedata.maps.arcgis.com/apps/webappviewer/index.html?id=0c9eb9575b544081b0d296436d8f60f8&query=18a4b61b268-layer-9%2CSMRS%2CCW012-067----. The following description is derived from the published 'Archaeological Inventory of County Carlow' (Dublin: Stationery Office, 1993). In certain instances the entries have been revised and updated in the light of recent research. Date of upload/revision: 17 July 2007 Now covered by concrete. Situated to E of church dedicated to St Bridget (CW012-022001-). - CW012-098: Ring-ditch, https://heritagedata.maps.arcgis.com/apps/webappviewer/index.html?id=0c9eb9575b544081b0d296436d8f60f8&query=18a4b61b268-layer-9%2CSMRS%2CCW012-098----. Aerial photograph (GB89.W.23) shows cropmark of a ring-ditch (one of two adjacent ring-ditches (CW012-098001) (Barrett 1989). - CW012-099: Ring-ditch, https://heritagedata.maps.arcgis.com/apps/webappviewer/index.html?id=0c9eb9575b544081b0d296436d8f60f8&query=18a4b61b268-layer-9%2CSMRS%2CCW012-099----. Aerial photograph (GB89.W.23) shows cropmark of a ring-ditch (one of two adjacent ring-ditches (see also CW012-098). Compiled by: Dr Gillian Barrett for the Archaeological Survey of Ireland. Date of upload: 11 January 2012 - CW012-138: Ring-ditch, https://heritagedata.maps.arcgis.com/apps/webappviewer/index.html?id=0c9eb9575b544081b0d296436d8f60f8&query=18a4b61b268-layer-9%2CSMRS%2CCW012-138----. Aerial photograph (GB90.BE.02, 13 July 1990) shows cropmark of a ring-ditch with another ring-ditch (CW012-139----) c. 95m to the SSW and a possible ring-ditch c. 90m to the W. Compiled by: Dr Gillian Barrett for the Archaeological Survey of Ireland. Date of upload: 29 March 2010 - CW012-139: Ring-ditch, https://heritagedata.maps.arcgis.com/apps/webappviewer/index.html?id=0c9eb9575b544081b0d296436d8f60f8&query=18a4b61b268-layer-9%2CSMRS%2CCW012-139----. Aerial photograph (GB90.BE.02, 13 July 1990) shows cropmark of a ring-ditch with another ring-ditch (CW012-138---) c. 95m to the ENE and a possible ring-ditch (CW012-140----) c. 30m to the NNE. Compiled by: Dr Gillian Barrett for the Archaeological Survey of Ireland. Date of upload: 29 March 2010 - CW012-140: Ring-ditch, https://heritagedata.maps.arcgis.com/apps/webappviewer/index.html?id=0c9eb9575b544081b0d296436d8f60f8&query=18a4b61b268-layer-9%2CSMRS%2CCW012-140----. Aerial photograph (GB90.BE.02, 13 July 1990) shows cropmark of a possible ring-ditch with two ring-ditches (CW012-138---- and CW012-139----) c. 90m to the E and c. 30m to the SSW respectively. Compiled by: Dr Gillian Barrett for the Archaeological Survey of Ireland. Date of upload: 29 March 2010 Works at or in relation to a recorded monument need two months' written notice to the National Monuments Service (National Monuments (Amendment) Act 1994, section 12). ## Architectural heritage (National Inventory of Architectural Heritage) No building of the National Inventory of Architectural Heritage stands in the townland of Tomard Lower. ## Ground and risks (Radon Risk Map of Ireland, EPA; Landslide Susceptibility Classification and LiDAR, Geological Survey Ireland) - Radon: at the centre of the townland of Tomard Lower, about 1 in 5 homes in this area is likely to have high radon levels. Testing a home: https://www.epa.ie/environment-and-you/radon/radon-testing/#d.en.82887 - Landslides: The 1:50,000 map rates the landslide susceptibility here as moderately high, moderately low, low, partly inferred. - Terrain model: LiDAR of the Office of Public Works, flown in 2011, at 2 m: tile OPW_2360, https://gsi.geodata.gov.ie/downloads/LiDAR/OPW_NASC/OPW_2360.zip (ZIP). - Flooding: the flood maps of the Office of Public Works, https://www.floodinfo.ie/map/floodmaps/, linked only: their licence does not allow re-use. LiDAR: contains Irish Public Sector Data (Geological Survey Ireland & the Office of Public Works) licensed under a Creative Commons Attribution 4.0 International (CC BY 4.0) licence. ## Downloads - DXF, in Irish Transverse Mercator metres, with its boundary, parcels and buildings, for a drawing program: https://everytownland.com/carlow/tomard-lower.dxf - GeoJSON, in WGS 84, for a map: https://everytownland.com/carlow/tomard-lower.geojson - KML, for Google Earth: https://everytownland.com/carlow/tomard-lower.kml ## Homes sold (Residential Property Price Register) No address of the register names Tomard Lower with five sales or more. The sales of the area are on the page of Co. Carlow: https://everytownland.com/carlow.md ## Neighbouring townlands (National Statutory Boundaries, Tailte Éireann) - Ardough or Huntspark (Co. Laois): https://everytownland.com/laois/ardough-or-huntspark.md - Ballygowan: https://everytownland.com/carlow/ballygowan.md - Cloghristick: https://everytownland.com/carlow/cloghristick.md - Craanlusky: https://everytownland.com/carlow/craanlusky.md - Cranavonane: https://everytownland.com/carlow/cranavonane.md - Tomard Upper: https://everytownland.com/carlow/tomard-upper.md A townland is the smallest land division of Ireland, and the unit of a rural address; old registers such as the 1901 and 1911 censuses file it under its civil parish and barony. --- Everytownland reads the registered freehold land and the statutory boundaries of Tailte Éireann, the national zoning, planning file and heritage records of the Department of Housing, Local Government and Heritage, and the Residential Property Price Register. A parcel is the land of a title, not an address. The owner's name is in the Land Registry of Tailte Éireann: a copy of the folio can be ordered on landdirect.ie, for a fee; this site names no owner. A price is the price recorded for a past sale, not a valuation. Sources: Cadastral Parcels Freehold, Townlands, Civil Parishes, Baronies, Electoral Divisions and Buildings, Tailte Éireann, CC BY 4.0; national zoning of development plans (GZT, MyPlan) and National Planning Applications, Department of Housing, Local Government and Heritage, CC BY 4.0, applicants not shown; designated sites, National Parks and Wildlife Service, CC BY 4.0; Sites and Monuments Record, National Monuments Service, CC BY 4.0; National Inventory of Architectural Heritage, CC BY 4.0; Residential Property Price Register, Property Services Regulatory Authority, re-used with the source acknowledged. - Page: https://everytownland.com/carlow/tomard-lower - In JSON: https://everytownland.com/api/townland/carlow/tomard-lower