Cavan County Development Plan 2022–2028 — Chapter 12

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   SUI 01 SRA 01 SRA 02 SUI 02 SUI 03 Areas Under Strong Urban Influence Development Objectives It is a development objective of Cavan County Council to: That development within ‘Areas under Strong Urban Influence’ shall be restricted to landowners and their immediate family members only with a demonstratable social or economic need.** Accommodate rural generated, housing need from individuals for permanent residential development in strong urban influence who have strong social or economic need to locate in the area and who are an intrinsic part of the rural community, subject to good planning practice, in matters of location, siting, design and the protection of environmentally sensitive areas and areas of high landscape value, environmental carrying capacity and landscape protection consideration. Apply an occupancy clause of a minimum of 7 years. **Satisfied by the following criteria: Landowner is defined as an individual with a land holding of a minimum of 10 hectares. Applicants not meeting the criteria of ownership of a minimum of 10 hectares will be dealt with on a case by case basis. 2. Stronger Rural Areas In these areas, population levels are generally stable within a well-developed town and village structure and in the wider rural areas around them. This stability is supported by a traditionally strong agricultural economic base and the level of individual housing development activity in these areas tends to be relatively low and confined to certain areas. These areas correspond with the large and medium sized towns within the County which are drivers of growth and development. The rural population has an important role to play in support of these towns as service users, employees and providers of rural goods and services. Capacity exists within these towns for the development of housing which would be a viable alternative to rural dwellings. It is the Local Authority’s intention to facilitate the development of such dwellings. The main issues in this area are (a) ensuring that the urban generated housing needs are catered for in the towns and villages and (b) avoiding ribbon development extending out along radial roads from the towns. 3. Structurally Weak Areas These areas exhibit characteristics such as persistent and significant population decline, as well as a weaker economic structure as demonstrated in the indices of income, employment and economic growth. These areas also have a weaker urban structure. These areas, to a large extent, correspond with the designations of high visual and scenic amenity and otherwise vulnerable areas such as EU Designated Sites, See chapter 10 for more details. The capacity of the landscape to absorb development will be a major consideration in the assessment of proposals in such areas. It is the aim of the Plan in Structurally Weak Areas to promote real and long term community consolidation and growth. To accommodate any demand for permanent residential development, as it arises, subject to good planning practice in matters of location, siting, design, access, wastewater disposal and the protection of environmentally sensitive areas and areas of high landscape value. To achieve these aims the Council will protect Stronger Rural Areas Development Objectives It is a development objective of Cavan County Council to: Facilitate rural generated, social or economic housing needs subject to good planning practice in matters of location, siting, design and the protection of environmentally sensitive areas and areas of high landscape value, whilst directing urban generated housing need to areas identified for housing in the adjoining towns and villages. Apply an occupancy condition of a minimum of 7 yearsRural 419

2. Page 22

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   WTR 01 WTR 02 WTR 03 against the indiscriminate construction of individual, dispersed housing that will only achieve short-term demographic gain. 12.13.2.2 Rural House Design Notwithstanding the applicant’s demonstration of compliance with the rural housing criteria as set out above, applicants are also required to satisfy visual impact, design standards, environmental and traffic safety issues. The design of rural housing development requires careful design consideration to ensure that all new development sensitively integrates into the landscape. Important factors to consider includes site selection, design, scale and form of the proposed development. New rural housing applications shall comply with the Rural House Design Guide for County Cavan as contained in Appendix 22. Developments must integrate with the receiving landscape by selecting naturally sheltered and screened sites and with the proposed building being of a simple built form complemented with the use of materials that are reflective of traditional vernacular. External finishes and materials used in designing a rural dwelling should be materials that reinforce the texture and colours of the surrounding landscape and neighbouring and existing buildings and dwellings. 12.13.2.3 Wastewater Treatment in Rural Areas In un-serviced areas and outside the main towns and villages, the main method of sewage disposal is by means of individual septic tanks and proprietary systems. In order to protect human health and water quality from the risks posed by domestic wastewater treatment systems the EPA’s National Inspection Plan for Domestic Waste Water Treatment Systems 2018-2021 now requires each local authority to develop a local site selection plan, which documents the application of the site selection methodology and outlines the justification for the selection of priority areas and individual sites. Wastewater treatment systems should be located, constructed and maintained to the highest standards to ensure minimal impacts on water quality. Details of proposed means of surface water disposal shall be requested at planning application stage in order to prevent surface water accessing the public roadway. Where existing clusters of septic tanks in vulnerable areas are augmented with additional septic tanks, the risk of pollution increases significantly and therefore the protection of these areas is paramount. Wastewater Treatment in Rural Areas Development Objectives It is a development objective of Cavan County Council to: Ensure proposals involving the installation of an on site wastewater treatment system are in accordance with the requirements of the ‘EPA Code of Practice Wastewater Treatment and Disposal Systems Serving Single Houses,’ (2009) or any subsequent Code of Practice which supersedes it. Ensure proposals shall be accompanied by a Site Characterisation Form which has been properly completed by a suitably qualified person. Proposals for significant extensions will be required to ensure that existing effluent treatment systems are adequate to cater for any additional loading that may result from the extension. RHD 01 SWA 01 RHD 02 Rural Housing Design Development Objectives It is a development objective of Cavan County Council to: Ensure new rural housing comply with the Design Guide for Single One-Off Houses within Cavan Rural Countryside with respect to Site Selection, House Design, Landscaping, Sustainability and Design Statement. Encourage design elements in all new dwellings to incorporate the concept of Lifetime Homes. Structurally Weak Areas Development Objective. It is the development objective of Cavan County Council to: Facilitate proposals for permanent residential development subject to good planning practice in matters of location, siting, design and the protection of environmentally sensitive areas and areas of high landscape value.Cavan County Development Plan 2022-2028 420

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   PW 01 WTR 04 WTR 05 12.13.2.4 Private Wells The use of private wells to provide water to single houses remains the responsibility of the householder. Private wells are not regulated under the European Communities (Drinking Water) Regulations 2014 and Irish Water has no role in relation to private water supplies. The Local Authority is responsible for providing advice and guidance in relation to the protection of the supply. Applicants will be required to connect to mains or Group Water Supply water sources where available. 12.13.2.5 Water Quality and Groundwater Groundwater is water located beneath the ground surface in pore spaces and fractures of geologic formations. If the geologic formation can yield enough water for a significant water supply, then the term aquifer is often used. Water is usually abstracted from these aquifers by pumping from wells or boreholes, although water may also seep to the surface via springs. Well depths in the bedrock aquifers typically range between 30 - 100m below the surface. The water from well or borehole abstractions is generally a composite of water from all fractures and/or conduits throughout the total length of bedrock in the borehole. There are risks posed to water coming from private wells. Just because the water comes from underground does not mean it is acceptable to drink. Polluting activities such as domestic wastewater treatment systems or septic tanks, farmyards and land-spreading of slurry and grazing cattle may pose a risk to well water. In addition, groundwater can contain toxins that occurs naturally in rocks (e.g. heavy metals) which dissolve into groundwater. These can be persistent and difficult to treat. Therefore, it is essential that water is fully tested prior to being used as drinking water. Where available, applicants will be required to connect to large public and group scheme water supplies where the water supply is regularly tested. Private Wells Development Objectives It is a development objective of Cavan County Council to: Support householders, through advice and guidance, to ensure that private wells are to acceptable drinking water standards. Ensure that private wastewater treatment plants, where permitted, are operated in compliance with EPA’s Code of Practice Wastewater Treatment and Disposal Systems Serving Single Houses (PE. ≤10) (EPA 2009), as may be amended. Protect against development proposals, involving individual treatment systems, which would increase effluent loading within existing housing clusters located within areas of high groundwater vulnerability.Rural 421

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   WQG 01 WQG 02 WQG 03 WQG 04 WQG 05 WQG 06 WQG 07 WQG 08 WQG 09 Water Quality and Groundwater Development Objectives It is a development objective of Cavan County Council to: Support the implementation of the relevant recommendations and measures outlined in the relevant River Basin Management Plan 2018-2021, and associated Programme of Measures, or any such plan that may supersede same during the lifetime of the plan. Development proposals shall not have an unacceptable impact on the water environment, including surface waters, groundwater quality and quantity, river corridors and associated woodlands. Collaborate with Irish Water in contributing towards compliance with the S.I. No. 122/2014 - European Union (Drinking Water) Regulations 2014 and any regulations made thereunder and compliance of water supplies with the parameters identified in these Regulations. Contribute towards, as appropriate, the protection of existing and potential water resources, and their use by humans and wildlife, including rivers, streams, wetlands, groundwater and associated habitat and species in accordance with the requirements and guidance in the EU Water Framework Directive 2000 (2000/60/EC). The European Union (Water policy) Regulations 2003 (as amended), the European Communities Environmental Objectives (Surface Waters) Regulations 2009 (as amended), the Groundwater Directive 2006/118/EC and the European Communities Environmental Objectives (groundwater) Regulations 2010 (as amended) and other relevant EU Directives, including associated national legislation and policy guidance (including any superseding versions of same). In conjunction with Irish Water, have regard to the EPA 2020 ‘Drinking Water Quality in Public Supplies 2019’ (and any subsequent update) in the establishment and maintenance of water sources in the County. In conjunction with Irish Water, support recommendations made by the EPA arising from any failures to meet drinking water standards and any enlistment on the EPA’s Remedial Action List. Ensure that in assessing applications for development, that consideration is given to the impact on the quality of surface waters having regard to targets and measures set out in the River Basin Management Plan for Ireland 2018-2021 and any subsequent local or regional plans. Ensure that development would not have an unacceptable impact on water quality and quantity including surface water, ground water, designated source protection areas, river corridors and associated wetlands. Discourage the over concentration of individual septic tanks and treatment plans to minimise the risk of groundwater pollution. Support the preparation of Drinking Water Protection Plans and Source Protection Plans to protect sources of public water supply, in accordance with the requirements of the Water Framework Directive.Cavan County Development Plan 2022-2028 422

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   BT 01 AS 01 AS 02 AS 03 BT 02 12.13.2.6 Access and Sightlines for Rural Applications All applications shall include at planning application stage comprehensive details of the way in which safe access and egress to the site can be achieved. 12.13.2.7 Boundary Treatment in Rural Areas Appropriate and sensitive boundary treatment is a key component to successful integration of developments in rural locations. Removal of front boundary hedgerows, walls or ditches is not encouraged, and applications should be submitted outlining full details of all boundary treatments of applications in rural areas. A simple splayed or bell mouthed opening is encouraged. Hedgerows add to visual attraction and new planting shall comprise of native species and pollinator plants only. Evergreen non native species is not permitted. New entrance walls, gates and piers shall be sensitive in their design in terms of height, scale, finishes and full details should accompany planning applications. 12.13.2.8 Replacement Dwellings In recent years, there has been a tendency to replace established rural dwellings and structures, rather than upgrading or modernising older buildings. Planning permission will be considered for a new replacement dwelling only in instances where a dwelling is not considered by the Council to be vernacular or where it does not provide a positive/important contribution to the local character or heritage of the surrounding area. Furthermore, planning permission will be considered for a replacement dwelling in cases where an existing habitable dwelling has been destroyed recently by fire or by accidental occurrence. Accordingly, it is the Council’s policy to seek to retain vernacular dwellings and structures and promote their sympathetic renovation and continued use, rather than replacement. With carefully designed extensions and sensitive restoration, these houses can be brought up to standard capable of meeting modern day demands. Where a new building is necessary, the original building should be retained for ancillary uses. For this reason, there will be a presumption against the demolition of vernacular dwellings and structures, where restoration or adaptation is a feasible option. Boundary Treatment in Rural Areas Development Objectives It is a development objective of Cavan County Council to: Boundary treatment shall reflect local traditions. Traditional dry-stone wall construction or limestone walls with lime mortar, and/or post and wire/ timber fencing back planted with indigenous hedging and pollinator species in accordance with Appendix 23 are encouraged. The design of entrance gates, walls and piers shall be in character with the rural location of the proposed development in terms of height, scale and finish. Access and Sightlines for Rural Applications Development Objectives It is a development objective of Cavan County Council to: Existing roadside hedgerows and trees shall be retained as much as possible. The entrance shall be carefully considered to achieve the required sight distance with the removal of a minimum extent of existing hedgerow. New access points onto the public road network shall generally be subject to sight line visibility standards as set out in Cavan County Councils document Sightline Visibility Requirements for Junctions and Direct Accesses, contained in Appendix 4 of this Plan. Restrict the creation of additional access points from new developments or the generation of increased traffic from existing accesses to national roads, to which speed limits greater than 60kmph apply.Rural 423

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   RDR 01 RDR 02 RDR 03 Replacement Dwellings Rural Development Objectives It is a development objective of Cavan County Council to: Encourage the sensitive refurbishment of existing vernacular buildings unless it is clearly demonstrated to the satisfaction of the planning authority that it is not reasonably capable of being made structurally sound and adapted for modern living standards. A replacement dwelling shall be located within the curtilage of the dwelling to be replaced, except where it is demonstrated to the satisfaction of the planning authority that the siting of the replacement dwelling represents an improvement in siting or provides benefits in respect of the amenity, environment, heritage or the landscape and/or access arrangements for the development on site. The Council shall assess applications for refurbishment and/or replacement of existing housing stock in rural areas, having regard to the criteria outlined hereunder: l That in the case of refurbishment and extension proposals, that the scale and architectural treatment of proposed works are both subservient and sympathetic to the character of the original structure and do not detract from the setting of the surrounding area including adjoining or nearby development. l That in the case of replacement dwellings, the design is appropriate to the site in terms of size and scale and does not detract from the setting of the surrounding area including adjoining or nearby development. l That the overall size of the replacement dwelling does not result in a significant negative visual impact to the character, landscape and heritage of the rural area and shall have regard to local distinctiveness. l That in the case of replacement dwellings, to require that the original structure was last used as an authorised habitable dwelling and that the roof, and all internal and external walls and windows are substantially intact l That replacement dwellings are provided at locations where there is safe access to the public road and acceptable wastewater disposal arrangements can be put in place and where specific development objectives or other policies of the Council are not compromised; and, l That the design of replacement dwellings in rural areas shall have regard to the design, finish and character of the existing building and comply with the ‘Cavan Rural Design Guide’, or any such replacement document.Cavan County Development Plan 2022-2028 424

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   SD 01 RD 01 12.13.2.9 Ribbon Development The Planning Authority, in accordance with the guidance given in the DEHLG Sustainable Rural Housing Guidelines for Planning Authorities, will resist ribbon development, primarily on the grounds of visual amenity, reinforced on occasions by road safety reasons. As per the Rural Housing Guidelines for Planning Authorities ribbon development is defined as ‘5 or more houses exist on any one side of a given 250 metres of road frontage’. The ribbon may not have a uniform building line, and buildings set back from the road, staggered or an angle to the road will also be considered as ribbon development, where they are visually linked. The exacerbation or addition of ribbon development will be discouraged in the assessment of rural houses. 12.13.2.10 Siting and Design The scale, form, design and siting of the development should be sensitive to its surroundings and visually integrate with the receiving landscape. Planning applications shall be in compliance with the Design Guide for Single One-Off Houses for the County and shall ensure that new dwellings integrate into the landscape in their location, form and design. Siting and Design Development Objectives It is a development objective of Cavan County Council to: Require applications for new dwellings in rural locations to: l Have a simple design forms and materials reflective of traditional vernacular architecture. l Have consideration to the scale of surrounding buildings. l A design, siting and orientation that is site specific responding to the natural features and topography of the site to best integrate development with the landscape and to optimise solar gain to maximise energy efficiency. l Be sited to visually integrate with the landscape, utilising natural features including existing contours and established field boundaries and to not be visually dominate in the landscape by cutting and filling of sites. New buildings should respect the landscape context and not impinge scenic views or skylines as seen from vantage points or public roads. l Larger houses should incorporate design solutions to minimise visual mass and scale e.g. subdivided into smaller elements of traditional form to avoid bulky structures. l Use a simple plan form to give a clean roof shape and avoid the creation of a bulky shape. l Where existing vernacular structures exist on site, consideration should be given to their reuse, adaptation and extension in preference to new build. l Determine if the proposed development is located on any designated natural heritage, archaeological or architectural heritage site. The existence of any of these designated sites within the proposed development site may have implications for the proposed dwelling. l Ensure that the detail, texture, colour, pattern, and durability of materials of the proposed development should be sustainable and of a high quality, and sensitive to its proposed location. l Local stone and render such as stucco, traditional lime render or lime wash, rough cast render or napped render finish and glass is encouraged. l Where contemporary materials are proposed they should complement and harmonise with traditional materials. l Decorative fascia and box end soffits should be avoided. Ribbon Development- Development Objectives It is a development objective of Cavan County Council to: Resist development that would create or extend ribbon development.Rural 425

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   12.14 Rural Strategy Climate Change Context and Development Objectives In accordance with the format set out in Chapter 5: Climate Change of this Plan the following is an assessment of the content of this chapter in a climate change context and associated actions. 12.14.1 Agriculture We live in a world with a population of 7.7 billion, expected to rise to 9.7 billion by 2050. Agricultural production will need to increase by an estimated 70% to meet this projected demand. The associated demand for water will also be high, with the United Nations predicting a 40% worldwide water shortfall and a 55% increase in demand within the next 15 years; while 18% of the European population is already water stressed. The Irish Farmers Association (IFA) has announced that feeding the world while addressing climate change will be one of the biggest challenges of the 21st century. We must seek to diversify our diets and eliminate food waste, and we must deliver action across all sectors to ensure future food security. The future for agriculture is in the development of sustainably grown, local sourced, predominantly plant-based produce. The current farming model and its related industries consumes almost 40% of the worlds habitable surface, whereas a vegan system would require a tenth of that, while reduced CO2 levels and protecting biodiversity and habitats. In Ireland we continue to import €79 billion of food each year, including foodstuff easily grown. Improving our self-sustainably will leave Ireland in a more resilient position during times of crisis, including those relating to climate change and/or pandemic, akin to the Covid-19 outbreak. Encouragingly, Ireland’s climate and grass-based production systems enables it to deliver the lowest carbon footprint of milk and fifth lowest for beef production in Europe. It plays an important role in our economy, employing 7.7% of the population and contributing 7.5% to Gross National Income (2018). However, this exposure generates a third of Ireland’s total GHG emissions, which as a proportion of overall emissions is higher than any other EU member state and expected to rise even further over the next five years. Referenced within the RSES NWRA (2019), the concept of ‘Smart Farming’ in its application of resource efficiency through cost saving and environmental benefit is seen as an appropriate response at reducing our carbon emissions. CAP (2019) meanwhile supports the diversification within agriculture and land use to develop sustainable and circular value chains and business models for lower carbon intensity farming, including, organic production, protection and enhancement of biodiversity and water quality, and the production of bio-based products and bioenergy through the Common Agricultural Policy and implementation of the ‘National Policy Statement on the Bioeconomy’ (2018). If current farmland practices shifted to regenerative, organic approaches, 100% of the annual global CO2 emissions would be sequestered. Teagasc have published ‘Improving Farm Sustainability – Practical Tools for Farmers’ (2019) setting out the following seven actions to deliver improved ‘farm sustainability’: l Improving Economic Breeding Index (EBI) and extending the grazing season; l Substituting clover for chemical fertiliser; l Changing to protected urea; l Reducing losses from slurry; l Improved energy efficiency and renewable energy; l Incorporating forestry and hedgerows on farm; l Using the Agriculture Sustainability Support and Advice Programme (ASSAP) Advisors to help improve water quality. 12.14.2 Forestry 11% of Ireland is covered with forestry, mostly non-native species. The main objective of these forests has been to develop Irish grown timber that can be used for construction, furniture or energy production, and thereby reducing the reliance on wood imports. Ireland’s forests continue to play an important role in helping with climate change mitigation, through carbon sequestrations and the provision of renewable fuels and raw materials. Irish forestry is a major carbon sink and afforestation is the most significant mitigation option that is available to Ireland’s land use sector. Ireland is committed to the practice of Sustainable Forest Management, which, under the Helsinki and Lisbon Agreements, is understood to mean: “The stewardship and use of forests and forest lands in a way and at a rate that maintains their biodiversity, productivity, regenerative capacity, vitality and their potential to fulfil now and in the future, relevant ecological, economic and social functions as local, national and global levels and that does not cause damage to other ecosystems”.Cavan County Development Plan 2022-2028 426

9. Page 29

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10. Page 30

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    RSC 01 RSC 02 RSC 03 RSC 04 A key objective of the Department of Agriculture, Food and the Marine’s ‘Growing for the Future – A Strategic Plan for the Development of the Forestry Sector in Ireland’ (1996) has remained “to develop forestry to a scale and in a manner which maximises its contribution to national economic and social well-being on a sustainable basis and which is compatible with the protection of the environment”. Rural Strategy Climate Change Development Objectives It is a development objective of Cavan County Council to: Require high-speed broadband connection for commercial and/or industrial development applications, where proposed in rural areas. Seek access permission and use to all existing or planned service access routes and entranceways within a forestry development, for the sole amenity of Local Authority developed trackways or similar, where considered advantageous to improved connectivity across its functional area. Support the production of biofuels from biomass (urban and farm waste) Support farm diversification and biofuel crop production as a carbon neural alternative in agriculture.Cavan County Development Plan 2022-2028 428

Source Cavan County Council: Cavan County Development Plan 2022–2028 — Chapter 12 (2022–2028) · Licence the publisher's termsText read from the publisher’s PDF; tables, maps and drawings do not survive as text, and page numbers are the PDF’s (its first page is 1). Check the original before relying on a passage.