Cavan County Development Plan 2022–2028 — Chapter 13

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   PCOS 01 PCOS 02 13.4.8 Public Open Space The provision of accessible open space is a key part of the provision of high-quality green infrastructure for communities. Public open space must be carefully designed as an integral part of the layout of all residential schemes/mixed schemes and should be addressed at the initial design stages. The public open space shall be designed to be informally supervised by residents. A variety of types and sizes of open spaces can be provided at suitable locations to cater for active and passive recreational needs of children and adults of all ages. The Planning Authority require that the design and type of public open space complies with the Sustainable Residential and Compact Settlement Guidelines for Planning Authorities (2024), or any updates thereof. Naming of Residential Development Objectives It is a development objective of Cavan County Council to: Require the naming of new residential development to be in accordance with DoECLG Circular ‘Naming of Streets and Roads, Numbering of Houses and the Use of Irish’ and to be agreed with the Planning Authority. Public Open Space Development Objectives It is a development objective of Cavan County Council to: Ensure public open spaces in new residential developments comply with the Sustainable Residential Development in Sustainable Residential and Compact Settlement Guidelines for Planning Authorities (2024), or any updates thereof. In general, 10% - 15% of the net site area should be provided for multifunctional open spaces at suitable locations within new residential schemes. The quality of open space proposed in a development will be a determining factor in the quantum of public open space that the Planning Authority will consider acceptable. In the case of sites that contain significant heritage, landscape or recreational; features and sites that have specific nature conservation requirements, a higher proportion of public open space may need to be retained. The 10% - 15% range shall not apply in such areas. Ensure public open space is well designed, of a high visual standard, generally flat, retain natural features and proposes appropriate landscaping or wetland and has a high level of surveillance and overlooking. Development Management 439 A re d u ct io n in 13.4.7 Private Open Space To ensure private open for new dwellings is adequate, standards set out in Department of Environment, Heritage and Local Government’s Sustainable Residential Development and Compact Settlements Guidelines for Planning Authorities (2024) shall be adhered to in the assessment of new residential houses. Private open space should be a useable area to the rear of the dwelling. Apartments and duplex units are required to meet private/semi- private open space requirements as set out in Sustainable Urban Housing: Design Standards for New Apartments, Guidelines for Planning Authorities (2023). With the difficult topography in County Cavan, levels will be considered in the assessment and private open space must be useable. Private Open Space Development Objectives It is a development objective of Cavan County Council to: Require that new development has regard to the character of the area in which they are located in terms of requirements for private open space. Require the following minimum open space requirements for new dwelling houses - One bedroom - 20sqm, 2 bedroom - 30sqm, 3 bedroom - 40sqm, 4 bedroom+ - 50sqm. POS 01 POS 02 A reduction in the minimum standards set out in Development Objective POS 02 may be considered if an equivalent amount of high quality semi private open space is provided in lieu of the private open space subject to at least 50% of the area being provided as private open space, in accordance with the requirements set out in Sustainable Residential Development and Compact Settlements Guidelines for Planning Authorities (2024). POS 01 POS 01 POS 01 NRD 01

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   13.4.9 Overlooking and Overshadowing New residential development should be designed to maximise the use of natural daylight and sunlight. Innovative building design and layout that demonstrates a high level of energy efficiency and use of renewable energy sourced will be encouraged. New development should be designed to avoid overlooking of existing or proposed residential units. Cavan County Development Plan 2022-2028 440 Provide for and promote additional public parks, amenities and spaces in towns and villages throughout the county and prepare a County Open Space Strategy in this regard. Ensure that residual land in developments can be used for the provision of green infrastructure including community food programmes/allotments and areas for pollination. Overlooking and Overshadowing Development Objectives It is a development objective of Cavan County Council to: OO 01 OO 02 Maintain at least 16 metres separation distance between opposing habitable room windows at the rear and/or side of houses, duplex units and apartment units, above ground floor level. Separation distances below 16 metres may be considered acceptable in circumstances where there are no opposing windows serving habitable rooms and where suitable privacy measures have been designed into the scheme to prevent undue overlooking of habitable rooms and private amenity spaces. OO 03 Reductions in this value may be considered for single storey residential units or innovative schemes where it can be demonstrated that adequate levels of privacy, natural lighting and sunlight can be achieved. OO 04 Any window proposed at ground floor level should not be less than 1 metre from the boundary it faces. OO 05 Adequate distances will be required for buildings overlooking school playgrounds or other sensitive uses. These will be determined at planning application stage. Innovative design solutions to avoid undue overlooking will be encouraged OO 06 Require daylight and shadow projection diagrams to be submitted in all proposals where buildings of a significant height are involved or where new buildings are located very close to adjoining buildings. This will provide an element of control in situations where overlooking occurs. OO 07 Daylight and sunlight levels should generally be in accordance with the recommendations of ‘A New European Standard for Daylighting in Buildings en17037:2018 UK National Annex BS EN17037:2019, and the associated BRE Guide 209 2022 Edition (June 2022)’, and any updates thereof. OO 08 New residential development should be designed to maximise the use of natural daylight and sunlight. Innovative building design and layout that demonstrates a high level of energy conservation, energy efficiency and use of renewable energy sources will be encouraged. PCOS 03 PCOS 04 PCOS 06 The Council may require the payment of a special development contribution under Section 48 of the Planning Act 2000 (as amended) for the improvement of existing recreational facilities and/or the provision of alternative recreational facilities, in lieu of direct provision where: (i) Existing open space/facilities which could benefit from upgrade or enhancement are already available for residents PCOS 05 (ii) The Planning Authority considers it unfeasible, due to site constraints, to locate all open space on site (iii) The Planning Authority considers that the needs of the population are better served by the provision of a new park in the area.

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   DL 01 DL 02 DL 03 DL 04 DL 05 DL 06 DL 07 DL 08 DL 09 DL 10 DL 11 DL 12 DL 13 13.4.10 Design and Layout New residential developments should deliver high quality architectural design, layout and mix. Design and Layout Development Objectives It is a development objective of Cavan County Council to: Require that all proposals for residential development demonstrate compliance with the Sustainable Residential Development and Compact Settlement Guidelines for Planning Authorities (2024) Buildings Heights Guidelines for the Planning Authorities (2018), or any updates thereof. Residential schemes shall provide a range of dwelling sizes and typologies to accommodate emerging demographic trends in line with the County’s Housing Strategy and Housing Needs Demand Assessment or other evidence supported methodology. Planning proposals for housing schemes are required to present a considered design approach to tailor the scale, design, layout and density of housing in responding to the individual character of the respective town or village. Incorporation of measures to ensure sustainable design such as rainwater harvesting, green roofs and walls. New developments shall enable positive integration, both physically and socially towards building integrated communities and social cohesion. Dual aspect shall be incorporated into dwelling units. Adequate provision shall be made for the storage and collection of waste material. Each house shall have adequate screened storage for at least 3 number wheelie bins Terraced/townhouses schemes shall include appropriate design measures for refuse bins, details of which shall be shown at planning application stage. Bins shall not be situated immediately adjacent to the front door or ground floor window, unless adequate screened alcoves or other such mitigation measures are providing innovate design solutions shall be required in this regard. Terraced/townhouses schemes shall include appropriate design measures for bicycle storage, details of which shall be clearly indicated at planning application stage. Provide for high quality boundary treatment within the development including dwelling boundary treatments, public open space boundary treatment. All boundaries shall be of highquality solid construction with no gaps. Post and wire or timber post and panel fencing is not permitted. All walls shall be capped, rendered concrete block or brick walls. Design that maximises access to natural daylight and minimises overshadowing and loss of light. Delivery of high quality accessible open space, public realm and landscaping.Development Management 441

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   RSL 01 13.4.11 Rivers, Streams and Lakes in Towns and Villages All new developments which may impact on rivers, streams and lakes within Towns and Villages shall include provision for their protection. In recognition of their roles as natural corridors for fish and wildlife and as social and cultural amenities in towns and villages, a buffer along these rivers and streams shall be provided for in any development in order to allow for the creation of a walking and cycling network. Rivers, Streams and Lakes in Towns and Villages Development Objectives It is a development objective of Cavan County Council to: Applications for new developments shall clearly demonstrate, as part of their application, how they have maintained waterways free from development in an environmentally and aesthetically sensitive manner. This shall include: l The identification of a minimum of 10 – 20 meters either side of the waterway which shall be maintained free from development. l Proposals to ensure the maintenance of riparian habitats. l Proposals for the creation of linear parks and wildlife corridors and connections to existing ones. l Identification of existing public rights of way and walking routes. l Proposals to ensure such areas are accessible to all.Cavan County Development Plan 2022-2028 442

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   PLSR 01 TIC 01 13.4.12 Phasing of Large-Scale Residential Schemes In larger scale residential development, the Planning Authority will seek phasing programmes. The phasing can be made by a number of units over a certain time period, or on completion of a particular area of a development. Commencement of any next phase will not be permitted until all services and infrastructures are completed to the satisfaction of the Planning Authority. 13.4.13 Taking in Charge In any application to have a development taken in charge, the Planning Authority will have regard to its policy document ‘Taking in Charge Policy’. Generally individual phases of development will not be taken in charge until the entire development is complete. 13.4.14 Apartments The provision of apartment schemes shall be generally encouraged in appropriate locations, at a suitable scale and extent. Primarily this will be town centre locations and proximate to public transport and in the appropriate settlements. There is a presumption against inappropriate new apartments type accommodation in small towns and villages of the County. Where apartment type developments are being considered in small towns and villages of the County they should be of appropriate scale to attract long term sustainable communities and should have adequate provision for family living. Apartments shall meet standards in terms of living unit size, private and public open space and parking. There is a strong preference for units that are provided for assisted living with own front door entry. Apartment type accommodation in small towns and villages of the county shall comprise of over the shop type, conversion of existing housing stock type proposals or small scale sensitive backland type only. This offers these centres, where the needs arise, to provide for this type of accommodation whilst also providing a suitable use for the reuse of existing and vacant buildings in the small town and village core. Apartment accommodation in small towns and villages shall be of an appropriate scale and extent and in suitable locations only. The extent of development on the site along with the type, scale and density of developments in the vicinity of the site will be a key consideration. Proposals for new apartment schemes shall be designed in line with the design criteria as set out in – Sustainable Urban Housing - Design Standards for New Apartments- Guidelines for Planning Authorities (2023) or any subsequent update. Whilst these guidelines set out minimum design standards, standards above these are encouraged in the interests of creating attractive living environments and sustainable communities. Taking in Charge Development Objectives It is a development objective of Cavan County Council to: Take in Charge all residential housing estates, within its functional area, in a timely manner in accordance with Section 180 of the Planning and Development Act, 2000 (as amended) and with government circulars PD 108 & PL5/2014. Phasing of Large-Scale Residential Development Objectives It is a development objective of Cavan County Council to: Require that applications for new large scale residential developments include a phasing programme.Development Management 443

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   APT 01 PLG 01 PLG 02 PLG 03 PLG 04 PLG 05 APT 02 APT 03 APT 04 13.4.15 Public Lighting Well-designed schemes should include a detailed lighting scheme to add vibrancy and improve safety and security. Where a residential development has not been taken in charge, the developer shall be responsible for the management and maintenance of the public lighting in the development. Apartment Development Objectives It is a development objective of Cavan County Council to: A detailed design statement is required to be submitted with any development containing multiple apartments and/ or duplex units, including private and communal amenity space, as per the minimum apartment design standards. Proposals for apartment development will be assessed with due attention to l Appropriate mix to cater for different household sizes l Aspect – dual aspect units are encouraged l Floor areas and room widths l Private and communal amenity space l Lift/stair core access l Storage provision (for general, refuse and bulky items) l Private and communal amenity space l Communal facilities l Car, EV (Electric Vehicle) Charging Points and bicycle parking and l Adaptability Provide for private amenity space that is primarily accessible from the main living area of the apartment, generally in the form of balconies/terraces. Vertical privacy screens shall be provided between adjoining balconies. Provide for communal amenity space that is suitable for passive recreation. Public Lighting Development Objectives It is a development objective of Cavan County Council to: The design of all new developments shall take into consideration the layout of the proposed public lighting column locations and the proposed landscape design. Trees or vegetation shall not be planted within 7 metres of a public light column. Residential developments shall require a public lighting scheme to be submitted as part of the site layout avoiding dark corners and alleyways. All new lights shall be fitted with LED light sources Preserve the amenity and visual character of an area and in the interest of public safety all services including electricity, public lighting, broadband and television cables shall be provided underground in appropriate ducting in all new developments Lighting of new developments shall l Ensure the development of a sustainable energy efficient public lighting network l Set appropriate Design and Material standards l Require Lighting Designs by competent persons l Seek to minimise light pollution l Seek to minimise the future energy & maintenance cost of new development to be taken in charge l Work in harmony with the adopted Taking-in-Charge PolicyCavan County Development Plan 2022-2028 444

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   RCWM 01 RCWM 02 RCWM 03 RCWM 04 13.4.16 Refuse and Construction Waste Management All new residential schemes shall include appropriately sited and designed secure refuse storage areas, details of which shall be clearly shown in pre-application discussion and planning application documentation. Regard shall be had to the number of individual bins required to serve each residential unit at design stage and the requirement for segregating waste for recycling and food waste. Construction Environment Management Plans shall be prepared in advance of the construction of relevant projects and implemented throughout. Such plans shall incorporate relevant mitigation measures which have been integrated into the Plan and any Environmental Impact Statement or Appropriate Assessment. CEMPs typically provide details of intended construction practice for the proposed development, including: l location of the sites and materials compound(s) including area(s) identified for the storage of construction refuse; l location of areas for construction site offices and staff facilities; l details of site security fencing and hoardings; l details of on-site car parking facilities for site workers during the course of construction; l details of the timing and routing of construction traffic to and from the construction site and associated directional signage; l measures to reduce the need for the queuing of construction traffic on the adjoining road network; l measures to prevent the spillage or deposit of clay, rubble or other debris; l alternative arrangements to be put in place for pedestrians and vehicles in the case of the closure of any public right of way during the course of site development works; l details of appropriate mitigation measures for noise, dust and vibration, and monitoring of such levels; l containment of all construction-related fuel and oil within specially constructed bunds to ensure that fuel spillages are fully contained (such bunds shall be roofed to exclude rainwater); l disposal of construction/demolition waste and details of how it is proposed to manage excavated soil, including compliance with 2006 Best Practice Guidelines on the Preparation of Waste Management Plans for Construction and Demolition Projects, Department of the Environment, Heritage and Local Government; l a water and sediment management plan, providing for means to ensure that surface water runoff is controlled such that no silt or other pollutants enter local water courses or drains; l details of a water quality monitoring and sampling plan; l if peat is encountered - a peat storage, handling and reinstatement management plan; l measures adopted during construction to prevent the spread of invasive species (such as Japanese Knotweed); l appointment of an ecological clerk of works at site investigation, preparation and construction phases; and l details of appropriate mitigation measures for lighting specifically designed to minimise impacts to biodiversity, including bats. Refuse and Construction Waste Management Development Objectives It is a development objective of Cavan County Council to: In town centre locations all waste storage shall be appropriately sized and shall not be permitted on or between the public street and front façade of the development, nor visible or accessible by the general public. In residential schemes, appropriately sized commercial bin storage areas must be provided in locations which are readily accessible by the householder. These areas shall be well screened, and the design shall integrate with the dwelling. In apartment schemes, bin storage shall generally be on the ground floor level of the development, be adequately ventilated, screened from public view and adjacent to the block it serves. Where appropriate, the bin storage area shall be a separate structure to the apartment building. Shared bin storage areas shall be located conveniently for residents and collection.Development Management 445

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   RCWM 07 UFR 04 UFR 03 RCWM 05 RCWM 06 An Operational Management Plan detailing long-term refuse management and maintenance shall be provided for multi-unit residential schemes and shall demonstrate compliance with the requirements set out in Sustainable Residential Development and Compact Settlement Guidelines for Planning Authorities (2024) or any updaters thereof. The Plan shall address provisions made for the storage and collection of waste materials in residential schemes, particularly where there are reduced areas of private outdoor space. Communal refuse facilities shall be accessible to each housing unit and designed with regard to the projected level of waste generation and types and quantities of receptacles required. Cavan County Development Plan 2022-2028 446 13.5.2 Infill Sites Infill developments relates to development located in gaps between existing buildings in built up urban areas. The Planning Authority will support infill development on appropriate sites that make the most sustainable use of serviced land and existing urban infrastructure. Infill Sites in Urban Areas Development Objectives It is a development objective of Cavan County Council to: ISUA 01 Proposals for infill development shall accord with the Sustainable Residential Development and Compact Settlement Guidelines for Planning Authorities (2024) or any updates thereof; and the Design Manual for Urban Roads and Streets, 2013, DoECLG or any updates thereof. ISUA 02 Infill development shall take account of the character of the area and where possible retain existing features such as building line, height, railings, trees, gateways. All relevant development proposals shall include a Construction Environmental Management Plan (CEMP) with planning application documentation. In the case of development which requires the removal of either greenfield or brownfield waste material, such removal requires suitable waste collection permits with subsequent disposal to appropriately authorised licenced/permitted facility. 13.5.1 Living Over the Shop/Upper Floors ‘Bringing Back Homes’ 2019 by the Department for Housing and Urban Development aims to assist property owners, the public, local authorities and the construction industry to develop vacant buildings. Upper Floor Residential Use Development Objectives It is a development objective of Cavan County Council to: Encourage residential uses in existing under-utilised or vacant building sites as a mechanism to combat vacancy in town centres. 13.5 Other Residential Developments UFR 02 Require a high level of residential amenity ensuring natural light in living rooms and bedrooms and minimum standards are met in relation to overall floor areas and storage space requirements as set down in the Sustainable Urban Housing: Design Standards for New Apartments (2023). Allow a reduction in open space and car parking standards for ‘living over the shop’ accommodation proposals in town centre locations, subject to protecting residential amenity, where considered appropriate by the Planning Authority. Require that a separate and distinctive point of entry with identifiable address be provided. Mitigation measures to address possible sources of external noise shall be provided. UFR 01

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   13.5.4 Corner/Side Garden Sites Corner Site/Garden site development refers to the subdivision of an existing house curtilage to provide an additional dwelling in existing builtup areas. 13.5.5 Extensions to Dwellings Extending existing dwellings to meet changing needs of families is an acceptable form of development which is viewed positively by the Planning Authority. Extensions to dwellings will be assessed in terms of the degree of impact on existing adjacent residential amenity and the design approach adopted. EXD 01 Extensions to Dwellings Development Objectives It is a development objective of Cavan County Council to: Ensure that extensions to residential dwellings accord with the following: Be subordinate in terms of scale Complement the local area and not have a negative impact on the visual or residential amenities of neighbouring dwellers of the area in general Flat roof extensions and contemporary design extensions will be considered on their individual merits. The extension shall not provide for overlooking of the private area of an adjacent residence where no such overlooking previously existed New extensions shall not overshadow adjacent dwellings to the degree that there is significant decrease in daylight or sunlight entering the house Proposed side extensions shall retain side access to the rear of the property, where required for utility access, refuse collection or similar. Ability to provide adequate car parking within the curtilage of the dwelling. In all cases where diversion or construction over existing sewerage and/or water mains is required, the consent of Irish Water will be required as part of the application. Development Management 447 13.5.3 Backland Sites in Urban Areas Backland residential development relates to small scale development located to the rear of existing buildings in built-up areas. Innovative and contemporary design solutions may be considered. Backland Sites in Urban Areas Development Objectiveses It is a development objective of Cavan County Council to: BSUA 01 Having regard to the requirement to protect the residential amenity and character of existing residential areas, backland site development proposals shall satisfy the criteria for infill development, avoid undue overlooking and overshadowing of adjacent properties and shall respect existing building lines where possible. BSUA 02 Backland development proposals shall avoid piecemeal development that adversely impacts on the character of the area and the established pattern of development CGS 01 Corner/Side Garden Sites Development Objectives It is a development objective of Cavan County Council to: Require corner site/side garden development proposals to have regard to the following criteria: Size, design, layout, building line and the relationships with existing dwellings and immediately adjacent properties External finishes Floor areas and the accommodation standards for the occupants Car parking for the existing and proposed developments Private open space for existing and proposed development. Side/ gable and rear access/maintenance space, where possible, and refuse storage areas.

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    DGS 01 DGS 02 DGS 03 DGS 04 13.5.6 Family/ ‘Granny’ Flat Extensions The creation of family flats to be occupied by a member of the occupant’s family is generally acceptable, provided it is integrated with the main unit, and it is possible to provide direct access to the remainder of the house. This is a temporary arrangement to accommodate an immediate family member and are generally acceptable in both urban and rural areas. 13.5.7 Domestic Garage/Shed/Store Domestic garages, sheds and stores are generally an acceptable form of development in rural and urban areas. It is policy that their form, design and materials are ancillary and consistent to the main dwelling and that they are located on site so as not to create a negative visual impact. Industrial type designs and finishes shall not be permitted. Domestic garages, stores and sheds shall be permitted for uses ancillary to the main dwelling. Domestic Garage/shed/store Development Objectives It is a development objective of Cavan County Council to: The design, form and materials should be ancillary to and consistent with the main dwelling on site. Structures should generally be detached and sited to the rear or side of the dwelling house and be visually subservient in terms of size, scale and bulk. Structures should be used solely for purposes incidental to the enjoyment of the dwelling and not for any commercial, manufacturing, industrial use or habitable space in the absence of prior planning consent for such use. One detached domestic garage only shall be permitted for any single dwelling. Domestic garages shall be of reduced height, domestic in appearance and in character with the main dwelling. Carports shall normally only be permitted to the rear of a dwelling or where they are incorporated into the design of the dwelling that does not add visual intrusion to the dwelling. GFE 01 GFE 02 GFE 03 GFE 04 GFE 05 Family/’Granny Flat’ Extensions Development Objectives It is a development objective of Cavan County Council to: Require applicants to submit documentary evidence to demonstrate the need for family flat unit. Ensure that there shall be no permanent sub-division of the garden/private amenity space. Ensure the unit is designed to form an integral part of the main dwelling unit, capable of reintegration or single-family use and from public view, retains the appearance of a single dwelling unit. Require in a grant of planning permission, that the unit shall not be let, sold or otherwise transferred, other than as part of the overall property and shall revert to being part of the original house, when no longer occupied by the family member. Ensure the proposal does not impact adversely on either the residential amenities of the existing property or the residential amenities of the area.Cavan County Development Plan 2022-2028 448

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