Development plan · Galway City Council
Galway City Development Plan 2023–2029
The council's development plan written statement: its strategy, policies, objectives and development standards.
Galway City Council · 2023–2029 · 386 pages
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- Compact Growth and Regeneration Galway City Development Plan 2023-2029 267 10.12 Corrib Great Southern Regeneration Site This 2.7 hectare site is located on the Dublin Road at the Skerrit Roundabout. The site formerly accommodated a hotel and surface car park. It has potential for significant redevelopment for a mix of uses and in particular for residential use to meet the housing targets for the city. A minimum of 50% of the potential gross floor area shall be reserved for residential use. In view of the advantaged location, being proximate to key facilities, a location along a public transport corridor and with good aspect, a greater proportion of the floor area space can be dedicated for residential purposes where the site supports a range of neighbourhood facilities, community facilities for the wider area, and an open space of a scale and quality to function as a local park. Given the significant scale of the site and obligation to deliver certain uses, a Masterplan will be required in advance of any redevelopment. In addition to guidance set out in Chapter 8, the Plan will incorporate the proposed BusConnects Galway: Dublin Road pedestrian, cycle and public transport corridor and a setback equivalent to the existing green linear space running along the Dublin Road. 10.13 Former Dawn Dairies Opportunity Site This 1.38 hectare site located along the Dublin Road at the junction with the Ballyloughane Road is the site of the former Dawn Dairies. This site has potential for redevelopment for high density housing. This development should include for a development of high architectural design quality, strong street frontage which may include for accommodation of small scale local services. Given the scale of the site any proposed development should include for a spatial framework. Figure 10.11 Former Dawn Dairies Opportunity Site Figure 10.10 Corrib Great Southern Regeneration Site
- Compact Growth and Regeneration 268 Galway City Development Plan 2023-2029 10.14 Royal Tara China Opportunity Site This 1.9ha site located on Connolly Avenue is the original residence of the Joyce family and was subsequently the Royal Tara China Facility and its industrial zoning reflects this use. The building is a protected structure located within an attractive sylvan setting. The site has potential for sensitive redevelopment as part of the overall conservation and enhancement of the protected structure and its curtilage. The preference is for the protected structure to remain in single use to retain the integrity of the structure. Given the scale of the site any proposed development should include for a spatial framework which will consider the optimum use of the site and will be required to ensure protection and enhancement of the protected structure, curtilage and protection of valuable tree species. 10.15 Shantalla Road Opportunity Site This site of 0.62 hectares is located along the Shantalla Road. This site has capacity for redevelopment primarily for residential use to assimilate into the existing neighbourhood. The density of any redevelopment shall have regard to the surrounding context. Any redevelopment shall provide for a high quality frontage onto the Shantalla Road and the open space area to the rear providing passive surveillance to this area. It shall also provide for the enhancement of Red Lane, the link route adjacent to the eastern boundary. Any redevelopment should include for a spatial framework which will be required to include for measures to support the designation of the wider area as a pilot decarbonisation zone. Figure 10.13 Shantalla Road Opportunity Site Figure 10.12 Royal Tara China Opportunity Site
- Compact Growth and Regeneration Galway City Development Plan 2023-2029 269 10.16 Doughiska Road Opportunity Site This 2.58 hectare site is located between the Doughiska Road and the dual carriageway with access onto the Doughiska Road. This site has potential for significant development for a mix of uses including for residential use. The development of this site can enhance the level of services in the Doughiska area and provide for additional housing choice. Planning permission has been granted on this site for a significant scale of commercial development and 130 residential units. Subject to good urban design, the site can accommodate development of scale providing a strong edge to both roads. The potential for height and density is reflected in the grant of planning permission on this site. Any new proposed development on this site will require a spatial framework to be prepared. In addition to the general guidance set out in Chapter 8, the framework will also take account of the archaeological context of the site and shall also integrate with the adjoining reservation for a pedestrian/cycleway. The framework shall take account of proximity to the national road network and direct access to the national route will be prohibited. 10.17 Former Connaught Laundry Opportunity Site This 0.87 hectare site is located on St Helen’s Street, an area which has a distinctive character and a strong residential community. This site has capacity for redevelopment primarily for residential use to assimilate into the existing neighbourhood. The density of any redevelopment shall have regard to the surrounding context. In this regard, the Council will consider residential development on the full extent of the site alongside appropriate public realm and community facilities. Any proposed development should include for a spatial framework. Figure 10.15 Former Connaught Laundry Opportunity Site Figure 10.14 Doughiska Road Opportunity Site 39(apartments1-6) 4 17
- Compact Growth and Regeneration 270 Galway City Development Plan 2023-2029 10.18 Eyre Square East Regeneration Site This regeneration site comprises a significant block of properties assembled for the purposes of redevelopment. This site is of considerable scale made up of a range of buildings and uses in a prime city centre location and partially within the Eyre Square ACA. A Masterplan will be required to inform any redevelopment guided by the principles set out in Chapter 8. It will be required to consider the particular sensitivities of this site location within the historic core including the context of Eyre Square ACA and structures on the RPS. The Masterplan will be required to demonstrate the merits of the development strategy being pursued and show how it would result in the creation of a successful new quarter in the city. It is recognised that this does not infer nor necessitate the replacement of many existing structures within the block nor alter the form of the existing surrounding principal streetscapes within the block, rather it would show how new development could complement and enhance the overall block. 10.19 Eastgate Regeneration Site This 4 hectare site is located along Bóthar na Mine and is currently occupied by a hardware store and garden centre. The site has significant capacity to support commercial redevelopment of scale being proximate to the Ballybrit Business Park and proposed BusConnects route. The site already has benefit of planning consent for significantly scaled office accommodation. Such redevelopment will enhance the level of commercial office provision in the city and support wider city and regional economic growth. Hotel Local Government Building Saint Patrick's Catholic Church ES tue Hotel ES Figure 10.16 Eyre Square East Regeneration Site Figure 10.17 Eastgate Regeneration Site
- Compact Growth and Regeneration Galway City Development Plan 2023-2029 271 10.20 Knocknacarra District Centre (North) Opportunity Site This site measures approximately 4 hectares and is located in the designated Knocknacarra District Centre. The wider district centre lands already accommodate significant development including the Gateway Retail Park, office space and Gaelscoil Mhic Amhlaigh primary school. This area provides a range of convenience and comparison multiples. This site is the last remaining undeveloped parcel in the northern section of the District Centre. A key element of the overall vision for the Knocknacarra District Centre is that it functions as an ‘urban village’ type centre rather than purely a shopping area. This was supported through specific development objectives for the district centre lands in the 2017- 2023 plan, which required a mix of uses including service retail, public health facilities, community, recreational and residential uses, to achieve vibrancy and distinctiveness and local identity. In particular the requirement to provide for a residential content of 20% of all existing floor space has not been delivered to date and will be required to be fulfilled on this site in addition to the provision of a high quality public realm which will accommodate a civic space as a focus for community activity and amenity. Any proposed development should include for a spatial framework having regard to guidance set out in Chapter 8 and will be required to consider the following: • Development will be integrated within the overall district centre and proposals will be required to protect the amenity of the neighbouring school, demonstrate linkage with the wider neighbourhood area, the transport, pedestrian and cycle networks and linkage to the green network. • Any development shall include for a high quality urban design. • Any design shall integrate the realigned link road of the N6 GCRR. • Any development shall adhere strictly to the development guidance provided for the West Outer Suburbs contained in the Urban Density and Building Heights Study. Figure 10.18 Knocknacarra District (North) Opportunity Site
- Compact Growth and Regeneration 272 Galway City Development Plan 2023-2029 10.21 Knocknacarra District Centre (South) Opportunity Site This site measures 6.6 hectares and is located within the designated Knocknacarra District Centre. A key element of the overall vision for the Knocknacarra District Centre is that it functions as a mixed use urban village creating an attractive, liveable, well designed urban centre integrated into the community where placemaking and sustainable mobility is prioritised and where the idea of the neighbourhood concept is strengthened. Having regard to the population growth targets for the city and reflecting the core strategy, a significant proportion of the development capacity of the site shall deliver housing. Given the significant scale of the site and obligation to deliver certain uses, a Masterplan will be prepared in advance of any redevelopment. The following requirements will apply over and above the guidance provided in Chapter 8: • Include for a minimum of residential/residential commercial development of a scale equivalent to 50% of the development capacity of the site which shall be integrated into the overall scheme. • Provide mixed uses which shall include for a number of small retail /service retail units which can be demonstrated to deliver a broad range of District Centre uses. This shall be assessed in the light of the scale and nature of uses delivered on the site at that period. • Provide a good balance of use mixes, including uses which can include healthcare and primary health care, commercial leisure uses, hotel and educational uses, which would by virtue of their use and scale serve the needs of the surrounding neigbourhood area. • Provide a strong frontage and address of the Western Distributor Road and internal street network with the avoidance of dead frontages. • Provide quality pedestrian and cycle connections with the adjacent neighbourhood, schools, open space lands and wider green network. • Demonstrate a structured hierarchy of spaces within the layout maximizing the opportunities for linkage with adjacent developments/future developments. • Ensure pedestrian priority in the access network and accommodate public transport access or easy access to the public transport network and incorporating emerging bus route proposals along the Western Distributor Road. • Demonstrate divisible viable phases of development. • Having regard to investment in public transport and sustainable mobility measures, the level of car parking provision will be considered having regard to performance based standards, urban design, sustainability, location and scale of development proposed and should reflect the designated location being a multi-purpose trip destination. • The site shall include for a civic open space/park which shall be reserved on any layout for this purpose and should be of a size and function to reflect the scale of the overall Figure 10.19 Knocknacarra District Centre (South) Opportunity Site
- Compact Growth and Regeneration Galway City Development Plan 2023-2029 273 development and shall be over and above the requirement for open space on these lands. • Each phase of the development shall include for the front loaded delivery of a public / community facility which can be in the form of a community facility, an educational establishment, a community health facility, a transport facility, a park and play area over and above normal open space requirements. 10.22 City Hall Opportunity Site This site comprises the City Hall and potential adjacent lands, including Yeats School and other institutional properties, forming a consolidated regeneration block in proximity to Forster Court. The site occupies a key urban location adjacent to Forster Court, with direct access to civic, transport, and amenity cores, and forms part of a broader regeneration and opportunity area for the city centre. The lands form part of the city’s wider regeneration and opportunity framework, with the potential to deliver a more intensive mix of commercial, civic and complementary uses on a phased basis, aligned with the City Development Plan’s compact growth and placemaking objectives. • Redevelopment shall be subject to the preparation of an indicative masterplan for the consolidated regeneration site, inclusive of City Hall, Yeats School, and adjoining institutional lands, prepared in accordance with the Plan’s policies for Strategic Regeneration and Opportunity Sites. • The masterplan will identify phased development areas and set out an indicative phasing strategy, ensuring that the redevelopment of City Hall and adjoining sites proceeds in a coordinated manner, aligned with infrastructure delivery, public realm improvements and the continued functioning of civic uses during transition. The masterplan may be focused on the City Hall lands, but regard being had to adjoining lands. City Hall can be redeveloped independently of the adjoining lands. • The masterplan will specify site-specific development objectives including the potential for buildings of a significant height, high-quality architectural design, and appropriate integration with the existing and emerging urban environment, having regard to townscape, heritage, and key views. • The masterplan will secure new permeable pedestrian and cycle links, especially connections to Forster Court, and optimise the site’s relationship with public transport, the rail and bus hubs, and core city amenities. • Mixed uses will be promoted, with emphasis on active ground floor frontages, vibrant street edges, civic and cultural amenities, and excellence in placemaking and public realm design. • The CI designation supports higher density and diverse city centre-related activities in accordance with the Development Plan objectives for regeneration and compact growth. Figure 10.20 City Hall Opportunity Site
- Compact Growth and Regeneration 274 Galway City Development Plan 2023-2029 2. Give priority to the development of the strategic Regeneration and Opportunity sites in line with core strategy, in particular to deliver new residential neighbourhoods, on lands supported by a number of land use zonings including CC and CI, as referenced in the land use zoning objectives in Chapter 11. 1. Facilitate and enable the redevelopment of strategic Regeneration and Opportunity Sites in the city to support the sustainable and compact growth of the city which will add value and create more attractive places in which people can live and work and achieve alignment with the National Strategic Outcomes of the NPF and the Regional Policy Objectives of the RSES and implementation of the Core Strategy. Policy 10.2 Strategic Regeneration and Opportunity Sites 10.23 Salthill Salthill has changed over time but it still retains its distinctive character and amenity value. In recent years it has re-established itself as an urban village with many of the former hotels and nightclubs replaced by apartments, cafes and restaurants. This has led to an increase in the permanent residential population supporting a broader range of local services for the local community, visitors and an expanded catchment area. The significant attractions of the area are the seafront, promenade and extensive beach facilities. These assets ensure that it retains many of the traditional seaside resort characteristics and uses such as entertainment facilities, cafés, restaurants and a range of tourist accommodation and attractions. Other attractions including indoor swimming and leisure facilities at Leisureland and the Aquarium contribute to the diversity of uses, giving Salthill a distinctive character and vibrancy. The Salthill Promenade is a major recreational facility for city residents, linking the existing walkways from the city centre, South Park, Mutton Island causeway to the Blackrock walkway. It is also a strong tourist attraction and key city landmark culminating with the iconic Blackrock diving tower. It is an important active and passive amenity space with significant footfalls particularly during the summer season. Salthill has both natural and built heritage assets. It has secured Blue Flag status for a succession of years, which is a significant asset in promoting a clean image of the city and in developing water based recreation and amenity activities. Of late, it has experienced an increase in year round sea swimming which adds increased vibrancy and value to the area. Toft Park, Celia Griffin Park, Salthill Park and the Circle of Life Park also contribute greatly to important elements of the green network in Salthill. Along the promenade the shelters, seating areas, kiosks and diving tower are unique and hallmark features of social, architectural and technical interest and contribute to the resort character of the area. Proposed enhancements to the diving tower area and the feasibility of redevelopment of the tidal pools have potential to add to the character and atmosphere of the area.
- Compact Growth and Regeneration Galway City Development Plan 2023-2029 275 Figure 10.21 Salthill Salthill remains an area in transition and requires special attention to safeguard and strengthen its identity and role as an urban village. Issues such as underutilised sites and lack of design consistency along the main commercial spine need to be addressed. The area lacks good pedestrian permeability, with vehicular traffic and parking dominating the main commercial street and poor connectivity between the commercial area and the promenade. The Council will seek to strengthen Salthill as an urban village and as a recreation and coastal amenity area by encouraging high quality mixed-use development and by carrying out improvements to the public realm. This will be achieved by ensuring good standards of design of infill and redevelopment, a mix of uses, improved accessibility and more disciplined shop front and signage guidance in accordance with those promoted for Salthill in the Galway Shop Front and Signage Guidelines. The Council will also discourage the spread of uses, which would lead to the deterioration in the attractiveness and amenity value of the area. In order to reflect the urban village status and streetscape of Salthill, and having regard to planned investment in public transport and sustainable mobility measures, the level of car parking provision will be considered on performance based standards, urban design, sustainability, location and scale of development proposed. Leisureland is a significant public asset and in combination with the adjacent site which is also in public ownership, there is considerable potential for redevelopment of scale. In this regard the Council will progress proposals for the expansion and improvement of Leisureland with the potential to provide for modern, purpose built recreation, civic and cultural facilities to serve the city and region. To further strengthen the role of Salthill, the Council will undertake an environmental improvement scheme in consultation with local businesses, residents and other stakeholders, which will identify areas which would benefit from public realm improvements. These will be so designed to improve the visual amenity, calm traffic and improve sustainable linkages between the promenade and the commercial area. Specifically under review will be the need for greater pedestrian priority, traffic management and car parking rationalisation along the main commercial spine on Upper Salthill Road and examination of extending the capacity for outdoor dining.
- Compact Growth and Regeneration 276 Galway City Development Plan 2023-2029 The vicinity of Seapoint and the D’Arcy Roundabout will be examined as an area which could merit improvements together with measures to improve pedestrian connectivity to the promenade and other amenities, provision of high quality paving, landscaping and street furniture. The Council will also seek to improve linkages and accessibility to Salthill from the surrounding areas in particular from the city centre through implementation of measures proposed in the GTS in particular through improvements in public transport, walking and the cycling network. Proposed measures include the provision of a core bus route through Salthill and improvements in the cycle and pedestrian network. In recognition of the importance of the Salthill promenade as a recreation and amenity resource and a tourist attraction, the Council will carry out a strategy for its potential extension, its long-term management and enhancement. The strategy will consider issues such as access, car parking, support facilities, surface treatment, landscaping and street furniture and supporting infrastructure for water based activities. It will build on improvements carried out following the storm damage in recent years. It will also complement the rehabilitation works proposed for the Blackrock diving tower and works to enhance accessibility for users of these facilities. In particular, it will consider the impacts of climate change and measures to ensure that this area is resilient to the challenges of extreme weather events. The strategy will be required to comply with the outcomes of the Coirib go Cósta Galway City Flood Relief Scheme being advanced by the City Council in conjunction with the OPW. Policy 10.3 Salthill 1. Enhance the role of Salthill as an urban village, recreation and coastal amenity area for the city and service centre for the surrounding residential neighbourhoods. 2. Ensure high quality in the design of new developments and have regard to the distinctive character of Salthill. 3. Enhance the public realm of Salthill including the implementation of an environmental improvement scheme carried out in consultation with local businesses, residents and key stakeholders, with particular focus on the main commercial street and in the vicinity of Seapoint and D’Arcy roundabout. 4. Continue to improve the amenity recreational quality of the area though the preparation of a strategy for the long-term management enhancement and extension of the promenade and by the implementation of environmental and coastal improvement schemes. This shall include for appropriate flood risk assessment and management measures. 10.24 Westside Westside is an important service centre located in the established suburbs. In the retail hierarchy, it is designated as a district centre. It has a wide range of community and commercial facilities and services and is a well-established neighbourhood with a strong community. Developments including the Seamus Quirke Road Improvement Scheme, Westside Amenity Park, Corrib Park and Shantalla Park improvements have enhanced the urban environment, however the area has a weak urban structure and poor physical cohesion. It lacks a strong urban definition and streetscape which means it has a poor legibility and sense of place. Figure 10.22 Westside
Source Galway City Council: Galway City Development Plan 2023–2029 (2023–2029) · 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.