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
Ask this document
Answers come only from the text of Galway City Development Plan 2023–2029, each claim linked to its page. They are not advice; check the page itself.
Free, with a daily limit.
- Compact Growth and Regeneration Galway City Development Plan 2023-2029 277 1. Enhance the quality of the urban environment at Westside through the creation of a more enclosed, strong street edge on CI zoned lands along the Seamus Quirke Road, creating a high quality active and vibrant streetscape. Policy 10.4 Westside The objective for Westside is to improve connectivity, to increase attractiveness and encourage more sustainable street level community interaction and activity. This could be achieved through the re-development of identified Regeneration and Opportunity Sites, improved permeability, reduction of the ”barrier effect” of the Seamus Quirke Road and requirements that re-development include for more enclosure, good use mix, use of scale and massing to create more human scaled address to public areas and in general a better urban design regime. This coupled with more public realm improvements will complement works carried out to date and contribute to a more animated, vibrant streetscape. Its location within a pilot decarbonisation zone has potential for measures to support a low carbon footprint in this area and could include for example, opportunities for district heating or combined heat and power initiatives. 10.25 Ardaun A key element of the settlement strategy for the city is the development of Ardaun to the east of the city. This is reflected in the Core Strategy with significant future population and residential growth planned for this area. In recognition of its strategic potential, it is identified as a key city growth enabler under the NPF and a Strategic Growth Area in the RSES and MASP. It is also designated by central government as a Major Urban Housing Delivery Site (MUHDS) capable of significant housing delivery. This area measuring c164 hectares will provide opportunities for high density residential development structured and co-ordinated with other essential community services. It is well placed to develop good employment opportunities having close physical links with the existing technology parks at Mervue, Ballybrit / Parkmore and strategic IDA sites at Oranmore and Athenry. It is also well placed to link in with and take advantage of the proximity of higher level institutes at ATU and University of Galway and the significant health institutions at Merlin Park Hospital and the Galway Clinic. Ardaun is integrated with the transport strategy and capable of benefiting from planned investment in the BusConnects programme, active mode networks and commuter rail investment at Garraun. The objective for Ardaun is to ensure that growth is focused around an attractive and accessible new urban village and residential neighbourhood that services the everyday needs of local people is designed to encourage sustainable transport modes, providing a variety of homes, community services, network of streets, quality green open spaces and public realm. Ardaun is capable of delivering up to 4,640 homes, accommodating a population of up to 12,621. Objectives are included for the provision of two multi-campus (primary and secondary level) school sites and potential of 40,000sq.m. of commercial, office and leisure uses, and 18 hectares of recreation and amenity lands. The Ardaun area comprises two development phases. Phase 1 comprises the lands south of the M6/ N6 and a longer term phase 2 is the lands to the north of the M6/N6. Through active land management, Galway City Council are working with stakeholders to support the delivery of development and supporting infrastructure, including Department of Housing, Local Government and Heritage, Uisce Éireann, Department of Education and Skills, National Transport Authority and Galway County Council. To date significant funding has been received under the URDF to progress critical transport enabling infrastructure following on from the completion of an Area Based Transport Assessment (ABTA). This assessment determined the transport demand arising from the proposed land uses and the transport interventions required to facilitate this demand. It requires the upgrade of the Martin roundabout and associated link road to facilitate development of Phase 1, the southern section of Ardaun. It also recommends an additional new southern access to Ardaun from the R446. Work was completed in 2023 on the signalisation of the Martin junction and plans are
- Compact Growth and Regeneration 278 Galway City Development Plan 2023-2029 advancing to upgrade the primary access to Phase 1 section which includes for bus priority, pedestrian and cyclist facilities. Design work is also being advanced to progress the additional southern access point. These works will facilitate public transport access into Ardaun and extension of the city pedestrian and cycle network into the lands. With regard to water and waste water infrastructure, Irish Water are progressing improvements in infrastructural supports. In the short term, it is estimated that the existing network has capacity for an initial phase. The development of Ardaun will be progressed, in the main, by the private sector using the development strategy established and will be supported by public infrastructure investment. The Council will take a proactive role in identifying all public funding opportunities to deliver necessary facilities and infrastructure. The new Urban Development Zone as provided for in Housing For All (2021) DHLGH may also be applicable to Ardaun supporting housing delivery and unlocking barriers to development. Policy 10.5 Ardaun 1. Develop Ardaun, taking a co-ordinated and phased approach that will contribute to the integration of land use, urban form and structure, transportation and natural heritage to create a new urban village and a sustainable living and working environment. 2. Allow for the overall development to accommodate uses primarily of a residential nature ensuring that a significant proportion of the UVC land, equating to approximately 80% is dedicated to residential use. 3. Consider a plot ratio with an upper limit of 2:1 in the village centre core and where campus type employment opportunities are proposed that would contribute to the urban design context, support sustainable employment uses and meet the goal of making Ardaun a people and business friendly location. 4. Ensure that this core area is design led, located on the main movement route, has a strong residential content and accommodates public as well as private services, including the inclusion of an appropriately proportioned civic space forming a ‘village square’ enclosed by buildings that accommodate ground floor active frontages and defined by a fine urban grain. 5. Encourage opportunities for employment in particular business/technology type uses and medical related services, building on the concentration of health care services in the area and facilitate the potential future expansion of Galway Clinic integrated with the development of the Urban Village Centre. 6. Development will be required to show that a coherent, built form, streetscape and public realm with a coherent physical character is adhered to as far as practicable. This requires the adoption of complementary in building proportions, roof profiles, external materials, colours and tree/plant species. 7. Existing hedgerows, trees and stone walls shall be retained where feasible in developments. Only native species shall be used in landscaping schemes. 8. Ensure proposed developments incorporate SUDS measures into their design. Hydro-geological studies by a suitably qualified person with hydro-geological expertise will be required to support proposed methods of SUDS and surface water drainage management, where appropriate.
- Compact Growth and Regeneration Galway City Development Plan 2023-2029 279 10.26 Murrough Murrough is an extensive area of semi-natural environment adjacent to developed areas east of the city, including Renmore, Ballybaan and Doughiska. The lands at Murrough have the distinction of being of substantial size (approximately 34 hectares) and located adjacent to the coastline, which is defined by a variety of features including beach and rocky shoreline. The area has direct pedestrian links to Ballyloughane Beach to the west and possibilities exist for coastal walks to Oranmore, to the east. The railway line and land reserved for a possible public transportation corridor forms the northern demarcation of the lands. The lands have road and pedestrian access from Ballyloughane Road and Murrough Road, and comprise a large bank of lands in a strategically important area on the edge of the Established Suburbs. It is considered that with the right infrastructure and investment, there would be significant potential to create a transport-oriented coastal community providing both additional housing growth in line with the Housing Growth Guidelines (2025) and significant additional educational facilities. Figure 10.23 Murrough In recognition of this, the Council will, in cooperation with relevant stakeholders including the NTA, prepare a Masterplan and associated Local Transport Plan for the Murrough area. The aim of the Masterplan is to ensure the appropriate development of the lands, phased with regard to required infrastructure upgrades in the area. The Plan will address land use mix, phasing, transport integration, flood risk, coastal resilience and ecological safeguarding. The plan will include for examination of options to address the access challenges associated with these lands. It will examine suitable options for vehicular access noting that the intensification of use of the existing level crossing is not appropriate. The Plan will take account of the sensitive ecological environment at this location and will incorporate appropriate measures to mitigate against flood risk. As part of the masterplan, provision shall be made for an over rail bridge connection to the southern portion of the lands, new coastal amenity and flood defence, a dual track rail
- Compact Growth and Regeneration 280 Galway City Development Plan 2023-2029 line and commuter rail stop, and active travel links. In view of the significant interest of ATU in lands at Murrough for the development of such uses, the Council will endeavour to work in partnership with the college and other relevant stakeholders to achieve a safe and suitable access to service the lands that will in turn facilitate their use for educational, sports and ancillary facilities. Policy 10.6 Murrough 1. Develop the Murrough area in accordance with a Masterplan which addresses land use mix including provision for local retail, community and education facilities, phasing, transport integration, built heritage, biodiversity, flood risk, and coastal resilience. This Masterplan shall be the subject of an agreed stakeholder engagement and public consultation process. 2. Provision shall be made for the following infrastructure: a. An over rail bridge connection to lands to the southern portion of the masterplan, this bridge shall be the principal vehicular connection serving the lands south of the railway line, b. A new linear coastal amenity and flood defence, c. A dual track rail line and commuter rail stop north of the railway line, d. Active Travel links to Gleann na Rí and Gleann Rua estate to the north and connections west towards Ballyloughane, facilitating options for the proposed Greenway which will traverse east-west through the site, e. Access for bus and associated bus infrastructure through the area, and f. Associated water/wastewater and surface water. 3. Development will support compact growth, sustainable mobility, and high-quality placemaking as part of Galway City’s long -term growth framework. 4. Ensure that Murrough House, and its principal elevation, is recognised through design, treatment and layout as a notable asset within the new Coastal Community with provision being made for a sustainable, long-term use for the building. 5. It is an objective to support the future development on the Murrough Lands in a manner that enables the enhancement and improvement of ATU and its ancillary facilities, providing for a landmark building set towards the Coast. 6. a. All proposed development within the Murrough Area must demonstrate how, in layout, density, design and connectivity, it will be consistent with the comprehensive development of a sustainable, transport orientated coastal community. b. All proposals to the western end of the Masterplan Area– adjacent to Ballyloughane and Renmore - shall positively respond to the established character of this area (transition to/from existing village setting), protecting third-party residential amenities as appropriate. This will be considered as part of a masterplan process. 7. Appropriate treatment, including set-backs and access management, will be required in appropriate areas to safeguard European Sites and areas identified as having particular biodiversity value. Development will support existing historical, ecological and environmental features.
- Compact Growth and Regeneration Galway City Development Plan 2023-2029 281 8. a. Uses on Murrough lands within Flood Zones A and B shall be limited shall be limited to water compatible uses. This limitation shall take primacy over any other provision relating to land use zoning at these lands. b. Future applications for development in this location shall follow a precautionary approach, that seeks to avoid inappropriate locating of development, taking into account coastal change, any Coastal Erosion Risk Management Study undertaken, and any existing/proposed coastal defence infrastructure. c. Certain lands in the Murrough are identified by the OPW (refer to floodmaps.ie) as Coastal Areas Potentially Vulnerable to Wave Overtopping (CAPOs). Future applications for development in this location shall demonstrate that this vulnerability has been taken into account. 9. To safeguard the long-term development (beyond the Plan period 2023-2029) of the Murrough area, land within Corrib go Costa future scenario areas have been reserved for potential future Masterplan expansion. Uses in these areas shall be limited shall be limited to water compatible uses for the Plan period 2023-2029. This limitation shall take primacy over any other provision relating to land use zoning at these parts of the lands. 10. All appropriate uses will be considered for these lands during future reviews of and/or variations to the City Development Plan and associated Strategic Flood Risk Assessment processes, however these lands will be reserved for the current Plan period in order to enable future expansion where this is deemed appropriate. 11. Detailed, site specific Flood Risk Assessment will be required for any proposal for development within Flood Zones A or B or within the Corrib go Costa future scenario areas. 10.27 Doughiska Doughiska is the most recent suburban development in Galway and grew rapidly from the early 2000’s during an unprecedented growth in the City and economy. It is located in the east of the city, in proximity to Ballybaan and Roscam neighbourhoods, as well as the planned Ardaun neighbourhood and District Centre to the east. Doughiska is designated as a Neighbourhood and District Centre with a medium-sized shopping centre at its northern end. It has good local services and is proximate to large employers, including Merlin Park Hospital, Galway Clinic and Briarhill/Parkmore employment hubs. The area is also served by a number of important community facilities including schools, places of worship and the Cumasú centre. The green network in the area includes Merlin Park Woods, recreation and amenity zoned lands, sports facilities, playgrounds, open spaces and playing pitches. It is considered that there is potential for additional development on currently undeveloped land within Doughiska. The area of predominantly undeveloped land between Doughiska Road to the east, Ballybane to the west, Old Ballybrit Road to the north and Merlin Park Woods to the south has potential to deliver significant housing if approached correctly. The area’s proximity to Merlin Park Woods to the south, provides both challenge and opportunity, in particular to provide new connections down to Merlin Park Woods and towards Merlin Hospital. Development here would be well situated to connect in to existing and proposed active travel networks. The existing overhead powerlines which approach the site from across Doughiska Road to the east and then head north are a potential obstruction to development and would likely need to be addressed, potentially through undergrounding or diverting them appropriately. In recognition of this, the council will prepare a Statutory Area Plan for the predominantly undeveloped area between Doughiska Road, Ballybane, Old Ballybrit Road and Merlin Park Woods. The plan will allow for a residential led development building on to an existing Neighbourhood with good public transport and active travel connections. It will enable the
- Compact Growth and Regeneration 282 Galway City Development Plan 2023-2029 identification and provision of necessary infrastructure, including appropriate access to the lands, and explore the potential for the undergrounding / diverting of nearby overhead powerlines. It will examine suitable options for vehicular access and provide for quality pedestrian and cycle connections with adjacent neighbourhoods and open space lands, integrating into existing and proposed active travel and green networks, and providing new connections through the site to Merlin Park Woods and towards Merlin Hospital. The plan will take into account the ecological environment at this location, in particular its proximity to Merlin Park Woods. Policy 10.7 Doughiska 1. Develop the predominantly undeveloped lands in north Doughiska in accordance with a Statutory Area Plan, accompanied by a Local Transport Plan, which will allow for a residential led development which will integrate into existing and proposed active travel networks, provide connections into Merlin Park Woods, ensure appropriate design in this setting, and explore the potential for undergrounding/diverting of overhead powerlines. 10.28 Castlegar Castlegar village and surrounding lands are situated approximately 2.7km to the northeast of Galway City. The area is largely greenfield in nature and is identified as a Strategic Growth Area for Galway City. The lands accessed from the Tuam Road to the east and Bothar na Coiste to the west are zoned Residential (R) where there is a stated aim to ‘provide for residential development and for associated support development, which will ensure the protection of existing residential amenity and will contribute to sustainable residential neighbourhoods. These lands zoned in this plan would form initial phases of a comprehensive new neighbourhood and further phases will require a statutory area plan to allow more land and to assess and provide an infrastructure programme. The development of these lands would accord with the principles of the revised National Planning Framework in relation to compact growth, support innovation, and the efficient provision of infrastructure. These lands are accessible to a range of local services and can encourage the use of public transport, walking and cycling, which will support the transition to a lower carbon society. The statutory plan should have particular emphasis on movement. The proposed N6 Galway City Ring Road (GCRR) will run through the area and will be a large consideration in any plan. A comprehensive Active Travel assessment would consider the potential of existing laneways and boreens as the backbone of a new network that would seek to provide connectivity within the new neighbourhood, towards the City centre via existing green networks and east towards Ballybritt and Parkmore employment areas. The Council will prepare a Statutory Area Plan for Castlegar and the wider area which will seek to provide an infrastructure and transport orientated programme for the coordinated development of a new neighbourhood and thousands of more homes. This plan would enable the acceleration of residential growth in this area. Policy 10.8 Castlegar 1. Following from the initial phases provided for in this plan, develop the predominantly greenfield lands in Castlegar in accordance with a Statutory Area Plan, accompanied by a Local Transport Plan, which will allow for the coordinated provision of infrastructure to allow for transport-orientated, residential-led development of this strategic growth area.
- Compact Growth and Regeneration Galway City Development Plan 2023-2029 283 Specific Objectives 10.29 Specific Objectives City Centre Area 1. Require the preparation of a masterplan for the Ceannt Station Site. 2. Require the preparation of a masterplan for the Inner Harbour. Headford Road Area 3. Prepare a Local Area Plan for the Headford Road area (south of the Bodkin junction) within the period of the plan. 4. In advance of the adoption of the Headford Road LAP, any proposals to advance development of the Dyke Road Regeneration site by the GCC/LDA having regard to the socio-economic benefits for the city will be considered, subject to the prearation of a masterplan. Regeneration and Opportunity sites 5. Require the preparation of masterplans and spatial frameworks to inform development proposals. 6. Master plans, spatial frameworks and development proposals for the Ceannt Quarter, Inner Harbour, Nuns Island, Royal Tara Site, Shantalla Road and Eyre Square East Regeneration and Opportunity sites shall have regard to archaeological and cultural heritage and be informed by archaeological baseline studies and impact assessments and Policy 5.2 Protected Spaces: Sites of European, National and Local Ecological Importance. Salthill 7. Prepare a strategy for the long term development and enhancement of the character of Salthill village and promenade which provides for guidelines for good urban design and the development of high quality architectural standards for new developments and redevelopments. 8. Carry out an environmental improvement scheme for Salthill including for the upgrade of the Promenade. 9. Upgrade public facilities including provision of outdoor/indoor showers, changing facilities, toilets and supports for water based activities. 10. Support proposals for the development of a destination tourism and recreational attraction at the Leisureland and Salthill park sites with the potential to provide modern, purpose built recreation, civic and cultural facilities to serve the city and region. Ardaun 11. Investigate the feasibility of designating Ardaun as an Urban Development Zone (UDZ) or preparing a Statutory Area Plan for the area, accompanied by a Local Transport Plan informed by GMATS. 12. Prepare a Landscape Management Strategy for Ardaun in consultation with the relevant stakeholders in order to guide and encourage the development of high standards, unified themes and distinction of public spaces – including streets, open spaces, parks and sensitive natural environments. 13. Support the implementation of a phased undergrounding of the high voltage
- Compact Growth and Regeneration 284 Galway City Development Plan 2023-2029 overhead electricity transmission lines. In the interim, developments crossed by, or in the vicinity of, pylons and overhead lines, should be designed to minimise the visual impact of the overhead transmission lines in order to promote a quality environment. 14. Explore opportunities for the development of sustainable energy initiatives in conjunction with designers/developers and stakeholders particularly in construction practices and through the use of sustainable energy infrastructure. 15. In particular with respect to the area of open space north of Ardaun UVC which hosts the habitat of the Small white orchid (Pseudorchis albida) a protected species, the Planning Authority will explore opportunities to manage these lands in conjunction with the relevant landowners and the NPWS with the objective of preserving the lands as a living habitat resource and a signature landscape area for Ardaun. Murrough 16. Prepare a Masterplan including supporting Local Transport Plan for Murrough within the period of this plan. Doughiska 17. Prepare a Statutory Area Plan including supporting Local Transport Plan for Doughiska. Castlegar 18. Prepare a Statutory Area Plan including supporting Local Transport Plan for Castlegar.
- Land Use Zoning Objectives and Development Standards and GuidelinesGalway City Development Plan 2023-2029 277 Land Use Zoning Objectives and Development Standards and Guidelines1111.1 Introduction 286 Part A - Land Use Zoning Policies and Objectives 286 11.2 Land Use Zoning General 286 Part B Development Standards 305 General Development Standards and Guidelines 306 Specific Development Standards 330
- 286 Galway City Development Plan 2023-2029 Land Use Zoning Objectives and Development Standards and Guidelines 11.1 Introduction The Council is required to manage development to ensure that permissions granted under the Planning and Development Acts 2000 (as amended) are consistent with the policies and objectives of the Development Plan. This part of the Plan is concerned with the standards and guidelines, which will be applied to development proposals. Provision is made for a flexible application of standards and guidelines, in particular circumstances where the proposed development is otherwise consistent with the proper planning and sustainable development of the area and achieves high architectural urban design quality. The achievement of the policies and the objectives of the Plan and the encouragement of good design, rather than the mechanistic application of development standards, will be the aim of development management. Matters other than the specific provisions of the Development Plan may be considered in dealing with applications for permission to carry out development, or in enforcement against unauthorised development. While the provisions of the Plan are the main basis of assessment of development proposals, compliance with the standards and guidelines of the Plan does not in itself ensure that a development proposal will be considered acceptable in its entirety. Many legally established uses exist in locations where they do not conform to the designated land use zoning objective set out in the Plan. Extensions to or improvements of premises accommodating these non conforming uses may be granted, where the proposed development would not be injurious to the amenities of the area, and would not prejudice the proper planning and sustainable development of the area. Many areas of open space within residential areas are not specifically zoned as public open space and may be zoned R for residential use. Irrespective of zoning, there will be a presumption against development on all open space in residential estates unless otherwise specifically referenced in the planning permission for development. Such lands shall be protected for recreation, open space and amenity purposes. Part A - Land Use Zoning Policies and Objectives 11.2 Land Use Zoning General The Development Plan sets out the land use zoning objectives for different areas within the city and indicates examples of uses that may or may not be acceptable within each use zone. Zoning seeks to promote the development of uses that achieve the objectives for the area concerned and to prevent the development of incompatible uses. Eleven land use zonings are utilised in the Plan to indicate the various objectives for these areas (Table 11.1).
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.