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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- Galway City Development Plan 2023-2029 297 Land Use Zoning Objectives and Development Standards and Guidelines The following is a specific development objective: CC land at 6, 8, 10, 12 and 14 St. Augustine Street. Any required development on these sites to facilitate change of use shall not materially alter the elevation of the existing buildings or interfere with the integrity of the terrace. 11.2.8 Residential R and Residential R2 Land Use Zoning Objectives Zoning Objective R 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. Zoning Objective R2 To provide for sensitive residential infill where such infill will not have an impact on the environmental and visual sensitivities in the area, including those in particular the subject of Policy 5.2 and where such infill can be assimilated satisfactorily through design, layout and amenity impact in a manner that does not detract from the character of the area. Uses which are compatible with and contribute to the zoning objective, for example: Residential Residential institution Outdoor recreational use Accommodation for the Traveller Community Local shops, local offices, licensed premises, banks and other local services Buildings for education Childcare facilities Buildings for the care of the health, safety or welfare of the public Buildings for community, cultural or recreational use Uses which may contribute to the zoning objectives, dependent on the R and R2 location and scale of development, for example: Hotel, Guesthouses, Hostels and B&Bs Part conversion or extension of private residence to home office, childcare facility or small enterprises by the occupier of the dwelling, at a scale as would not unduly interfere with the primary use of the dwelling or prevailing residential amenity Places of worship Public utilities The following are specific development objectives for a number of R zones throughout the city: Undeveloped R zoned lands at Doughiska adjoining the dual carriageway shall incorporate the provision of an 18 metres wide strip of landscaped open space abutting this road. The development of residential zoned lands in Council ownership adjacent to the school site at Ballyburke will include for the provision of an appropriate level of community facilities which can include for educational use, to serve the area.
- 298 Galway City Development Plan 2023-2029 Land Use Zoning Objectives and Development Standards and Guidelines R zoned lands in the areas of Ballybaan and Ballinfoile. The Council will consider regeneration plans for community services and infill residential developments on existing open space, where it is shown that the open space is deemed surplus and where the recreation requirements and residential amenity are not prejudiced. Provide for additional local centres to facilitate local convenience shopping and services. These facilities will be accommodated at Clybaun, Ballymoneen, Ballyburke and Castlegar as indicated on Development Plan maps. R zoned lands at Island Street (St. school site). The design of residential development shall have regard to the streetscape context and shall also contribute to the protection and enhancement of the adjacent waterways. R zoned lands south of the Dublin Road, Castlegar Hurling pitch. The strip of land adjoining the road boundary shall be reserved free from development and the existing trees be retained and additional trees planted along the road to ensure that the visual impact of any development is minimised. R zoned lands at Knocknacarra Road (Spinnaker House Hotel site). Any development including ancillary requirements will be designed so as not to impact the integrity of adjacent protected views. The Council will consider the adjoining RA zoned lands of approximately 0.086 hectares, associated with the existing use on the site to be used for the purposes of communal open space requirements associated with the redevelopment of the site for residential purposes, where it can be demonstrated that the entirety of this area will be restored to a natural, open environment and landscaped with native and biodiversity enhancing species. This RA land will not be permitted to be used for compliance with plot ratio standards nor used for car parking purposes. Credit will be given for existing floor space in the assessment of any future re-development. R zoned lands at Ard Fraoigh (0.13 hectares). Any development on these lands shall be so designed to ensure preservation of the adjoining greenway and protection of the associated amenity therein. R zoned lands at the Dublin Road/Martin Junction. Any development on these lands shall have regard to the proposals adopted in the GTS. R zoned lands adjoining the M6 north of the Ardaun UVC zoning. Ecological impact assessment will be required as part of the development of residential zoned lands adjoining the south side of the M6 where appropriate, taking into consideration the ecological sensitivities of lands in this area. R zoned lands in Letteragh between Letteragh Road and Circular Road. Any development shall ensure connections are provided through the site connecting to Letteragh Road in the south and Circular Road to the east. Development proposals shall include an assessment of transport requirements and any necessary enabling works, and shall provide for walking, cycling and bus connectivity to support sustainable mobility and integration with the wider transport network. R zoned lands at Coolough, off Coolagh Road, located north and east of Carraig Bán. Any development shall ensure active travel connections are provided through the site from Coolough Road in the east towards Headford Road in the west and to the outdoor recreational pitches to the south. Any development of these lands shall include protection of the mass path together with the original pre famine stone boundary walls and shall integrate this mass path into any development layout while preserving its historical integrity.
- Galway City Development Plan 2023-2029 299 Land Use Zoning Objectives and Development Standards and Guidelines R zoned land between Circular Road, Tudor Lawn and Cherry Park. Any development shall make provision for high quality publicly accessible recreational amenities, including a Multi-Use Games Area (MUGA) and formal play areas and ensure permeability, providing connections to the surrounding estates and to Circular Road to the west and Thomas Hynes Road to the east. Development shall ensure appropriate boundary treatment with the public open space to the southeast. R zoned land bounded by the railway line to the north and Rosshill Road to the south and east. A masterplan will be required in advance of any new development on site, and the masterplan will be subject to the assessment of transportation requirements and enabling works along with the assessment of environmental and ecological sensitivities. Development proposals shall facilitate options for the proposed Greenway which will traverse the site and provide active travel routes traversing east-west through the site. The proposed layout shall have regard to the sylvan character of the site and where appropriate the protection of the existing trees and Roscam Folly. Development will be phased in accordance with Uisce Éireann capacity and programme for investment. The following lands zoned R have the following specific development objectives, subject to design, environmental requirements and traffic safety. See associated maps: Figure 11.3 West of Headford Road Vehicular access points will be limited and residential layouts should demonstrate where connections between developments are feasible, safe and contribute to residential amenity. Residential development on these lands shall, by means of density, distribution, layout and design, assimilate into the topography of the site and shall not break the ridgeline. Figure 11.4 North of Bóthar an Cóiste Layout of residential development and boundary treatment shall have regard to the protected views from the Headford Road. Requirements for road improvements capable of accommodating future developments shall be incorporated into any development proposals. Development on these lands shall demonstrate coordination with the overall land bank. Development will only be considered where it accords with main drainage proposals. Castlegar Castlegar
- 300 Galway City Development Plan 2023-2029 Land Use Zoning Objectives and Development Standards and Guidelines Figure 11.5 North West of Tuam Road: Castlegar Development will only be considered where it accords with strategic main drainage proposals. Limited access will be allowed onto the Tuam Road and shall be consistent with the N6 GCRR designated strategic road corridor. No major access will be allowed onto the Castlegar Road. Layout of residential development shall protect the existing cemetery site. Development on these lands shall have regard to specific objectives for road and junction improvements at the Tuam Road and Castlegar Road junction. Development in the northeast section of these lands shall be subject to a flood risk assessment and shall include for flood mitigation measures if not accommodated otherwise. Development shall take into consideration ecological sensitivities in the area. Figure 11.6 Junction of Tuam Road and Castlegar Road: Castlegar Any development of these lands will only be considered where appropriate traffic safety measures and compatibility with junction and road upgrade measures are ensured. No vehicular access will be permitted onto Bóthar an Chóiste. Figure 11.7 Undeveloped residentially zoned land North West of Western Distributor Road In this general area, residential development on the higher slopes shall, by means of density distribution, layout and design, assimilate into the topography of the site and protect the ridge view and provide for linkage and address to the adjoining RA zoned lands. Ballybrit
- Galway City Development Plan 2023-2029 301 Land Use Zoning Objectives and Development Standards and Guidelines Figure 11.8 Lands at Dyke road, adjacent to the Waterworks Development in the south eastern section of this site shall be subject to a detailed flood risk assessment taking into consideration SFRA guidance and shall include for flood mitigation measures if appropriate. Figure 11.9 Merlin Park Lane, Doughiska Road The retention of trees and hedgerows and additional planting shall form an integral part of an overall layout of the area and shall include for a landscaped buffer to screen development from the Dublin Road. Development shall have regard to County Geological Sites (CGI)/pNHA of geological importance. Development shall have regard to Quarry House, a protected structure (RPS Reference Number 5903). Community facilities in particular for education purposes are open for consideration on these lands. Development of these lands will only be considered where there is appropriate access onto the Doughiska Road. Limited vehicular access only will be permitted onto Merlin Lane. Notwithstanding the R zoning, the Council will consider, subject to proper planning and development considerations, the expansion of existing businesses, infill development and the redevelopment of existing premises for small scale commercial uses, where it is demonstrated that no adverse impact to existing residential amenities will occur. A maximum plot ratio of up to 0.5:1 will be considered for commercial development in this area. All developments will be required to be suitably landscaped. Figure 11.10 Merlin Park Residential development will be subject to detailed design, sitespecific environmental assessment, and the provision of services and infrastructure in accordance with the City Development Plan and relevant standards. The implementation of the new road
- 302 Galway City Development Plan 2023-2029 Land Use Zoning Objectives and Development Standards and Guidelines and its associated junction off the Dublin Road, designed as part of BusConnects, shall take place in tandem with or prior to the development, ensuring access to the wider catchment of R-zoned lands and supporting safe and efficient movement for all users. Development on the lands will contribute to compact urban growth, sustainable travel modes, and high quality placemaking, in line with the long-term growth and transport strategies for Galway City. Development proposals shall include an assessment of transport requirements and any necessary enabling works, and shall provide for walking, cycling and bus connectivity to support sustainable mobility and integration with the wider transport network. Development shall have regard to Quarry House, a protected structure (RPS Reference Number 5903). Figure 11.13 Roscam Development of maximum 3 units subject to connection to water and wastewater services and subject to proper planning and sustainable development. Figure 11.14 Roscam Development of maximum 3 units subject to connection to water and wastewater services and subject to proper planning and sustainable development. Figure 11.15 Roscam Development of maximum of 12 units, subject to connection to water and wastewater services and subject to proper planning and sustainable development.
- Galway City Development Plan 2023-2029 303 Land Use Zoning Objectives and Development Standards and Guidelines The following lands zoned R2 have the following specific development objectives: R2 lands at Coolagh Road, opposite Crestwood. Development shall be limited to one house only. R2 lands at the junction of Gentian Hill. One house only shall be open to consideration on the remainder of the undeveloped lands. The design of the development shall have a low profile ridge line which shall not exceed the ridge height of the adjoining development to the east. R2 lands comprising of approximately 0.47 hectares at Quarry Road, Menlo north of Menlo village end. Development shall be limited to one house only. R2 lands at Coolagh adjoining and to the north of Carraig Ban. Development shall generally have a maximum density of 2.5 houses to the hectare. Any development of these lands shall include protection of the Masspath together with the original pre famine stone boundary walls and shall integrate this masspath into any development layout while preserving its historical integrity. (Amendment following High Court Order dated 19th May 2025) The following lands zoned R2 have the following specific development objectives, subject to design, environmental requirements and traffic safety. See associated maps: Figure 11.16 Roscam Development of maximum of one additional unit subject to proper planning and sustainable development.
- Land Use Zoning Objectives and Development Standards and Guidelines 304 Galway City Development Plan 2023-2029 11.2.9 Urban Village Centre UVC Land Use Zoning Objectives Zoning Objective UVC To provide for a residential led mix of uses particularly those that will support a people and business friendly urban village centre and contribute to establishing a high quality sustainable urban form. Uses which are compatible with and contribute to the zoning objective, for example: Residential Retail Residential institution Outdoor recreational use Local shops, local offices, licensed premises, banks and other local services Childcare facilities Buildings for community, cultural or recreational use Offices of a type and scale appropriate to the function and character of the area Business/technology type uses Health care services The following lands zoned UVC have the following specific development objectives: UVC zoned lands at Ardaun. A significant portion of the lands, equating to approximately 80% shall be dedicated to residential use. The Council will consider a plot ratio of 2:1 in the village centre core and where campus type employment opportunities 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. Existing hedgerows, trees and stone walls shall be retained where feasible in developments. Only native species shall be used in landscaping schemes.
- Land Use Zoning Objectives and Development Standards and Guidelines Galway City Development Plan 2023-2029 305 Part B Development Standards General Development Standards and Guidelines 11.3 Residential Development 11.4 City Centre Area 11.5 Shop Fronts 11.6 Advertisements and Signage 11.7 Salthill 11.8 Village Envelopes 11.9 Commercial and Industry 11.10 Urban Development and Building Height 11.11 Transportation 11.12 Waste Management 11.13 Agriculture Specific Development Standards 11.14 Childcare Facilities 11.15 Community / Educational Facilities 11.16 Built Heritage 11.17 Fuel Filling Stations 11.18 Telecommunication Infrastructure and Installations 11.19 Renewable Energy Sources 11.20 Green Design & Surface Water 11.21 Outdoor Events 11.22 Street Furniture, Signs and Structures 11.23 Water Quality 11.24 Development Contribution Scheme 11.25 Access for All 11.26 Recreation and Sport Facilities 11.27 Art/Cultural Amenity 11.28 Flood Risk Management & Assessment 11.29 Extractive Industries/Quarries 11.30 Student Accommodation 11.31 Climate - Scheme Sustainability Statements 11.32 Environmental Impact Assessment (EIA) 11.33 Appropriate Assessment/ Natura Impact Statement 11.34 Invasive Alien Species 11.35 Ecological Impact Assessment (EcIA) 11.36 Residential Care Homes, Retirement Homes, Nursing Homes, Retirement Villages and Assisted Living Accommodation 11.37 Age Friendly Housing
- Land Use Zoning Objectives and Development Standards and Guidelines 306 Galway City Development Plan 2023-2029 General Development Standards and Guidelines 11.3 Residential Development In considering residential development proposals the Council shall have regard to a broad range of issues, including the following: 1. Design quality (urban design, architecture, landscape, biodiversity, DMURS, SUDS) 2. Site features and context 3. Residential Density 4. Building height 5. Residential mix (dwelling type, size, tenure, and specialist housing) 6. Existing neighbourhood facilities and the need for additional facilities 7. Integration with the surrounding environment in terms of built form and the provision of walking / cycling permeability 8. Infrastructural requirements with respect to water will require evidence to be provided by the developer of consultation with Irish Water prior to applying for planning permission to ensure that adequate water services will be available to service the development and that existing water services will not be negatively impacted. The Council will have regard to the recommendations of Sustainable Residential Development in Urban Areas Guidelines for Planning Authorities (DECLG, 2009), Best Practice Urban Design Manual (DECLG, 2009), Urban Development and Building Heights Guidelines (2018),Design Manual for Urban Roads and Streets (DMURS)(2019), NTA Permeability in Existing Urban Areas, Best Practice Guide (2015) and will also have regard to Age Friendly Principles and Guidelines for the Planning Authority (Age Friendly Ireland, March 2021), and Buildings for Everyone: A Universal Design Approach (National Disability Authority 2012). Specifically, Apartment developments will be reviewed having regard to the above and also the Government guidance, Sustainable Urban Housing: Design Standards for New Apartments (2020), which provides the current quantitative guidance for designing apartments in order to ensure design quality safeguards are in place to avoid the development of poor quality living environments. For additional information for Residential Developments, refer to Chapter 3: Housing and Neighbourhoods, Chapter 5: Natural Heritage, Recreation and Amenity, Chapter 7 Community and Culture and Chapter 10: Compact Growth and Regeneration. Planning applications for residential development will have to have regard to the aforementioned government guidelines and the following standards and the policies of the Development Plan. Given the different character of residential neighbourhoods in the city, the standards are divided into: • Outer Suburbs, • Established Suburbs, • Inner Residential Areas, • City Centre Residential Areas. Where residential development is permitted on lands other than residentially zoned lands, the neighbourhood policies as defined in Chapter 3, shall generally apply.
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.