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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- Land Use Zoning Objectives and Development Standards and Guidelines Galway City Development Plan 2023-2029 317 For new developments in the inner residential areas at locations that are served by public transport or close to high density employment areas, a reduced overall car parking standard can apply, in particular on grounds of sustainability or urban design. 11.3.4 City Centre Residential Areas As per standards for Outer Suburbs except: 11.3.4 (a) General New commercial development will not normally be permitted in residentially zoned land in the city centre. 11.3.4 (b) Open Space When residential content is proposed in commercial developments in the city centre, an area the equivalent of 30% of the gross floor area of residential content shall be provided as open space or the standards as provided in the Design Standards for New Apartments Guidelines for Planning Authorities (2020) shall be applied. A reduction may be considered in certain circumstances where the established form and layout would deem compliance with such standards inappropriate. 11.3.4 (c) Refuse Storage Adequate storage for waste disposal shall be provided on site. Refer to section 11.3.1(i). 11.3.4 (d) Car Parking Standard In larger scale and higher density developments, comprising wholly of apartments in more central locations that are well served by public transport, the default policy is for car parking provision to be minimised, substantially reduced or wholly eliminated in certain circumstances. On smaller developments, car parking should also be discouraged but regardless, shall not exceed a maximum 1 car parking space per dwelling 11.4 City Centre Area 11.4.1 General The Council shall take into account the following standards and guidelines when considering the design and layout of development in the CC zone, in so far as they relate to a particular development proposal in the city centre. Maximum densities shall only be attainable under optimum site conditions having regard to criteria such as height, impact on built heritage, urban design, open space and protection of amenities. (Refer to Chapter 8: Built Heritage, Placemaking and Urban Design.) Adequate space must be available for on-site storage of materials and waste, loading and unloading, on site circulation of vehicles and parking for motor vehicles and bicycles, where appropriate. Adequate provision should be made for storage of goods and materials within the building. Where such space is not provided such goods and materials, if they are to be stored outside, shall be stored in a designated storage area. Potential noise and air nuisances and lighting arrangements shall be addressed at the design stage and appropriate mitigation measures included for in the proposed
- Land Use Zoning Objectives and Development Standards and Guidelines 318 Galway City Development Plan 2023-2029 development. Plant shall be integrated into the overall design of the building and shall be shown on relevant planning drawings. 11.4.2 Plot Ratio The plot ratio density standard is designed so as to help prevent the adverse effects of over-development on the amenities of the area. In general for new development, the maximum plot ratio permitted will be 2:1. In the CC zone on larger Regeneration Sites consideration will be given to development proposals in excess of the normally permissible plot ratio where such proposals would contribute to sustainability, architectural quality, urban design, public realm, delivery of housing and make a significant contribution to urban character. This excess will be interpreted as a proportional increase only and will be assessed on performance based outcomes and general standards. In the Dominick Street Upper/William Street West/Sea Road/Raven Terrace CC zone and in the CC zone adjoining Father Burke Park the maximum plot ratio permitted will be 1.60:1. In the case of infill development in an existing terrace or street, it may be necessary to have a higher plot ratio in order to maintain a uniform fenestration and parapet alignment or to obtain greater height for important urban design reasons. In such circumstances, an increased plot ratio may be permitted. Where a site has an established plot ratio in excess of the general maximum for its zone, re-development may, in exceptional circumstances, be permitted in line with its existing plot ratio if this conforms to the proper planning and sustainable development of the area. Minor extensions, which infringe plot ratio, may be permitted where they are necessary to the satisfactory operation of the building. 11.4.3 Residential Content Where appropriate, a residential content of at least 20% of the proposed gross floor area will be required for all new development. Change of use of recently constructed purpose built residential accommodation on upper floor level in areas zoned CC will not normally be permitted. Where appropriate, on Regeneration Sites, the proportion of residential development will be required to be at a higher level as detailed in Chapter 10. Student accommodation, hotels and hostels can be considered as a proportion of the obligation to deliver a residential content. 11.4.4 Open Space Requirement When residential content is proposed in the city centre, an area the equivalent of 30% of the gross floor area of residential content shall be provided as open space or the standards as provided in the Design Standards for New Apartments - Guidelines for Planning Authorities (2020) shall be applied. In situations where effective open space cannot be provided on site due to the location of existing buildings, inappropriate aspect, small scale or for other reasons, a relaxation in this standard may be considered. Innovative ways of providing open space will be open for consideration including roof gardens, winter gardens and balconies having considered the characteristics of the site and the capacity for the delivery of sustainable open space.
- Land Use Zoning Objectives and Development Standards and Guidelines Galway City Development Plan 2023-2029 319 11.4.5 Uses • The conversion of the ground floors of premises on the principal shopping streets from retail to non-retail uses, including retail services shall not be permitted. For these purposes the principal shopping streets are Williamsgate Street, William Street, Shop Street, Mainguard Street, High Street, Quay Street and Eyre Square (north western side). Consideration will be given to allow for retail services on Eyre Square (north western side) and for exceptionally small existing units of total retail gross floor space of less than 20m2. • Where café / restaurant use is proposed, noise and odour nuisance shall be avoided through mitigation measures and adequate storage provision for recycling of waste and street furniture. • In High Street, Quay Street and Woodquay the Council will prevent the enlargement of existing licensed premises and night-clubs (except within the confines of the site) and prevent change of use to licensed premises of existing premises. • Where development for and/or extensions to licensed premises, including off-licences, night-clubs and takeaways (but excluding restaurants) are being considered in the City Centre Area, the Council will take into account the following: – The effect of the proposed development on the amenities of the area, – The effect of the proposed development on the mix of uses in the area, – The potential impacts on buildings on the RPS, NIAH or in ACA, – The size, number and location of existing licensed premises in the area. – Notwithstanding the exemption provisions for change of use of shops in the Planning Acts/Regulations, there is a presumption against the establishment of specific retail operators in the city centre. These uses may have a negative impact on the image of the city centre and may discourage the establishment of other retail developments. In particular this will relate to Adult Shops, Lap Dancing Clubs. 11.4.6 City Centre/Other Areas • There is also a presumption against Adult Shops, Lap Dancing Clubs in the area known as ‘The West’ including Dominick Street and in other areas of the city for similar reasoning, as stated in 11.4.5, and in particular where they could have an adverse impact on residential amenity and/or be located near sensitive land uses such as schools. • Where development for off-licences, are being considered in areas outside of the city centre, the Council will take into account the following: – The effect of the proposed development on the amenities of the area. – The effect of the proposed development on the mix of uses in the area. – The size, number and location of existing off-licenses premises in the area. 11.5 Shop Fronts • Design should adhere to the guidance in the City Council’s Shop Front and Signage Design Guidelines. • Original traditional shop fronts and pub fronts shall be protected and conserved. • Any proposal for shop front design should take account of the heritage of Galway where feasible.
- Land Use Zoning Objectives and Development Standards and Guidelines 320 Galway City Development Plan 2023-2029 • Contemporary shop/ pub fronts will be considered when; – Materials and proportions are appropriate to the scale and fabric of the building and/ or street. – The design complements the design of the upper floors of the building. – The shop front does not extend into the floor above concealing first floor windowsills. – Existing elevations are not straddled. • Generally the use of external roller shutters/security screens shall not be permitted on the front of shops. If required they should be placed behind the shop front display. • In general canopies shall not be permitted except when they are necessary to protect goods on display or where they are deemed acceptable under the prevailing tables and chairs policy. Canopies of traditional design and retractable materials will be favoured and shall be designed in accordance with the City Council’s Design Guidelines: Canopies, 2011. • Particular consideration will be given to the protection and enhancement of the character of shop fronts in ACAs. • Shop fronts should have regard to any proposed or adopted standards and guidelines for shop front design as adopted by the Council. 11.6 Advertisements and Signage • New signage or advertisements shall respect the scale, character and setting of the building to which it is attached and have regard to the extent of existing signage on the site. • No large scale internally illuminated signs or digital display signs or projecting spotlights shall be permitted. • Lettering shall only be permitted when it is in proportion to the size of the fascia. • In general signage or advertisement shall not be permitted on upper floors. • In general no projecting signs shall be permitted, consideration will only be given to small scale projecting signs that are integral to the shop front. • Particular consideration will be given to the incorporation of bi-lingual wording in signage and advertising. • Further detailed design guidance on signage and their siting is given in the City Council’s Galway Shop Front and Design Guidelines (2012) and in the Public Realm Strategy (2019). 11.7 Salthill 11.7.1 Plot Ratio In the Salthill CI zone the maximum plot ratio for new development permitted will be 1.75:1. In the lands zoned ‘R’ and directly adjoining Toft Park residential density shall accord with the Sustainable Residential Development in Urban Areas Guidelines for Planning Authorities (DECLG, 2009). Maximum densities shall be achieved only where the other residential amenity standards have been complied with, and where the development is of a scale and height appropriate to its high profile setting.
- Land Use Zoning Objectives and Development Standards and Guidelines Galway City Development Plan 2023-2029 321 11.7.2 Uses Where development for and/or extensions to licensed premises, nightclubs and take-aways are being considered in the Salthill area, the Council will take into account the following; • The effect of the proposed development on the amenities of the area. • The effect of the proposed development on the mix of uses in the area. • The size, number and location of existing licensed premises in the area. 11.7.3 Car Parking As per the established suburbs except: • For new developments in Salthill, a reduced overall car parking standard can apply, in particular on grounds of sustainability or urban design. 11.8 Village Envelopes • Development proposals for housing in village envelopes will be assessed on the design, layout, and impact on European Sites and on compliance with the requirements for wastewater treatments units. • Commercial development will only be considered in village envelopes when it is of a scale appropriate to the village requirements. 11.9 Commercial and Industry 11.9.1 General The Council shall take into account the following when considering the design, layout and use mix of development in CI and I zones in so far as they relate to a particular development proposal: • Maximum densities shall only be attainable under optimum site conditions having regard to criteria such as height, impact on built heritage, urban design, open space and protection of amenities. Refer to Chapter 8 and Chapter 10 for more detail. • CI zoned sites, with an objective for regeneration, namely Headford Road LAP area (including Dyke Road), Corrib Great Southern Site, Sandy road, Nuns Island and Knocknacarra District Centre, shall accord with the vision as provided for in Chapter 10. • CI and I zoned lands, that are identified as Opportunity sites, namely at Shantalla Road (0.62ha), former Connaught Laundry site and Royal Tara site shall accord with the vision as provided for in chapter 10, which includes for consideration of residential development on the full extent of these zoned sites. • Developments shall be required to provide an element of open space which would include a landscaping scheme for the site having regard to screening of boundaries and vehicle parking areas and to the visual appearance of the site, in particular the area between the front building line and the front boundaries. • Open space shall be provided in a manner in which it can function as an effective amenity area taking into account its location on the site, physical size, aspect to avail of sunlight and accessibility. In this regard open space inappropriately sited or sized or open space incidental to roads, boundaries or pathways, shall not be accepted by the Council, as fulfilling this requirement. Such landscaping schemes shall encourage habitat biodiversity and incorporate SuDS where feasible.
- Land Use Zoning Objectives and Development Standards and Guidelines 322 Galway City Development Plan 2023-2029 • Adequate space must be available for on-site storage of materials and refuse, loading and unloading, on site circulation of vehicles and parking for motor vehicles and bicycles. In this regard adequate on site waste management/recycling facilities must be provided. • Adequate provision shall be made for storage of goods and materials within the building. Where such space is not provided such goods and materials, if they are to be stored outside, shall be stored in a designated storage area. • 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. • Surfaces within the curtilage of industrial/commercial sites shall be of hard wearing, dust free and durable material. • Parking spaces shall be clearly marked out and delineated. Parking spaces for vehicles of people with disabilities shall be provided and clearly marked and located close to main entrances to premises. • Potential nuisances/polluters sources shall be addressed at the design stage and appropriate mitigation measures incorporated into the development. Where there is potential for environmental noise, it will be necessary to submit a Noise Assessment in accordance with Best Standard Guidelines. • All plant equipment shall be addressed at design stage and generally shall not be visible from public areas. • Where security fencing is required it shall not normally be forward of the front building line of the premises. Where in exceptional circumstances, security fencing is permitted forward of the front building line it shall be set behind landscaping. Security fencing shall be of a high visual standard and where palisade or chain-link type fencing is used it shall be plastic coated, coloured or of similar acceptable specification. • Advertising structures, where required, shall be sized and placed in a manner, which is unobtrusive. Advertising structures and signage shall be minimised, of a high standard, co-ordinated in design and appropriately scaled and located. • Buildings or structures intended for use by the general public shall be designed to allow access and internal circulation for people with disabilities.
- Galway City Development Plan 2023-2029 323 Land Use Zoning Objectives and Development Standards and Guidelines 11.9.2 Site Coverage and Plot Ratios for CI and I Land Use Zones The development intensity standards of site coverage and plot ratio are designed so as to help prevent the adverse effects of over-development. Site coverage and plot ratios are given in Table no.11.4. The figures are the maximum attainable only under optimum site conditions. The site coverage is determined by dividing the total area of ground covered by the building by the total area of the site. Ratio Table 11.4 Site Coverage and Plot for CI and I Zoned Lands Zone CI I Maximum Site Coverage 0.80 0.80 Maximum Plot Ratio 1.25 1.00 • In the case of infill development in an existing terrace or street, it may be necessary to have a higher plot ratio in order to maintain a uniform fenestration and parapet alignment or to obtain greater height for important urban design reasons. In such circumstances, the Council may allow an increased plot ratio. • Where a site has an established plot ratio in excess of the general maximum for its zone, re-development may, in exceptional circumstances, be permitted in line with its existing plot ratio if this conforms to the proper planning and sustainable development of the area. • Minor extensions, which infringe plot ratio or site coverage limits may be permitted where the Council accept that they are necessary to the satisfactory operation of the buildings. • On CI zoned lands, where it is proposed to provide, above ground level, an amenity open space area in association with residential accommodation, this space may be accepted as open space for site coverage purposes where it is designed in accordance with best practice guidelines and where the management regime is integrated into design proposals. Micro climate conditions shall be a factor in the design and layout. 11.9.3 Open Space Requirements The minimum open space requirements, which will apply in CI and I zones, are set out in Table 11.5. Table 11.5 Minimum Open Space Requirements for CI and I Zoned Lands Zone Open Space CI 5% of the total site area and 50% of the gross floor area of residential content where a residential content is proposed. I 15% of the total site area in the case of the development of two or more industrial units. • Lands zoned RA or G shall not be included as part of the open space requirement for development on commercial or industrial lands. • In situations where effective open space cannot be provided on sites due to the location of existing buildings, inappropriate aspect, small scale or for other reasons, the Council may consider a lesser standard.
- Land Use Zoning Objectives and Development Standards and Guidelines 324 Galway City Development Plan 2023-2029 11.10 Urban Development and Building Height With respect to building height, developments shall specifically have regard to the Galway Urban Density and Building Height Study (2021) which sets out the framework for density and building height in the city. Part D Spatial Strategy outlines the potential for appropriate building densities and heights for new development in each geographic zone and sub zone of the city. 11.11 Transportation 11.11.1 Parking Space Requirement Car parking standards will be applied using performance-based criteria appropriate to general location, in line with the National Planning Framework (NPF) requirements. These standards will be subject to a range of tolerance that enables alternative solutions to be proposed to achieve stated outcomes. The car parking standards adopt this approach and are reflected in Table 11.6. This performance-based approach will enable the level of public transport service to improve as more development occurs and vice-versa. There will be a presumption against a car parking requirement for new development in the city centre unless a justifiable case for minimum requirements is acceptable to the City Council. In this regard maximum standards will apply in accordance with Table 11.6. Notwithstanding the above, parking spaces for people with disabilities shall be provided in accordance with Part M of the Building Regulations and best practice as promoted by the National Disability Authority (www.nda.ie), and in particular their publication Building for Everybody: A Universal Design Approach 2012. In the case of any use not specified, the Council will determine the parking requirement, having regard to the traffic levels likely to be generated as a result of the development. In the case of developments with significant car trip generation potential, a Traffic and Transport Assessment (TTA) shall be carried out in accordance with the Traffic and Transport Assessment Guidelines (TII 2014). The requirements for a TTA should be ascertained at the pre-planning stage. TTA’s shall project forward 5 years and 15 years after the opening date in accordance with TII Traffic and Transport Assessment Guidelines and the UK’s Institution of Highways and Transportation Guidelines, and shall, in their analysis, consider all major road and traffic schemes and existing and proposed developments in an area. Consideration will also be given to grouped and dual use parking provision where peak demands do not coincide and cognisance will be given to the potential for multi-purpose trips, subject to assessment. A reduction in car-parking requirements may be acceptable when an application for development includes a Travel Plan, details on options for sustainable modes and/or demonstrates options for alternative methods of dealing with traffic generation associated with the proposed development. In the Inner Residential Area and Salthill Area, where parking is not being provided for in a development, it shall be demonstrated that alternative provisions are sufficient to ensure no adverse traffic impact of the development. This may include, the provision of cycling infrastructure, public transport access within a 10 or 15 minute walk from the development or access to other active travel modes.
- Land Use Zoning Objectives and Development Standards and Guidelines Galway City Development Plan 2023-2029 325 Table 11.6 Parking Space Requirement for Different Types of Development: Maximum Standards Development Type Parking Requirement City Centre Area Parking Requirements as shown in fig. 10.1. Residential Dwellings See Section 11.3 See Section 11.3 Visitor Parking for Residential Dwellings See Section 11.3 See Section 11.3 Supermarkets and Shops 1 space per 15m2 gross floor area 1 space per 30m2 gross floor area Offices and Banks 1 space per 25m2 gross floor area 1 space per 50m2 gross floor area Restaurants 1 space per 15m2 gross floor area 1 space per 30m2 gross floor area Bars and Lounges (including Hotel Bars) 1 space per 8m2 gross floor area 1 space per 15m2 gross floor area Function Rooms (including Hotel function rooms) 1 space per 10m2 1 space per 20m2 Hotels (in addition to the above) 1 space per bedroom 1 space per 2 bedrooms Guesthouses/B&B 1 space per bedroom 1 space per 2 bedrooms Cinemas, Theatres, Places of Worship 1 space per 10 seats 1 space per 20 seats Conference Centres, Places of Worship, Halls, Community Centres 1 space per 30m2 gross floor area 1 space per 60m2 gross floor area Dance Halls, Night Clubs 1 space per 10m2 gross floor area 1 space per 20m2 gross floor area Hospitals/Nursing Homes 1 space per bed 1 space per 2 beds Surgeries, Clinics, Group Medical Practices 2 spaces per consulting room 1 spaces per consulting room Schools 1 space per classroom plus 4 additional spaces 1 space per classroom plus 2 additional spaces Third Level Institutions 1 space per classroom plus 1 space per 10 students 1 space per classroom plus 1 space per 20 students Leisure Centres 1 space per 50m2 1 space per 100m2 Childcare Facilities 1 space per 20m2 of operational space 1 space per 40m2 of operational space Industry, Warehousing (general) 1 space per 100m2 Warehousing (retail/bulky goods) 1 space per 70m2 Specialist Offices 1 space per 75m2
- Land Use Zoning Objectives and Development Standards and Guidelines 326 Galway City Development Plan 2023-2029 11.11.2 Electric Vehicle (EV) Parking EV recharging infrastructure is required under the EU Energy Performance Regulations, 2021. These regulations require the following minimum standards for EV charging points and infrastructure: 1) New buildings or buildings undergoing major renovations (other than a dwelling) shall install at least one recharging point and ducting infrastructure for at least one in every 5 car parking spaces to enable the subsequent installation of recharging points for electric vehicles. 2) New buildings or buildings undergoing major renovations (containing one or more than one dwelling), which has more than 10 car parking spaces, shall install ducting infrastructure for each car parking space to enable the subsequent installation of recharging points for electric vehicles. 3) For an existing building (other than a dwelling) with more than 20 car parking spaces, one, or more, recharging points will be required to be installed, before 1 January 2025. 4) New dwellings with on-site car parking should be developed with appropriate infrastructure (ducting) that enables future installation of a charging point for EVs. 5) Publicly accessible EV parking spaces should be clearly marked and be capable of communicating usage data with the National Charge Point Management System. EV parking spaces for disabled spaces should also be included developments. 6) Electric car charging points – 10% of communal and private spaces shall be adapted and suitable for Electric car (EV) chargers. The Council will also endeavour to install additional EV charging points for public spaces throughout the city having regard to the sensitivity of the locations. The Council are committed to work in conjunction with ESB networks and other service providers in the provision of charging points in public areas in the city, to ensure there are appropriate levels of electric charging infrastructure in place, including at public transport interchanges. 11.11.3 Travel Plans Travel Plans, also known as Mobility Management Plans, comprise of a package of transport measures specific to a certain type, scale and location of development such as workplaces, schools/colleges, hospitals and mixed use developments. Travel Plans include sustainable and cost effective transport measures, initiatives and incentives to support and encourage sustainable travel for all commuting and travel to that development and to encourage a shift from single occupancy private car use. Measures may include the provision of infrastructure and incentives to facilitate walking, cycling and public transport, shuttle bus or car share schemes, parking restraints, video conferencing and flexible working arrangements. The requirement for the submission of a Travel Plan will be assessed on a case by case basis by the Council and cognisance will be taken of the location, scale of development, the nature of uses proposed and the anticipated impact on the existing and proposed transport network. Preparation of a Travel Plan should be considered at the earliest possible stage of the planning process (pre-planning) with the Travel Plan demonstrating that it is an integral part of the development.
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.