Kildare County Development Plan 2023–2029 — Chapter 15: Development Management Standards

1. Page 41

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   • Generally, it is the policy of the Council to discourage the proliferation of access points onto public roads, particularly in areas where the maximum speed limit applies or where road safety is of concern in accordance with the objectives in Section 5.6. The Council also encourages and promotes shared access points in all circumstances. • Where the removal of hedgerow is required in order to achieve sight lines, the minimum amount of hedgerow shall be removed (see Section 15.2.4 above). Any new boundary should be planted with suitable indigenous species as outlined in section 15.2.4. • The provision of sheep / cattle grids in new developments adjacent to the Curragh will be mandatory. • In accordance with the Spatial Planning and National Roads Guidelines for Planning Authorities, DECLG (2012), the creation of additional access points from new development or the generation of increased traffic from existing accesses to national roads to which speed limits greater than 50kph apply shall be avoided. 15.7.7 Building Lines • Where developments are permitted in rural areas along National, Regional and County Roads it is the policy of the Council to require compliance with the minimum setbacks as set out in Table 15.7. All measurements are taken from the nearest edge of the road surface. In situations where there is an established building line, new houses, where appropriate, shall conform to the established building line. Motorways 91m National Primary 91m National Secondary 91m Regional Road 31m County Road 18.5m Table 15.7 - Building Lines from Public Roads in Rural Areas Where developments are proposed within an area adjacent to a National or Regional Road, the Planning Authority will have regard to the requirements of Transport Infrastructure Ireland and The National Roads Design Office in relation to Building Lines. • Building lines in developed areas will be determined having regard to the historic urban grain of the area and the need to provide pedestrian friendly streets with a sense of enclosure. Proposed developments should have regard to Chapter 14 Urban Design Guidelines on this matter. • Proposals for residential developments near busy roads in urban areas and adjacent to transportation corridors will be required to demonstrate how the impacts of noise are avoided, prevented or mitigated and shall have regard to planning guidance issued by the Local Authority or nationally. A key element is a Noise Impact Assessment / Acoustic Design Statement report to demonstrate the application of good acoustic design to ensure:552

2. Page 42

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   i) Units or blocks have been spatially located within the site to minimise noise impact from in-borne transportation noise ii) Noise sensitive rooms within each unit or block have been designed so as to minimise in-borne noise impact iii) adequate building ventilation and thermal comfort, in all living areas (e.g., living rooms, bedrooms) with openable windows in accordance with the internal noise level guidelines, as outlined in BS 8233:2014, ‘Guidance on sound insulation and noise reduction for buildings; iv) private external amenity areas can be enjoyed as intended taking cognisance of environmental noise levels. • Where a development requires that the existing roads / footpaths and public lighting be improved / extended, or any other works carried out to facilitate a development, the developer may be required to provide these as a condition of planning permission. 15.7.8 Car Parking • Car parking standards are set out in Table 15.8 below to guide proposed development. Parking standards are maximum standards. Residential development in areas within walking distances of town centres (800 metres i.e. a 10-minute walk) and high-capacity public transport services (including but not limited to Dart+ services, Bus Connects routes and any designated bus only or bus priority route) should be designed to provide for fewer parking spaces, having regard to the need to balance demand for parking against the need to promote more sustainable forms of transport, to limit traffic congestion and to protect the quality of the public realm from the physical impact of parking. Therefore, the number of spaces provided should not exceed the maximum provision set out below. • The use of shared car schemes will be encouraged in appropriate town centre and urban locations. Residential House 1 space each for units up to and including 3 bed units and 1 space + 0.5 visitor spaces for units of 4 bedrooms or greater Apartment 1.5 spaces per unit + 1 visitor space per 4 apartments Other Accommodation Hotel / Guesthouse 1 per bedroom Nursing Home 1 per 3 residents Student Accommodation To be determined by the Planning Authority on a case-by-case basis553

3. Page 43

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   Retail Convenience 1 per 20sqm gross floor area Convenience > 1000 sq m GFA 1 per 15 sqm gross floor area Comparison 1 per 20sqm gross floor area Warehousing / Showrooms 1 per 30 sqm gross floor area Other Commercial Bank / Financial Institution 1 per 14sqm gross floor area Lounge / Bar 1 per 15sqm gross floor area Restaurant / Cafe 1 per 10sqm gross floor area Takeaway 1 per 20sqm gross floor area Function Room, Club 1 per 10sqm gross floor area Enterprise / Employment Industry / Manufacturing 1 per 33 sqm gross floor area Warehousing 1 per 100sqm gross floor area Office Town Centre 1 per 30 sqm gross floor area Office Park 1 per 20 sqm gross floor area Where the floor area exceeds 1500 sqm, 1 space per 50 sqm Education / Childcare Crèche 0.5 per staff member plus 1 per 4 children Primary School 2 per classroom Secondary School 2 per classroom University / College of Higher Education 1 per classroom + 1 per 5 students Medical Hospital 1.5 per bed Clinic / Group Medical Practices 2 per consulting room Community / Recreational Theatre, Cinema 1 per 4 seats Church or other place of worship 1 per 4 seats554

4. Page 44

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   Stadium 1 space per 3 seats Playing fields 15 spaces per pitch Gymnasium / Recreation Centre 1 per 15 sqm gross floor area Community Centre / Library 1 per 10 sqm gross floor area Funeral Home 1 per 10 sqm gross floor area Table 15.8 - Maximum Car Parking Standards • The Council reserves the right to alter the requirements outlined above, having regard to the circumstances of each particular development, on a case-by-case basis. For any use not specified, the default parking rate will be calculated based on those of a comparable use and / or as part of a Transport and Traffic Assessment. • Additionally, the maximum provision of parking should not be viewed as a target. Lower rates of parking and car-free developments should be considered in the first instance, particularly where such developments are close to and can avail of public transport. In addition, the Council will have regard to: o The proximity of the site to the town centre and services that fulfil day-today needs; o The potential for linked trips (where multiple needs are fulfilled in one journey); o The nature of the uses of the site and likely durations of stays; o Park and Stride initiatives; o The nature of surrounding uses and potential for dual use of parking spaces depending on peak hours of demand; o Proximity to public car-parking areas; o The need to protect the vibrancy of town centres and regenerate vacant / underused buildings; o Any modal shift demonstrated through a Traffic and Mobility Assessment; and o The suitability of a contribution in lieu of parking in accordance with the Development Contribution Scheme, as part of a grant of planning permission. • The Council will normally require the provision of car parking spaces within the curtilage of the site or convenient to the development. • The Council requires the submission of a Mobility Management Plan with planning applications where developments include substantial parking requirements. This should outline a series of measures to encourage sustainable travel modes and reduce car- borne traffic within a development • The safe movement of walkers and cyclists shall be prioritized with a requirement to provide safe segregated cycling/walking routes where developments include substantial parking requirements.555

5. Page 45

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   • In addition to car parking standards, sufficient space will be required within the curtilage of the site for all service vehicles involved in the operation of the business or building. Set down / drop-off areas and coach parking areas should be provided as appropriate. • The minimum size for a car parking space shall be: o Car parking bay: 2.5m x 5.0m o Car parking bay (disability / accessible space): 5m x 3.75m o Loading bays: 3m x 6m. o Circulation aisles: 6m wide. o 5% of parking spaces in non-residential developments should be set aside for disabled parking. • The electric vehicle charging infrastructure requirements are set out in Table 15.9 below to guide proposed development. New buildings or buildings undergoing major renovations (containing one or more than one dwelling) As per Chapter 5 - Objective TM O117 and TM O118. New buildings or buildings undergoing major renovations (other than a dwelling) As per Chapter 5 - Objective TM O117. Table 15.9 - Electric Vehicle Charging Infrastructure Requirements • New residential development should take account of the different criteria regarding car parking including: o A reduction of car parking standards will be considered on a case-by-case basis, having regard to ‘Sustainable Urban Housing: Design Standards for New Apartments (2020)’ where applicable. o Vehicular parking for detached and semi-detached housing which should be within the curtilage of the subject house; o Vehicular parking for apartments, where appropriate, should generally be at basement or undercroft level. Where this is not possible, parking for apartments and terraced housing should be in informal groups overlooked by residential units; o The visual impact of large areas of parking should be reduced by the use of screen planting including semi mature native trees connecting to existing green infrastructure networks, where possible, low walls and the use of different textured or coloured paving for car parking bays; and o Parking spaces for visitors should be a minimum of 10% of the overall number of parking spaces provided in new residential developments. o New or substantially expanded private car parks will be required to erect appropriate signage clearly indicating to the public that they are a privately owned facility as a condition of any granting of permission for such development.556

6. Page 46

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   15.7.9 Street Lighting and Public Utilities • Street lighting should, at a minimum, comply with the standards set out in the most recent revision of the Kildare County Council document ‘Street Lighting Technical Specification’ and Section 5.12 of this Plan. • The planning authority may require residential schemes to comply with any forthcoming “National Specification for Public Lighting”. • Adequate public lighting should be provided for road safety reasons and for the safety of all pedestrians, cyclists and minority groups. Lighting levels within a new development must create a secure environment. Dark corners and alleyways must be avoided. • Require all lighting design strategies to be developed to minimise impacts on biodiversity, particularly bats, in accordance with Section 5.12 of this Plan. • Landscape Proposals should detail public lighting locations and ensure tree planting will not compromise any proposed street lighting in accordance with Section 5.12 of this plan. • Where a residential development has not yet been taken in charge by the County Council, the developer is responsible for the management and maintenance of the public lighting in the development, including the payment of all utility bills. • To preserve the amenity and visual character of an area, and in the interests of public safety, all services including electricity, public lighting, telephone, broadband and television cables shall be provided underground in appropriate ducting in all new developments. Provision should be made for the unobtrusive siting of transformer stations, pumping stations and other necessary service buildings. Pole mounted equipment (such as transformers) will not be permitted. • The Planning Authority will require utility boxes to be carefully integrated into the surrounding environment. Conditions may be included in permissions in relation to external materials and screening for such utility boxes or any above ground installations. 15.8 Surface Water Sustainable Drainage Systems are the most appropriate way to managing surface water run-off. Nature Based Surface Water Management solutions should be considered in the first instance as they are measures which are inspired and supported by nature. Sustainable drainage uses both landscaped features and harder engineering. Landscape features include green roofs, and more natural features such as ponds, wetlands, and shallow vegetated channels (swales). Harder engineered SuDS components, such as permeable paving, and soakaways can be used particularly in high density developments. Sustainable drainage needs to be considered as early as possible in the planning process to reduce the need for retrofit solutions and should be imaginatively designed by a multi-disciplinary team comprising of engineering, landscape, architecture and ecological professionals. The management of surface water run-off is a key consideration in the assessment of planning applications.557

7. Page 47

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   All planning applications for developments shall include proposals for the following3: - Detailed proposals for the management of surface water, where Nature Based Surface Water Management solutions are considered and prioritised in the first instance. Groundwater monitoring, if required, should last at least 6 months and include at least one winter season. - A Surface Water Management Plan shall be submitted which includes details inter alia the location, design and any future maintenance proposals / procedures required to maintain the surface water management system. - Proposals for surface water management shall be in compliance with the Greater Dublin Drainage Strategy (GDSDS), in particular Volume 2 Chapter 6 Stormwater Drainage Design Criteria, and CIRIA SuDS Manual (C753) and with Nature-Based Solutions to the Management of Rainwater and Surface Water Runoff in Urban Areas Best Practice Interim Guidance Document (2021, DHLGH). - In the event that a Nature Based Surface Water Management solution is not feasible, detailed information must be submitted to explain why it was not considered to be a practical solution. Traditional drainage systems will only be permitted where a demonstrable exceptional circumstance has been provided. - Sustainable Drainage Systems should not form part of the public open space provision, except where they contribute in a significant and positive way to the design and quality of open space. In instances where the Council determines that SuDS make a significant and positive contribution to open space, a maximum 10% of the open space provision shall be taken up by SuDS. - In the event that underground attenuation storage structures are required, they will not be accepted under areas of public open space, save in exceptional demonstrable situations. - All existing site watercourses shall be retained and existing site pipework should be “de-culverted” where feasible. 15.9 Employment Including Extractive Industry and Agricultural Buildings The above uses have significant potential to impact on the landscape. Applications will be required to ensure that development is in accordance with the guidance provided in Chapter 13 Landscape, Recreation and Amenity, in particular Tables 13.3 and 13.4, having regard to the compatibility between the land-use and the principal Landscape Character Areas of the county, and the proximity to Landscape Sensitivity Factors. 15.9.1 Employment Uses The following information should be submitted as part of any application for industrial / commercial / business development: • Details of the nature and scale of the proposed operation, to include opening hours and anticipated traffic levels. 3 Insufficient details submitted at planning application stage may incur requests for additional information or a refusal of planning permission.558

8. Page 48

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   • Availability of adequate services to cater for the development, or the ability of the applicant to provide these services in a manner which does not adversely impact on surrounding properties or the broader environment. • Proposals for the safe storage and disposal of waste in a manner which is visually and environmentally acceptable. • Storage should generally be confined to the rear of the premises; height should be such that the materials stored are adequately screened either by the building unit or an alternative screening method. • Compatibility of existing adjacent land uses with the proposed development, and mitigation measures to preserve and protect the amenity of the adjacent uses, should this be necessary. • Availability of adequate sight lines (or a demonstration by the applicant to provide same) as per the relevant NRA Standards and safe road access for anticipated levels of traffic to be generated by the proposed development. Generally, only one vehicular access point will be permitted. • Adequate parking and circulation areas should be provided by the applicant within the curtilage of the proposed development, unless otherwise agreed with the planning authority. • Advertising signage shall be detailed at planning application stage and shall be sympathetic in size, scale, design, materials and colour with the surrounding landscape / streetscape. Lighting should be unobtrusive and should not adversely affect traffic safety on adjacent roads. 15.9.2 Industry and Warehousing Development Industry and warehousing schemes will be required to present a good quality appearance, helped by landscaping and careful placing of advertisement structures. In relation to industrial development the following should be taken into consideration: • Individual buildings should exhibit a high quality of modern architectural design and finish (including the use of colour). Prominent corner-face of buildings shall be appropriately articulated; • In the case of two or more industrial / warehouse units, a uniform design is required for boundary treatments, roof profiles and building lines; • Areas between the building and road boundary may include car parking spaces provided adequate screen planting is incorporated into the design proposal; • Adequate provision shall be made on the site for parking of vehicles, storage and stacking space. Storage and stacking areas shall be located to the rear of the building or, where such facilities are located at the side, provision for screening shall be made; • The building line from adjoining land-uses will be determined at Local Area Plan level having regard to the nature of uses and site-specific matters, or in accordance with Section 15.7.7 of this Plan; • The front building line shall be as determined in consultation with the planning authority and, where required, the existing roadside boundary shall be set back; • Any industrial or commercial development shall not be injurious to the residential amenity of adjoining properties;559

9. Page 49

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   • A landscaping plan shall be included with any planning application which details landscaped areas to the front of the building line and the provision of a buffer zone (minimum 5-10 metres) where the development adjoins another zoning or where it would impact on the amenities of adjoining land uses; • Proposals shall be submitted to incorporate Sustainable urban Drainage Systems (SuDS) and other nature-based surface water drainage solutions as part of all plans and development proposals. Priority shall be given to SuDS that incorporate green infrastructure and promote biodiversity including green roofs, walls and rain gardens, with underground retention solutions only being considered when all other options have been exhausted. • Other measures that address climate change shall include the encouragement and support of solar and wind energy as part of any proposals. • Signage shall be an appropriate scale and designed into the scheme. • Any mechanical plant or air handling units shall be appropriately screened. 15.9.3 Business and Technology Parks Planning applications for new Business and Technology Parks shall be brought forward in the context of a masterplan for the subject lands. The masterplan shall be consistent with the policies and objectives of this Plan and shall include the following: • Prominent corner / face of buildings shall be appropriately articulated. • A comprehensive landscaping and boundary treatment plan for the overall site, with particular attention placed on boundaries facing public realms and roads; • A Green Infrastructure Plan which retains and enhances where possible existing wetland habitat, hedgerow, woodlands, meadows and habitats of species protected under European legislation and National Wildlife Acts & provides for wildlife corridors; • Creates new green infrastructure assets such as public open space, ponds, green roofs, green walls, tree planting, street trees and natural pollination zones; • Increases and improves ecological corridor connectivity and pedestrian and cycle path linkages with existing green infrastructure assets in the area. Where a large site adjoins a green corridor, a public open space or an area of high ecological value, any new public open space on the site should be contiguous to same to encourage visual continuity and expansion of biodiversity which can assist in expanding the green infrastructure network; • Incorporates Nature Based Drainage Systems such as ponds, bio- retention areas, detention basins, infiltration basins, filter strips, street trees, wetlands, swales and rain gardens. • A Green Roof covering a minimum of 60% of the roof shall be provided for roof areas greater than 300 m² unless a suite of complementary or alternative ‘soft’ SuDS measures as detailed above are proposed. A proposal that relies solely on attenuation storage systems and/ or permeable paving as an alternative to the provision of a Green Roof will not be acceptable. • Signage shall be an appropriate scale and designed into the scheme. • Any mechanical plant or air handling units shall be appropriately scaled.560

10. Page 50

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    In addition, the following details shall be submitted with any planning application for new Business and Technology Parks; • Full details of the proposed use(s), including industrial processes (where applicable) and hours of operation; • Details of suitable access arrangements, internal road layouts, including details of footpaths, turning areas and loading bays. • Permeability and pedestrian and/ or cyclist friendly environments within the overall site in accordance with the NTA’s Permeability Best Practice Guide (2015); • Overall traffic assessment; • Car and bicycle parking provision shall be in accordance with Sections 15.7.2 and 15.7.8 of this Plan, respectively, and shall provide, a discreet, landscaped and wellscreened environment with a view to minimising its visual impact, particularly when viewed from approach roads; • Provision for future access to adjoining third party lands will be required to run to the site boundary without any ransom strips. The above list is not exhaustive and the Council may require additional information, as necessary, on a case by case basis. 15.9.3.1 Individual Units in Business and Technology Parks The design and siting of individual units in Business and Technology Parks shall comply with the principles of any Design Statement prepared as part of the masterplan for the overall site. In general, • Individual buildings should exhibit a high-quality contemporary design and finish, within an agreed scheme; • Car and bicycle parking shall be provided in a discreet, landscaped and wellscreened environment with a view to minimising their visual impact, particularly when viewed from approach roads; • The building line on all main road frontages should generally not be less than 15 metres from the road and there should be a minimum planted strip of a width of 5 metres (minimum) on all principle road frontages; and • Any mechanical plant or air handling units shall be appropriately screened. 15.9.3.2 Energy Efficiency and Climate Change Adaptation Design Statement (Industry, Warehousing, Business and Technology Parks) Development proposals for Industrial, Warehousing, Business and Technology Park developments in excess of 1,000 m² of commercial floor space should be accompanied by an Energy Efficiency and Climate Change Adaptation Design Statement. The statement should detail how any on-site demolition, construction and long-term management of the development will be catered for and how energy and climate change adaptation considerations have been inherently addressed in the design and planning of the scheme. Such developments shall have regard to; • the requirements of the current Building Regulations Part L – Conservation of Fuel and Energy (2008 and 2011), and any other supplementary or superseding Regulations or guidance documents.561

Source Kildare County Council: Kildare County Development Plan 2023–2029 — Chapter 15: Development Management Standards (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.