Development plan · Leitrim County Council
Leitrim County Development Plan 2023–2029
The council's development plan written statement: its strategy, policies, objectives and development standards.
Leitrim County Council · 2023–2029 · 398 pages
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- 13.11.1 Domestic Garage/Shed/ Store Development The guidance prescribed below for this class of development is applicable in both urban and rural settings: ● The design, form and materials should be ancillary to, and consistent with the main dwelling on site ● Structures should generally be detached and sited to the side or rear of the dwelling house and be visually subservient in terms of size, scale, and bulk, and ● Storage facilities should be used solely for purposes incidental to the enjoyment of the dwelling and not for any commercial, manufacturing, industrial use, or habitable space in the absence of prior planning consent for such use. 13.12 Economic Development All employment related developments are required to be developed to a high standard. This will assist in creating an attractive environment for people to work in and businesses to invest in. 13.12.1 Employment Uses – General Standards Notwithstanding the broad range of enterprises and sectors which collectively take the form of economic development, the following information should be submitted as part of any application for a proposed industrial/commercial/business development: ● Details of the nature and scale of the proposed operation, to include opening hours and anticipated traffic levels ● Availability of adequate services to serve 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 of materials including raw materials 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 ● Demonstration of compatibility of the proposed use with existing adjacent land uses, and mitigation measures to preserve and protect the amenity of the adjacent uses, should this be necessary ● Availability of adequate sight lines (or ability of applicant to provide same) from the proposed access to serve the development ● Adequate parking and circulation areas should be provided 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, and ● Lighting should be unobtrusive and should not adversely affect traffic safety on adjacent roads. LEITRIM COUNTY DEVELOPMENT PLAN 2023-2029 – VOLUME I 361 13 Development Management Standards
- 13.12.2 Industrial and Warehousing Development Industrial and warehousing development schemes will be required to present a good quality appearance, helped by landscaping and careful placing of advertisement structures. There shall be a presumption that only industrial processes of appropriate size and whose nature will not cause nuisance or injury to the predominant residential environment of towns and villages, shall be permitted adjoining or adjacent to such sensitive uses. Industrial development shall be subject to the proper planning and sustainable development of the area, specifically the following requirements: ● Individual buildings should exhibit a high quality of modern architectural design and finish (including the use of colour) ● 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 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 ● A landscaped buffer zone (minimum 5-10 metres) will be a requirement of planning permissions for any industrial/warehousing development where it adjoins an area with another land use zoning objective or where it would impact on the amenities of adjoining land uses ● Proposals shall be submitted to incorporate Sustainable Drainage Systems (SuDS) in developments ● The hours of industrial operation will be controlled where they are likely to result in harm to environmental amenities including residential amenity, and ● Noise levels shall generally not exceed 55 dB (a) Leq when measured at the boundary of the site where such noise would result in an adverse impact on amenity to an adjoining sensitive land use such as residential development. 13.12.3 Business Park and Enterprise Hub Development Business parks shall be laid out in open parkland setting with a high level of landscaping, and provision shall be made for pedestrian and cycle paths throughout. The following design issues should be taken into consideration: ● High Quality Design shall be provided incorporating where appropriate a suitable mix of finishes and architectural treatment. Landmark buildings of notable design will be encouraged at strategic locations in business parks. For all significant employment developments comprising schemes with a gross floor area of 1,000 m2 and above (or otherwise as required by the Planning Authority), a Design Statement will be required ● Car parking shall be provided in a discreet, landscaped and well-screened environment with a view to minimising its visual impact, particularly when viewed from approach roads ● Proposals shall be submitted to incorporate Sustainable urban Drainage Systems (SuDS) and other measures that address adaptation to climate change including the creation of integrated wetlands, the construction of green/ living roofs whereby opportunities for existing solar energy and wind energy are taken ● The layout shall be of a high quality that includes design principles including connectivity and permeability with high quality landscaping. Building lines shall generally respect the existing established pattern. Undeveloped areas shall provide a minimum of 15 m setback along principal road frontages with appropriate (minimum 5 m depth) landscaping to the front of the buildings LEITRIM COUNTY DEVELOPMENT PLAN 2023-2029 – VOLUME I362 13 Development Management Standards
- ● Retention and enhancement, where possible, of existing natural features such as hedgerows and associated ditches and streams offers the potential to incorporate sustainable drainage measures and retain wildlife corridors. The addition of surface water attenuation ponds, green roofs and living walls offers significant opportunities for wildlife while providing a highquality environment for employees ● Proposals to protect residential amenity of any adjoining properties. Reduced heights and/ or significant landscaping proposals may be required together with measures to mitigate noise and lighting emissions ● Energy efficiency and overall sustainability of the development ● Workplace Travel Plan will be required for a largescale employment generating development that gives rise to significant demand in trips. The necessity of such a requirement shall be determined at pre application consultation stage in consultation with the Planning Authority. Where such a requirement is not adhered to, the Planning Authority may use the provisions of Further Information to request such a plan ● Adequate parking, circulation and access arrangements shall be provided using permeable materials to the maximum extent practicable. Preparation of an ‘auto-track’ analysis may be required to demonstrate adequate areas for delivery vehicles ● Loading and open storage areas shall be visually unobtrusive from public roadways and screened or preferably located behind the building line, and ● Multiple unit developments shall implement an ordered naming and signage scheme to avoid visual clutter. 13.12.4 Home-Based Economic Activity Home-based economic activity is defined as small scale commercial activity carried out by a resident of a house which is subordinate to the use of the dwelling as a place of residence. In dealing with applications for such developments the Planning Authority will have regard to the following: ● The nature and extent of the work ● The effects on the amenities of adjoining properties particularly as regards hours of operation, availability of car parking, noise and general disturbance ● The anticipated levels of traffic generation, and ● The generation, storage and collection of waste. Permissions for home-based economic activity will generally be restricted to use by the applicant only in a rural area and access by visiting members of the public may also be restricted. Applications may be subject to a temporary permission, in order to enable the Planning Authority to monitor the impact of the development. LEITRIM COUNTY DEVELOPMENT PLAN 2023-2029 – VOLUME I 363 13 Development Management Standards
- 13.13 Retail Development The provision of new retail development shall be in accordance with Chapter 4 of this Plan, the ‘Retail Planning Guidelines’ and the accompanying ‘Retail Design Manual’ (DoECLG, 2012) or any subsequent revisions or updates to these Guidelines thereafter. Retail development should be in accordance with the fundamental objective to support the vitality and viability of the retail centre. All applications for retail developments at edge-of-centre or out-of-centre locations will be subject to the sequential test. In the assessment of retail planning applications, the following considerations will apply: ● High quality design making a positive contribution to the area in which it is located. Design statements may be required for larger scale proposals. ● Retail impact assessment may be required for significant retail development which due to their scale and/or location may impact on the vitality and viability of town centres. ● The Retail Impact Assessment shall include, at minimum, the criteria set out in the ‘Retail Planning Guidelines’ and should demonstrate how the proposed development: i. Supports the overall strategy for town centres as set out in the Development Plan ii. Does not materially diminish the prospect of attracting private sector investment into one or more town centres iii. Does not cause an adverse impact on one or more town centres, either singly or cumulatively with recent developments or other outstanding planning permissions, sufficient to undermine the quality of the centre or its role in the economic and social life of the community iv. Does not diminish the range of activities and services that a town centre can support v. Does not cause an increase in the number of vacant properties in the primary retail area that is likely to persist in the long term and, vi. Ensures a high standard of access both by public transport, foot, and private car so that the proposal is easily accessible by all sections of society. ● The onus will be on any applicant to demonstrate in a Retail Impact Assessment that the proposed floorspace is appropriate, having regard to the quantum of floorspace required within that specific urban centre or settlement, in addition to evidencing all other relevant variables as specified within the ‘Retail Planning Guidelines’. ● All retail proposals exceeding 1,000 m2 shall provide a Transport Impact Assessment (TIA) in addition to any other information deemed necessary by the Planning Authority. ● All planning applications should contain a design statement prepared in accordance with the ‘Key Principles of Urban Design’ as laid out in the ‘Retail Design Manual’, explaining why the design solution is considered the most suitable for the site. ● Incorporation of measures to mitigate impacts on the residential amenity of adjoining properties, e.g. air quality, excessive noise and lighting. ● The Planning Authority will advise at pre application consultation stage whether it is required to submit a Design Statement, Retail Impact Assessment and Traffic Impact Assessment with a planning application for a retail development. Where such a requirement is not adhered to, the Planning Authority may use the provisions of Further Information to request such a plan. LEITRIM COUNTY DEVELOPMENT PLAN 2023-2029 – VOLUME I364 13 Development Management Standards
- 13.13.1 Service Stations The role of service stations has expanded from the provision of fuel to also providing convenience goods and services. Further expansion of the level of goods and services available at service stations is anticipated due to the increased demand for EV charging facilities and more on-site retail and food catering. Proposals for new and extended service stations will be carefully considered and will not generally be encouraged within the core retail area of urban centres or in the open countryside outside of towns and villages. The proposed location should also be compatible with surrounding land uses, where safe access can be achieved and there would be no adverse impact created on the amenities of surrounding properties. Applications for service stations shall comply with the following: ● Detailed proposals for the service station will be required, including method of disposal of wastewater from car wash areas, traffic management, surface water outlet and provision of adequately sized oil interceptors, etc. The development shall be designed and operated to avoid adverse effects on existing road drainage in the area. ● A high standard of overall design, architectural layout and material content to ensure an attractive development that integrates with and complements or enhances its surroundings. The forecourt canopy should be integrated into the overall design and sited so that it does not dominate the surrounding buildings. ● Advertising material should be kept to a minimum and no lighting shall be installed so as to cause glare or interference to any user of an adjacent public road. ● The modification of standard corporate designs may be required by the Planning Authority in order to reduce the visual impact of the development in sensitive environments. In such instances, standard petrol station canopies can be replaced with more sympathetic canopies designed to the satisfaction of the Planning Authority. ● Strident and multiple colouring should be avoided and will be discouraged. The size and colour should be such as to take cognisance of its setting and location in the landscape. ● The retail floor space of the shop shall not exceed 100 m2 net; where permission is sought for a floor space in excess of 100 m2net, the sequential approach to retail development shall apply in accordance with the ‘Retail Planning Guidelines’, DECLG (2012) i.e. the retail element of the proposal shall be assessed by the Planning Authority in the same way as would an application for retail development (without petrol/diesel filling facilities) in the same location. ● The layout of the station forecourt should be arranged to allow dedicated parking for customers shopping rather than purchasing fuel. ● Ancillary services e.g. car wash services, etc. should be sited so as not to result in queueing onto the public road network or negatively impact on neighbouring residential properties. Particular care is required with regard to alarms sounding between car wash cycles. ● EV charging point(s) should be provided and clearly demarcated. ● Proposals for new on-line or off-line motorway service facilities will be assessed in accordance with the guidance set out in the Spatial Planning and National Roads Guidelines for Planning Authorities, DECLG (2012). 13.13.2 Fast Food Outlets/ Take-Aways In order to maintain the appropriate mix of uses and protect the amenities in a particular area, it is the policy of the Council to prevent the excessive concentration of fast food outlets and take-aways. The provision of such outlets will be assessed having regard to the following: ● The number and frequency of such facilities in an area and their cumulative impact in association with the proposed development. ● The need to safeguard the vitality and viability of shopping areas in the town centre and to maintain a suitable mix of retail uses. ● The proximity of such uses to other vulnerable uses, e.g. residences, schools, open space. ● The likely impact on general and residential amenity in terms of noise/disturbance, traffic, parking, litter, and fumes. ● Proposed façade design, the type and degree of any advertising/signage and lighting, and the visual appearance of vents/extractors. ● Proposed opening hours must be specified and these will be controlled by the Planning Authority. The design shall be required to respect the character of the street and the buildings. Noise insulation measures will be required at the time of the submission of the planning application and ongoing noise monitoring may be required. Adequate provision for refuse disposal, storage and collection must be indicated in both new and existing buildings. Fast food facilities should include proposals for on-street bins (with appropriate design for boxes/packaging) and a plan for their maintenance. LEITRIM COUNTY DEVELOPMENT PLAN 2023-2029 – VOLUME I 365 13 Development Management Standards
- 13.13.3 Secondary Retail Outlets In assessing planning applications for Secondary Retail Type Outlets (Including Betting Office/ Amusement Arcades/Casino/Tattoo Parlour/Vaping Shops), the following considerations will be taken into account: ● The need to safeguard the vitality and viability of the defined retail area and to maintain a suitable mix of retail uses. ● The number/frequency of such facilities in the area. ● The effect on the amenities in the area arising from noise, hours of operation and litter. ● The treatment of shop front advertising and window display. 13.13.4 Markets and Casual Trading In assessing planning applications for markets/casual trading, the following considerations will be taken into account: ● Arrangements for customers/traders parking, servicing, storage, disposal and recycling of refuse and storage of stalls. ● The Casual Trading Act of 1995 and specifically any bye-laws made by Leitrim County Council under Section 6 of the Act. ● The likely impact on town centre vitality and viability, residential amenity, conservation area(s), the general environment or existing shops. ● The capacity of the road network and parking requirements. 13.13.5 Shop Fronts, Advertising and Signage Shop fronts are one of the most important elements in determining the character, quality and image of retail streets in Co. Leitrim. In order to increase the attractiveness of the streetscape, the Council promotes a dual approach to shopfront design: ● Protecting traditional and original shop fronts and ● Encouraging good contemporary shopfront design. The design of shop fronts should reflect the scale and proportions of the existing streetscape. The Council will seek to retain the remaining traditional shop fronts of townscape importance. It should be noted that the replacement of an existing shopfront, or the insertion of a new shopfront requires planning permission and is not considered to constitute exempted development. Historic shop fronts should be retained and refurbished, where feasible. Such features as existing arches, stringcourses, plaster detailing or existing fascia and brackets should be considered in the new design and new internal alterations, and proposed advertising should generally not interfere with such details. Wholesale removal of rendering along a streetscape is generally not encouraged. Applications for new shop fronts or modifications to existing shop fronts shall have regard to the following: ● Detailed plans at a scale of 1:50. Such plans shall include details regarding the design, colour and detailing with regard to signage (including window adhesive signage), advertising and lighting. ● All signage must be compatible with the existing streetscape. Timber, stone, glass and steel are preferred materials. ● Contemporary shop fronts will be encouraged provided they are designed to traditional principles of scale, proportion and detailing. ● The appearance and proportions of the original shop front shall be retained. ● The twin elements of a fascia board (to carry names and advertising) and pilasters (to frame and delineate the shopfront boundary) shall be provided in all cases. ● The design must be approached in an integrated way (relate to the whole facade), including advertising, lighting and other features. LEITRIM COUNTY DEVELOPMENT PLAN 2023-2029 – VOLUME I366 13 Development Management Standards
- ● Colour schemes should co-ordinate with adjoining buildings and shop fronts and should be chosen to enhance the proportions and detailing of the whole building. ● Vertical emphasis and proportions should be kept, and plot divisions should be expressed externally (even if the shop crosses them internally). ● The removal of service wires associated with existing facades will be actively promoted. The Council will discourage, through its advice and guidelines and through the imposition of conditions in planning permissions, or refusal of permission in certain cases, the following: ● The removal of features or alterations to existing shop fronts where they are considered by the Council to be of historical or architectural interest, or of townscape value. ● The enlargement or remodelling to a horizontal emphasis of existing windows above ground floor level. ● The construction of fascia linking two or more buildings/plots which have different architectural identities. ● The use of large areas of undivided glass or the provision of new display windows with a horizontal emphasis. ● The permanent removal of the shopfront and the creation of an opening through which direct trading onto the pavement is carried out. ● The use of standardised brand names, logos, corporate designs as part of shopfront fascia advertising, where it conflicts with the existing streetscape. ● The use of external roller shutters and their boxes and projecting brand signs on the exterior of shop-fronts. It is acknowledged that retail and other multiples, e.g. betting shops, banks and building societies tend to have their own corporate identity and standardised signage. In sensitive locations, standard shop fronts can weaken the special local identity of an area. This will not be permitted. Compromise proposals which maintain corporate image without eroding local character will be explored. Signage on National Roads will be strictly controlled and will generally be only permitted in accordance with the provisions set out in Section 3.8 of the Spatial Planning and National Roads Guidelines (2012) and the TII Policy on the Provision of Tourism and Leisure Signage on National Roads (2011). 13.13.6 Roller/Security Shutters Where security shutters are considered to be essential, e.g. because of the type of business transacted or goods stored, and where the location so indicates, the Council may permit them provided that they meet the following criteria: ● They must be of the open-grille type or timber panelled shutters painted to match the shopfront colour scheme. This will be more favourably considered in place of roller shutters in order to enhance the streetscape. ● Where roller shutters are proposed they must be internal and located behind the display window. 13.13.7 Outdoor Advertising Structures Outdoor advertising structures, including trailer type structures, will not generally be permitted within the county, whether freestanding or attached to buildings. In particular, the use of gables or sides of buildings for the exhibition of advertising structures will not normally be permitted. Billboards or similar types of advertisements may be permitted in limited circumstances for a specified time period, where it can be demonstrated that the development will enhance the area e.g. by screening an unsightly site or derelict structure. The use of freestanding signs/advertising boards on or over the public footpath will not be permitted. 13.13.8 Finger Post Signage The siting of fingerpost signs over or along or above a public road is subject to a sign licence under Section 254 of the Planning and Development Act 2000, as amended. Such signs will not normally be permitted along national routes. Proposed signage will be subject to the following: ● Directional signs for major tourist attractions and community purposes will be considered but product advertising will not be permitted. ● Only the primary route to the facility shall be signed. The sign should be located within 2km of the facility or relevant junction. ● Signs must have a standard size and colour. ● Signs which interfere with the Local Authority’s directional signs, or which contribute to visual clutter will not be permitted. LEITRIM COUNTY DEVELOPMENT PLAN 2023-2029 – VOLUME I 367 13 Development Management Standards
- 13.14 Community Development 13.14.1 Community Facilities and Amenities In assessing planning applications for leisure facilities, sports grounds, playing fields, play areas, community halls, organisational meeting facilities, medical facilities, childcare facilities and other community orientated developments, regard will be taken of considerations such as: ● Overall need in terms of necessity and opportunity to enhance or develop local facilities. ● Practicalities of site location in terms of relating to uses, impact on local amenities and ensuring safe access for pedestrians, cyclists, vehicles and safe public parking for cars and buses. ● The potential multifunctional use of community facilities, including daytime and night-time usage. ● Cater for all levels of disability. 13.14.2 Childcare Facilities All childcare facilities shall be provided in accordance with the guidance, ‘Childcare Facilities: Guidelines for Planning Authorities’ (DoEHLG, 2001) and Circular Letter PL3 2016 or any superseding guidelines. In addition to the foregoing, in the assessment of individual planning applications for childcare facilities, the Planning Authority will have regard to the following criteria: ● The justification for proposed site location. ● Details on accessibility, including pedestrian, cycle and public transport provisions and linkages to the proposed development. ● Adequate and safe set-down and collection areas to facilitate peak traffic movements. ● Adequate on-site car parking for staff. ● Adequate play area(s) for children attending. ● New or expanded premises should have regard to traffic impact associated with the number of children and staff to be accommodated and should provide adequate set-down areas and car parking areas to prevent traffic congestion. ● Large scale proposals may be required to present a Mobility Management Plan to mitigate against traffic volumes by proposing staggered opening hours and drop off times to avoid congestion at peak times. Applicants are recommended to seek the advice of the Leitrim County Childcare Committee, and the HSE in the design of childcare facilities prior to the submission of a planning application. 13.14.3 Education Facilities Applications for educational provision shall comply with the requirements of technical guidance documents published by the Department of Education and Skills (see www.education.ie) including ‘Provision of Schools and the Planning System: A Code of Practice for Planning Authorities’ (DoES, DoEHLG, 2008). In the design of education facilities, where appropriate, consideration should be given to provision of multicampus and multi-use elements with a flexible approach demonstrated to allow for different users at different times of the day and throughout the calendar year. In assessing individual planning applications for new schools and/or redevelopment/extensions of existing schools, the Council will have regard to the following: ● Site location, proximity of school to catchment area, size of site relative to outdoor space requirements and the future needs of the school (i.e. sufficient space provided for future expansion). ● Traffic and transport impact on the surrounding road network. ● Good, safe accessible pedestrian and cyclist routes to and from the school from nearby residential and commercial areas. ● Safe vehicular access and adequate car parking layout to facilitate drop off/pick up. ● Adequate signage, lighting and boundary treatments. ● Impact on local amenities and out of school hours uses/dual functioning of school facilities. Extensions to schools will generally be accepted subject to scale, high quality design and satisfactory integration with the existing structure. Dual function of sports facilities and halls will be encouraged where the use is of benefit to the wider community and has due regard to the residential amenities of adjoining properties. Temporary school structures will generally be accepted subject to the development not impacting unduly on on-site car parking/cycle parking provision. LEITRIM COUNTY DEVELOPMENT PLAN 2023-2029 – VOLUME I368 13 Development Management Standards
- 13.14.4 Medical Centres/ Health Centres/ Veterinary Centres Planning applications should include details of proposed professional medical activities, proposed number of practitioners and support staff, parking provision and intended hours of operation. The location of New Health Centres/Services, Primary Health Centres, Medical Consultants and Veterinary Surgeries is favoured in towns and villages with good accessibility. However new facilities in other locations or a change of use from residential to health facilities will be considered where the privacy and amenity of adjacent occupiers is preserved, and the proposal does not have a detrimental impact on local amenity by way of traffic congestion or noise. Adequate car parking/set down areas must be identified in such proposals. 13.14.5 Residential Care/ Retirement/ Nursing Homes The location of residential care homes, retirement homes, nursing homes, retirement villages and sheltered accommodation is favoured in towns and villages for reasons of sustainability, accessibility, social inclusion, and proximity to the availability of services, except where a demonstrated need to locate in the open countryside because of the nature of the care required can be clearly established. Applications for residential care homes, retirement homes, nursing homes, retirement villages and sheltered accommodation shall consider and demonstrate the following: ● The potential impact on residential amenities of adjoining properties. ● Adequate provision of open space. ● Provision of adequate parking facilities. ● High standard of design and external finishes. ● The size and scale of the proposal must be appropriate to the area. ● A location proximate to high-quality public transport links and the site should be well served by good footpath links. ● Compliance with Standards no. 2-7 of ‘National Standards for Residential Care Settings for Older People in Ireland’ (Health Information and Quality Authority (HIQA), 2016). 13.14.6 Places of Worship In assessing planning applications for places of worship, the following considerations will be taken into account: ● Location on appropriately zoned lands. ● Details of the capacity of the facility (e.g. seating capacity), traffic assessment and intended hours of operation. New or extended places of worship should not create unacceptable traffic congestion; comply with car parking standards; and not impact on amenities of neighbouring residents or businesses (arising from traffic, noise or other disturbance). 13.14.7 External Floodlighting for Sports/ Recreational Facilities The provision of external floodlighting will be carefully considered by the Council in order to protect residential amenity, nature and traffic safety. Floodlights shall have fully-shielded light fixtures and cowled to ensure that upward light levels are low. Planning applications shall include: ● Details of horizontal and vertical luminance levels (lux levels) of the lights; (Note: Reference should be made to BS EN 12193:2007 Light and Lighting – Sports Lighting). ● Proposed hours of use. LEITRIM COUNTY DEVELOPMENT PLAN 2023-2029 – VOLUME I 369 13 Development Management Standards
- 13.15 Natural and Built Heritage 13.15.1 Natural Heritage The overall policies and objectives relating to natural heritage are set out in Chapter 11 of this Plan and all planning applications will be assessed having regard to same. Development proposals should consider potential ecological impacts on the natural heritage and ‘Green Infrastructure’ present within or adjacent to the site and the following: ● Special Areas of Conservation and Special Protection Areas (including candidate areas). ● Salmonid Waters and Freshwater Pearl Mussel catchments. ● Green infrastructure including features of the landscape that provide linkages/connectivity to designated sites (e.g. watercourses, areas of seminatural habitat such as linear woodlands, etc.). ● Proposed Natural Heritage Areas. ● Areas likely to contain a habitat listed in Annex I of the Habitats Directive. Where a development is of a significant scale or in close proximity to a pNHA, the Council will require an Ecological Impact Assessment (EcoIA) to determine the impact of the proposed development on the designated site or natural heritage. Article 6(3) and 6(4) of the Habitats Directive requires an Appropriate Assessment of any plan or project whether within or outside a designated Natura 2000 site, which does not directly relate to the management of the site but may impact upon its conservation objectives. All planning applications shall be screened for Appropriate Assessment and a Stage II Appropriate Assessment carried out if necessary. Where full Appropriate Assessment is required, the assessment shall be based on best scientific knowledge and undertaken by a person with appropriate ecological expertise and qualifications. It shall address the potential impacts of the plan or project on the conservation objectives of any Natura 2000 site. The impacts assessed must include the indirect and cumulative impacts of approving the plan or project, considered with any current or proposed activities, developments or policies impacting on the site. The potential impacts of policies outside Natura 2000 sites but potentially impacting upon them (known as ‘ex situ’ impacts) must also be included in the assessment. (Refer to: ‘Appropriate Assessment of Plans and projects in Ireland, Guidance for Planning Authorities’, DoEHLG (2009)). A project or plan may only proceed if it can be concluded on the basis of Appropriate Assessment that there will be no adverse effects on the integrity of a Natura 2000 site. If adverse effects are likely, or in cases of doubt, then derogation under Article 6(4) shall apply, but only in cases of imperative reasons of overriding public interest. 13.15.2 Architectural Heritage – Protected Structures In assessing proposals for development affecting a Protected Structure, the Council will require planning permission for works, both to the exterior and interior, which materially affects the character of a Protected Structure or any element of the structure which contributes to its special interest. Such works can include: ● Window replacement and fenestration changes ● Wholesale plastering/pointing/painting or painting of previously unpainted elements ● Modifications of brickwork and stonework ● The removal/alteration of architectural detailing including joinery and decorative plasterwork ● Inappropriate interior works including the removal of walls, the creation of openings and partitioning of rooms, and ● Works to roofs and railings involving the removal of original materials and replacement with inappropriate materials. In considering applications for alterations and/or additions to a Protected Structure, the Council shall have regard to the various elements of the structure, which give the Protected Structure its special character, and how these would be impacted on by the proposed development. When making a planning application for permission to restore, refurbish, demolish, develop or change of use of Protected Structures and other buildings of significant heritage interest, the Council will normally require the submission of an Architectural Assessment Report as described in Appendix B of the ‘Architectural Heritage Protection, Guidelines for Planning Authorities’ (DoEHLG, 2004). LEITRIM COUNTY DEVELOPMENT PLAN 2023-2029 – VOLUME I370 13 Development Management Standards
Source Leitrim County Council: Leitrim County 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.