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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- This report shall: ● Outline the significance of the building ● Include a detailed survey of the building, including a photographic survey ● Detail the proposed works it is intended to carry out, and ● Contain a full assessment on the materials and methodology proposed to carry out these works, their impact on the character of the structure and the reversibility of the proposed works. The details required to be submitted will be dependent on the significance of the building and the nature of works proposed. All works to Protected Structures shall be carried out in accordance with best conservation practice. 13.15.3 Architectural Heritage – Architectural Conservation Areas (ACAs) The guiding principle of ACAs is to protect the special external expression of the buildings and the unique qualities of the area to ensure future development is carried out in a manner sympathetic to its distinctive character. Owners, occupiers or developers proposing to carry out works within an ACA should be aware that the normal exemptions from seeking planning permission will no longer apply if the Planning Authority considers the works will materially affect the character of the ACA. In assessing planning applications for development in Architectural Conservation Areas, the Council will have regard to the following: ● The effect of the proposed development on buildings and the surrounding environment, both natural and man-made ● The impact of development on the immediate streetscape in terms of design, scale, height, plot, width, roof treatment, materials, landscaping, mix and intensity of use proposed ● New alterations and extensions should complement existing buildings/structures in terms of design, external finishes, colour, texture, windows/doors/roof/chimney/ design and other details, and ● In dealing with advertisements in Architectural Conservation Areas, the overriding consideration will be the enhancement and protection of the essential visual qualities of the area. 13.15.4 Development in Zones of Archaeological Potential When considering development proposals within Zones of Archaeological Potential and on, or in close proximity to, sites of known archaeological significance, the Council will have regard to the provisions of Section 12 of the National Monuments (Amendment) Act, 1994 (as amended). The Council will also have regard to the observations and recommendations of the Department of Housing, Local Government and Heritage following referral of such applications. When considering such proposals, regard will be given to the nature of sub-surface works that could impact on archaeological remains (e.g. foundation type and design, layout and location of services, road works, landscaping schemes, etc.). The Council may require the developer to submit a report prepared by a suitably qualified archaeologist on the archaeological implications of the proposed development. The submission of such a report may be requested by the Planning Authority through the provisions of Further Information. This report and the comments of the Department will allow the making of an informed decision by the Planning Authority. In appropriate circumstances, the Council when granting permission for development may impose conditions requiring: ● Professional archaeological supervision of site excavations ● The funding by the applicant of further archaeological assessment, monitoring, testing or excavation of the site and the submission of a report thereon, prior to the commencement of development, and ● The preservation of all or part of any archaeological remains on the site. LEITRIM COUNTY DEVELOPMENT PLAN 2023-2029 – VOLUME I 371 13 Development Management Standards
- 13.16 Transport The provision of a safe vehicular access is a prerequisite for all development proposals in the interest of traffic safety for all road users. Chapter 8 of this Plan provides the policy context in ensuring the provision of efficient and sustainable transportation network, whilst providing for the safety of all users. All planning applications will be assessed in accordance with the policy context set out in Chapter 8. All development with potential impacts on public roads will be assessed on their merits having regard to the following issues: ● The protection and promotion of public safety ● The avoidance of unnecessary congestion and obstruction on the road network, and ● Safeguarding the function, carrying capacity, structural stability, and investment in the roads network. In respect of road design issues within towns and villages, the Council will have regard to the ‘Design Manual for Urban Roads and Streets’ (DMURS) (DTTS and DECLG, 2013, updated 2020) and the TII publication, The Treatment of Transition Zones to Towns and Villages on National Roads (TII Publications DN- GEO-03084). 13.16.1 Traffic and Transport Assessments Where a new development has significant car trip potential, a detailed assessment of (i) the transportation systems available, and (ii) the impact of the proposed development on the surrounding environment and transportation network should be appraised through the submission of a Traffic and Transport Assessment (TTA). Traffic and Transport Assessment is a methodology used to assess the transport impacts of a proposed development, incorporating any subsequent measures necessary to ensure roads and junctions and other transport infrastructure in the vicinity of the development remains fit for purpose and encourages a shift towards sustainable travel modes. Traffic and transport assessments shall be carried out in accordance with the ‘Traffic and Transport Assessment Guidelines’ (TII, 2014) and shall be applicable for all categories of road. Subthreshold developments will be considered on a case-by-case basis having regard to the relevant criteria contained in the ‘Traffic and Transport Assessment Guidelines’. 13.16.2 Road Safety Audits/ Road Safety Impact Assessments Road Safety Audits (RSA) involve the evaluation of road schemes during design, construction and early operation to identify potential hazards to all road users. A RSA shall be carried out on all new national roads infrastructure projects and on any schemes/ proposals which result in a permanent change to the layout of a national road. RSAs shall be carried out in accordance with the requirements of TII Publication, Road Safety Audit (GE-STY-01024) or any amendments thereto during the period of this Plan. Road Safety Impact Assessment (RSIA) considers the safety impact of a scheme on the surrounding road network. It involves a strategic comparative analysis of the impact of a new road, or for substantial modifications to an existing road, on the safety performance of the road network. RSIA shall be carried out in accordance with the requirements of TII Publication, Road Safety Impact Assessment (PE- PMG-02001) or any amendments thereto during the period of this Plan. 13.16.3 Access onto Public Roads Generally, where the capacity, width, alignment or surface condition of the road are inadequate, development will not be favoured. Where new development would adversely impact on road drainage, development will not be permitted unless applicants agree proposals with the Council to improve the road. LEITRIM COUNTY DEVELOPMENT PLAN 2023-2029 – VOLUME I372 13 Development Management Standards
- 13.16.4 Entrances and Sightlines 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. The Council also encourages and promotes shared access points. Where the removal of hedgerow is required in order to achieve sight lines, the minimum amount of hedgerow shall be removed. The new boundary should be planted with suitable indigenous species as outlined in Section 13.9.6. All new entrances and junctions will require clear and unobstructed sight lines to be provided in accordance with the minimum sightline requirement set out in Table 13.5. Table 13.5: Minimum Sightline Requirements Road Status 100 km per hour 80 km per hour 60 km per hour (or less) National Primary Roads & R280 Plot Ratio Standards 215 m 80 m Regionally & Locally Important Roads 215 m 160 m 80 m Other Regional Roads N/A 160 m 80 m County Roads N/A 120 m* 70 m Note: *Except where operational speed is 60kph or less, 90m may be considered satisfactory. These sight distances are measured at a height of 1.05 m above ground level from a point 3.0 m back from the edge of the carriageway to a point on the road 260 mm over the surface level of the road. Table 13.5 outlines the minimum standards considered acceptable, and the Council can request greater standards depending on the characteristic of the road, observed traffic speeds, volume and type of vehicles, etc. For significant and complex developments, suitably competent road designers should be used in the design layout. Within built up areas, sightlines may be reduced at the discretion of the Planning Authority and in accordance with the ‘‘Design Manual for Urban Roads and Street’ (DTTS and DECLG, 2013, updated 2019). A relaxation of these sight distance requirements may be considered satisfactory in exceptional circumstances where it can be clearly demonstrated that no other suitable alternative proposal is available and where the proposal would be in accordance with the provisions as set out in the TII Publications. 13.16.5 Distance of Entrances from Road Junctions New rural entrances should not be located within the following distances of junctions: ● National Primary Roads 150 metres ● National Secondary Roads 100 metres ● Regional Roads 100 metres ● Local Primary Roads 40 metres The development by itself or combined with another or other development shall not give rise to a traffic hazard. It is noted that there is no National Secondary Road presently in Co. Leitrim although the County Development Plan contains an objective to seek to reclassify the R280 to this standard over the life of the Plan. LEITRIM COUNTY DEVELOPMENT PLAN 2023-2029 – VOLUME I 373 13 Development Management Standards
- 13.16.6 Car Parking The purpose and application of parking standards is to ensure that when assessing development proposals, consideration is given to the accommodation of vehicles that will potentially be generated by the development proposed in accordance with national and regional policy objectives and to facilitate a modal shift towards more sustainable forms of transport. In this regard, the car parking standards set out in Table 13.6 establish maximum car parking standards rather than minimum standards. It is generally required that residential, commercial, enterprise and employment developments or otherwise, comply with the parking standards detailed in Table 13.6. Reduced car parking provision may be considered for commercial town centre sites. In dealing with planning applications for change of use or for replacement buildings, allowance will be made for the former site use in calculating the car parking requirements generated by the new development. Where the provision of on-site parking is not possible, the Council may, in exceptional circumstances, accept a financial contribution in respect of the shortfall in the number of spaces. 13.16.7 Cycle Parking The Planning Authority requires the provision of a minimum level of secure cycle parking facilities in planning applications proposing a new development and in certain circumstances a proposed change of use. This is consistent with the objectives and policies of the Department of Transport’s ‘National Cycle Policy Framework’ (2009). Where the provision of cycle parking facilities is intended for use by the staff of that particular development, cycle stands should be covered and located within the curtilage of the development to ensure security and supervision. Cycle stands for use by visitors should be located to maximise convenience to the entrance of buildings, and positioned so as to ensure safety, security and supervision. The cycle parking standards set out in Table 13.6 shall apply, and cycle parking provision should be in accordance with the ‘National Cycle Manual’, (NTA, 2011). Along with cycle parking, sufficient shower and changing facilities should be made available in larger commercial developments/places of employment. The following standards shall apply: Office developments: ● 250– 500 m2 1 no. shower ● 500 to 1,000 m2 2 no. showers ● 1 no. shower per additional 1,000 m2 thereafter. Non-office development: ● 1 no. shower for the first 5 no. cycle parking spaces and 1 no. shower per 10 no. cycle parking spaces thereafter, unless otherwise agreed with the Planning Authority. Changing/drying areas, toilets and lockers should be provided in association with shower facilities. The Planning Authority will allow a degree of flexibility in town centre locations, where sites may be constrained. Where cycle parking would be better provided at communal, strategic locations around the town centre, a financial contribution in lieu of cycle parking may be considered. The Council may also request the provision of public cycle parking facilities, where possible at existing transport nodes, public buildings, retail centres and other locations not specified below. LEITRIM COUNTY DEVELOPMENT PLAN 2023-2029 – VOLUME I374 13 Development Management Standards
- Table 13.6: Car (max) and Cycle (min) Parking Standards Land Use Car Spaces (max) Cycle Spaces (min) Dwelling House 2 per unit 1 per unit Apartment/Flat 1.5 per unit 1 per bedroom/ studio Hotels, B&B, Guesthouse, Hostel 1 per bedroom 1 per 20 beds Hostel 1 per bedroom or 1 per 10 bed dormitories 1 per 10 beds Food Retail 1 per 20m² GFA 1 per 75m² Non-Food Retail 6 per 100m² GFA 1 per 100m² Retail Warehousing 1 per 35m² of net retail floorspace 1 per 500m² Banks and Financial Institutions 1 per 20m² GFA 1 per 50m² Conference Centre 1 per 25m² 1 per 20 seats Cash and Carry 1 per 100m² 1 per 150m² Warehousing 1 per 100m² 1 per 500m² Bars, Function Rooms, lounges 1 per 10m² 1 per 75m² Restaurants 1 per 20m² GFA 1 per 75m² Café 1 per 10m² dining area 1 per 50m² Takeaway 1 per 18m² GFA Nil Garages/Service Stations Retail Areas within Service Stations 1 per fuel pump plus 1 per 10m² of net retail floor area 1 per 50m² Car Showrooms 1 per 50m² GFA Nil Garden Centres/Factory Outlets 2 per 100m² GFA 1 per 150m² Cinema 1 space per 10 seats 1 per 20 seats Offices (Town Centre) 1 per 25m² of GFA 1 per 5 employees Offices (Bus Park/other) 1 per 20m² of GFA 1 per 10 employees Industry 1 per 60m² of GFA and operational car parking to be determined by the Planning Authority 1 per 500m² LEITRIM COUNTY DEVELOPMENT PLAN 2023-2029 – VOLUME I 375 13 Development Management Standards
- 13.16.8 Set-Down Requirements and Car- Parking Bay Sizes In addition to car parking standards, sufficient space will be required within the curtilage of a site for all service vehicles involved in the operation of the business or building. Set down areas and/or bus circulation areas may also be required depending on the nature of the proposed development. The minimum size for a car parking space shall be 2.5 m x 5 m with circulation aisles of minimum 6 m in width. In cases where the car parking is parallel to a kerb the space requirement will be 6 m x 2.5 m. Parking bay widths for disabled persons will be a minimum of 3 m in width. Loading bays shall be a minimum 3 m x 6 m for small vans and 15 m x 3 m for HGVs. 13.16.9 Parking for the Disabled In accordance with the document Building for Everyone as published by the National Disabilities Authority the following number of disabled parking bays will be required for all buildings to which the public have access: ● 1 no. space for the first 25 no. standard car parking spaces being provided. ● A minimum of 3 no. spaces where up to 50 no. spaces are being provided. ● A minimum of 5 no. spaces where between 50-100 no. spaces are being provided. 13.16.10 EV Charging Points All developments should provide facilities for the charging of battery-operated cars at a rate of up to 20% of the total car parking spaces. The remainder of the parking spaces should be constructed (wiring and ducting provided) so as to be capable of accommodating future charging points, as required. New residential development should accommodate at least one car parking space equipped with two EV charging points for every ten no. car parking spaces being provided for the associated development. The remainder of the car parking spaces should be constructed so as to be capable of accommodating future charging points, as required. EV charging spaces should be clearly demarcated with appropriate signage. 376 LEITRIM COUNTY DEVELOPMENT PLAN 2023-2029 – VOLUME I 13 Development Management Standards
- 13.17 Infrastructure, Flooding and Environmental Management 13.17.1 Piped Water Supply and Wastewater Collection All new developments will be required to utilise and connect to the piped water and wastewater network, operated by Irish Water, where practicable. Applicants who require a new or modified connection to the piped water supply or wastewater collection infrastructure must liaise with Irish Water. Where the applicant has concerns about the feasibility of connecting to the available network, they should make a pre-connection enquiry to Irish Water in order to establish the feasibility of a connection in advance of seeking planning permission. Development will only be permitted in instances where Irish Water confirm sufficient capacity is available or can be made available for appropriate collection, treatment and disposal of wastewater (in compliance with the Water Framework Directive and River Basin Management Plan). Developments connecting to Irish Water networks shall comply with Irish Water standard details and codes of practice. 13.17.2 Group Water Schemes and Private Wells The provision of a safe and reliable water supply is a requirement of most forms of development. If the water is supplied by a Group Water Scheme, any planning application must be accompanied by a letter of consent to connection from the secretary of the scheme and in certain circumstances, the developer may be required to extend the existing water main to the site. Private bored wells used as a source of water supply to single dwellings are the responsibility of the householder. Such wells are not regulated under the European Communities (Drinking Water) Regulations, 2014. The Council and Irish Water have no regulatory function in this regard. 13.17.3 Domestic and Commercial Wastewater Treatment For domestic dwellings, site assessment and the design of wastewater treatment systems and percolation areas shall conform with the ‘Code of Practice for Domestic Waste Water Treatment Systems (Population Equivalent < 10)’ (EPA, 2021). Commercial Wastewater Treatment systems, where deemed appropriate, must comply with the requirements of the ‘Code of Practice Wastewater Treatment Manuals – Treatment Systems for Small Communities, Business, Leisure Centres and Hotels’ (EPA, 1999). A detailed site investigation report, to include percolation and water table tests certified by a qualified person, should be provided with the planning application. 13.17.4 Sustainable Urban Drainage Systems (SuDS) All new developments (including amendments/ extensions to existing developments) will be required to incorporate ‘Sustainable Urban Drainage Systems’ (SuDS) as part of the development/design proposals, where feasible. SuDS are effective technologies, which aim to reduce flood risk, improve water quality and enhance biodiversity and amenity. The systems should aim to mimic the natural drainage of the application site to minimise the effect of a development on flooding and pollution of existing waterways. SuDS include devices such as swales, permeable pavements, filter drains, storage ponds, constructed wetlands, soakways and green roofs. In some exceptional cases, and at the discretion of the Council, where it is demonstrated that SuDS devices are not feasible, approval may be given to install underground attenuation tanks or enlarged pipes in conjunction with other devices. Such alternative measures will only be considered as a last resort. Proposals for surface water attenuation systems should include maintenance proposals and procedures and demonstrate that the rate of discharge equates to the pre development greenfield run off rate. LEITRIM COUNTY DEVELOPMENT PLAN 2023-2029 – VOLUME I 377 13 Development Management Standards
- Development proposals will be required to be accompanied by a comprehensive SuDS assessment that addresses run-off rate, run-off quality and its impact on the existing habitat and water quality. This approach using SuDS offers a total solution to rainwater management and is applicable in both urban and rural situations. Current best practice guidance on SuDS is available from the Guidance Documents produced by the Greater Dublin Strategic Drainage Study (GDSDS). 13.17.5 Flood Management The issue of flood risk management has been dealt with comprehensively in Section 9.9, Flood Risk Management in Chapter 9 (Infrastructure and Energy) and in Section 6.10.4 Constrained Land Use in Chapter 6 (Urban Settlements). Where developments/land uses are proposed that are considered inappropriate to the Flood Zone, then a Development Management Justification Test and site-specific Flood Risk Assessment will be required in accordance with ‘The Planning System and Flood Risk Management Guidelines’ 2009 (and as updated). The Planning Authority shall have regard to the ‘The Planning System and Flood Risk Management Guidelines’ 2009 and the ‘Strategic Flood Risk Assessment for the Leitrim County Development Plan 2023-2029’ in its assessment of any relevant planning application. 13.17.6 Construction and Demolition Waste Where significant construction and demolition waste is envisaged arising from a proposed development, the Council will seek the submission of a Waste Management Plan for the construction phase of the development for the written agreement of the Council. The Waste Management Plan shall be prepared in compliance with the ‘Best Practice Guidelines on the Preparation of Waste Management Plans for Construction & Demolition Projects’ (DoEHLG, 2006). All waste materials generated during both the construction and operational phases of development must only be collected by appropriately licensed waste contractors and disposed of in licensed waste facilities. A Construction and Demolition Waste Management Plan shall be required as part of any planning application in excess of the following thresholds: ● New residential development of 10 no. houses or more ● Developments including institutional, educational, health and other public facilities, with an aggregate floor area in excess of 1,250m² ● Demolition/renovation/refurbishment projects generating in excess of 100m³ in volume, of Construction and Demolition waste, and ● Civil engineering projects producing in excess of 500m³ of waste, excluding waste materials used for development works on the site. A Construction and Demolition Waste Management Plan, as a minimum, should include provision for the management of all construction and demolition waste arising on site, and make provision for the reuse of said material and/or the recovery or disposal of this waste to authorised facilities by authorised collectors. Where appropriate, excavated material from development sites should be reused on the subject site. LEITRIM COUNTY DEVELOPMENT PLAN 2023-2029 – VOLUME I378 13 Development Management Standards
- 13.17.7 Waste Disposal and Recovery In assessing development proposals for, or including, waste recovery/disposal facilities, the Planning Authority will have regard to the provisions of the Connacht-Ulster Region Waste Management Plan 2015-2021 (and replacement Plan), planning legislation, the County Development Plan policies as set out in Chapter 9 and other relevant planning documents. Larger proposals for waste recovery/disposal facilities are considered by An Bord Pleanála through the Strategic Infrastructure Development (SID) process. The Planning Authority will contribute to the SID process on relevant proposals. Planning applications for waste related facilities will be assessed with regard to: ● The sensitivity of the site: Facilities impacting upon Special Areas of Conservation (SACs), Special Protection Areas (SPAs), Natural Heritage Areas (NHAs), areas protected for landscape character, visual amenity, geology, heritage or cultural value, or areas at risk of flooding, will not be permitted. ● Nature of Operation and Materials: The Council will consider the type, source and volume of waste material to be processed and its method of processing, including hours of operation and duration of permission sought. ● Traffic and Transport: A Traffic and Transportation Assessment will be required to be submitted in most cases. All proposals shall indicate details of road access, sightlines/ visibility, vehicle turning manoeuvres, parking areas, pull-in areas, the number and types of vehicles which will frequent the site, the carrying loads of vehicles and proposed haul routes. ● Surface Water Drainage: A Sustainable Drainage system will be applied to proposed developments, and proposals shall have regard to the requirements of the EU Water Framework Directive and associated River Basin Management Plan. ● Emissions: Details of potential noise, fumes, odours, dust, grit, vibration and lighting, along with controls and monitoring of same, will be required. ● Landscaping and Restoration Proposals: Boundary treatments, screening proposals and remediation measures, including a timeframe for implementation, shall be required. ● Impact on Residential Amenity: The Council will consider the proximity to residences and the impact on same (including through the considerations of traffic, emissions, etc. outlined above). ● Environmental Impact Assessment: Proposals shall be screened for the requirements of mandatory and sub-threshold Environmental Impact Assessment. An Environmental Impact Assessment Report shall be submitted as required. ● Appropriate Assessment: All developments will be screened for the need to undertake Appropriate Assessment. Development will not be permitted in the absence of the submission of a statement of screening, or a Stage 2 Appropriate Assessment if required. 13.17.8 Bring Banks and Recycling Facilities Bring bank facilities will generally be required in conjunction with significant new commercial developments or extensions to same, and in conjunction with large scale residential and mixed use developments. Bring bank facilities should include receptacles for glass, cans and textiles and, where practicable, receptacles for paper, cardboard, plastics, batteries, light bulbs and certain waste oils. All applications for bring bank facilities will be assessed on a case by case basis having regard to the following: ● Proximity to residential areas. ● The provision of an area of at least 10 m by 4 m. ● Truck access and clearance heights. ● A hard standing area and safe pedestrian walkway. ● A vehicle set down area only with no permanent parking provision. ● Suitable lighting and CCTV monitoring. ● Noise mitigation, screening and/or landscaping as considered necessary by the Council. LEITRIM COUNTY DEVELOPMENT PLAN 2023-2029 – VOLUME I 379 13 Development Management Standards
- 13.18 Rural Development 13.18.1 Agriculture Buildings and Structures Agricultural buildings, structures and associated works (walls, fences, gates, entrances, yards, etc.) should relate to the landscape and be sympathetic to their surroundings in scale, materials and finishes. Traditionally this was achieved by having the roof darker than the walls. The grouping of agricultural buildings is encouraged in order to reduce their overall impact in the interests of amenity. In the construction and layout of agricultural buildings, the Council will require: ● That buildings are sited appropriately in order to minimise obtrusion on the landscape. The Council will generally seek to cluster agricultural buildings and structures together to assimilate effectively into the landscape and will encourage the reuse of any redundant farm buildings where viable ● Use of dark coloured cladding (dark browns, greys, greens and reds) ● Satisfactory treatment of effluents, including yard run-off within the confines of the site ● Compliance with the European Union (Good Agricultural Practice for Protection of Waters) (Amendment) Regulations 2014, and ● Traffic safety considerations. In the case of new farm enterprises, a clear evidence base must be provided which demonstrates the need for the proposal and details of how any buildings proposed form part of a comprehensive business plan for the farm holding supported by Teagasc. The re-use of redundant farm buildings for small-scale rural enterprise will be considered where: ● The building was previously in agricultural use for a reasonable period ● It is no longer required for agricultural purposes, and ● The use proposed can be largely contained within the existing building. 13.18.2 Extractive Industries The Planning Authority will not facilitate the development of the extractive industry and permit such workings unless it has been shown that the following criteria can be met; having taken into account the reduced demand for aggregates that will come about through improved recycling of construction and demolition waste: ● The environment and the landscape will be safeguarded to the greatest possible extent during all life cycle stages of the process, ● Such operations have good access to, or are within reasonable distance of, the national or regional road network and do not adversely affect the residential or tourism amenity of the area, ● Satisfactory provision will be made for a beneficial after use of the land that does not conflict with other planning objectives for the area, ● The working, landscaping, restoration and after care of the site will be carried out to the highest standards in accordance with the approved scheme. LEITRIM COUNTY DEVELOPMENT PLAN 2023-2029 – VOLUME I380 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.