Development plan · Longford County Council
Longford County Development Plan 2021–2027
The council's development plan written statement: its strategy, policies, objectives and development standards.
Longford County Council · 2021–2027 · 486 pages
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- Development Management Standards CHAPTER 16 Granard Knights and Conquest visitor centre and museum
- 412 16.1 Introduction It is intended that these development standards will provide guidance and assistance to those who seek permission for development and support and inform the implementation of County Policy Objectives. It is an obligation of the Council to ensure that planning permissions granted under the Planning Acts are consistent with the policies and objectives set out in the County Development Plan, and the proper planning and sustainable development of the area. 16.2 Statutory Context 16.2.1 Planning and Development Act 2000 (as amended), and Planning and Development Regulations, 2001, (as amended). Section 34 of the Planning and Development Act 2000, as amended, sets out the process to be followed when seeking planning permission for the development of land. Section 28 of the Planning and Development Act 2000, as amended, provides that guidelines can be issued at any time by the Minister to Planning Authorities regarding any of their functions under the Act and Planning Authorities are required to comply with any guidelines issued under Section 28 in the performance of their functions. Planning Authorities are required to have regard to Ministerial guidelines when assessing planning applications. 16.2.2 Environmental Assessments Specific assessments may be required to enable the Planning Authority to make a comprehensive assessment and determination in respect of a planning proposal having regard to legislative requirements and/or to ensure compliance with the Development Plan. 16.2.3 Appropriate Assessments (AA) In relation to all plans, or projects including the Council’s own development proposals under Part 8 of the Planning and Development Regulations 2001 (as amended). In accordance with Article 6(3) of the EU Habitats Directive (1992), there is a requirement placed on the competent authority (the Planning Authority) to consider and determine the possible nature conservation implications of any plan or project (and also the in-combination impacts with other plans and projects) on the Natura 2000 network of European sites before any decision is made to allow that plan or project to proceed. A proposed development will only be approved where it can be determined by the competent authority (the Planning Authority) that, based on best scientific evidence, the project or plan proposed will not give rise to significant adverse direct, indirect or secondary effects on the integrity of any European site(s) (Natura 2000 site), either individually or in combination with other plans or projects. If the Screening for Appropriate Assessment process considers that Appropriate Assessment is required, the applicant will be required to prepare a Natural Impact Statement (Stage 2 Appropriate Assessment) for the development proposed. 16.2.4 Environmental Impact Assessment Report (EIAR) Environmental Impact Assessment Report (EIAR) is the process of examining the potential effects of a proposed development on the receiving environment. Schedule 5 of the Planning and Development Regulations 2001 (as amended) lists the mandatory development thresholds where an Environmental Impact Assessment Report (EIAR) is required in respect of applications for specified classes. In the case of sub-threshold projects, the Council may request by notice in writing a discretionary EIAR, where it considers that the project proposed would be likely to have significant effects on the environment. 16.2.5 Other Assessments For certain developments due to the site location and or the type of development additional other assessments may be required as part of planning proposals, in certain instances, which include but are not limited to the following: ■ Flood Risk Assessment ■ Traffic and Transport Assessment (TTA) & Road Safety Audits (RSA) ■ Architectural Assessment ■ Archaeological Assessment ■ Landscape Appraisal and Visual Assessment ■ Ecological/Biodiversity Assessment. ■ Infrastructure Assessments, particularly for larger type residential developments over 50 units.Longford County Council 412
- 16.3 Pre-planning Consultations Pre-planning consultations are facilitated and encouraged by the Planning Authority prior to the making of a formal planning application in accordance with Section 247 of the Planning and Development Act 2000 (as amended). 16.4 General Development Management Standards 16.4.1 Climate Change and Sustainable Buildings Sustainable design elements are essential and should be considered at the initial design stage of the design process. These elements will influence and help determine the layout, siting and the orientation of building(s), height, form, materials, density and overall functionality as well as the aesthetics of the proposed development. Energy efficient buildings minimise the consumption of non-renewable resources and waste and can help to create healthy and comfortable buildings and places. New development (new build, extensions and re-purposing of buildings) should employ highquality sustainable design measures that help to mitigate and adapt to seasonal and climate change. All new development proposals will be required to include measures that incorporate sustainable building practices, achieve the highest energy efficiency BER Ratings for all new builds and renovations and incorporate the provision of electric vehicle (EV) charging points. The Council encourage and require that all new development proposals be designed in accordance with the standards outlined in the ‘National Disability Authority - Building for Everyone; A Universal Design Approach 2012’ and Technical Guidance Technical Guidance Document M - Access and Use of the Building Regulations 2010 Document M - Access and Use of the Building Regulations 2010 or any subsequent update. Drumlish townCounty Development Plan 2021–2027 413
- DMS 16.1 DMS 16.2 DMS 16.3 DMS 16.4 Development Management Standards – Climate Change and Sustainable Buildings The Council in assessing development proposals will consider the following criteria: Encourage renewable development proposals which contribute positively to reducing energy consumption and carbon footprint. Assess applications for development, having consideration to relevant national and regional guidelines and criteria in respect of sustainable building practices and renewable energy that serve to reduce energy demand, reduce greenhouse gas emissions and address the necessity of adaptation to climate change. Require that all new development proposals seek to deliver low energy buildings and the highest energy efficiency BER ratings including: a) Design measures which minimise energy use, including by passive solar design, energyefficient building design and emission reduction measures; b) Design measures which promote renewable and low carbon energy; c) Is designed for flexible use throughout its lifetime; d) Promote the use of green roofs and natural ventilation; e) Promote the use of permeable surfaces to decrease runoff rates; f) Institute grey-water recycling schemes to decrease abstraction of potable surface water resources, thus reducing water stress during periods of low rainfall; g) Maximise water conservation; h) Avoids internal overheating and excessive heat generation; i) Supplies energy efficiently and incorporates decentralised energy systems such as District Heating and uses renewable energy where feasible; j) Procures materials sustainably using local suppliers wherever possible ensuring designs make the most of natural systems both within and around the building; k) Manages flood risk, including through sustainable drainage systems (SUDS) and flood resilient design for infrastructure and property; l) Enhance flood resilience of buildings, e.g., elevated work surfaces and storage facilities, raised sockets and electrical infrastructure, enhanced flood boards; m) Ensures developments are comfortable and secure for users; n) Conserves and enhances the natural environment, particularly in relation to biodiversity, and enables easy access to open spaces; o) Avoids the creation of adverse local climatic conditions; p) Reduces air and water pollution; q) Promotes sustainable waste behaviour in new and existing developments. All new development proposals shall be designed in accordance with the standards outlined in the ‘National Disability Authority - Building for Everyone; A Universal Design Approach 2012’ and Technical Guidance Technical Guidance Document M - Access and Use of the Building Regulations 2010 Document M - Access and Use of the Building Regulations 2010, or any subsequent update.Longford County Council 414
- 16.4.2 Urban Design All development proposals should present high quality and considered design solutions employing best practice standards. Design of development must demonstrate compliance with relevant National, Regional and Local planning policy while promoting best practice in architectural design. DMS 16.5 DMS 16.6 DMS 16.7 DMS 16.8 DMS 16.9 Development Management Standards – Urban Design The Council in assessing development proposals will consider the following criteria: Require all developments to adequately address the 12 no. best practice principles as indicated in the Urban Design of the Sustainable Residential Development in Urban Areas, Guidelines for Planning Authorities (DoECLG, 2009) and to comply with the provisions and application of the Design Manual for Urban Roads and Streets (DMURS) for new development. All developments should include the following: a) Building design which minimises resource consumption, reduces waste, water and energy use shall be incorporated where possible, in all new and renovated developments. b) Building design shall maximise natural ventilation, solar gain and daylight, where possible, all new and renovated developments. c) SuDS measures are required to form part of the design of all developments. d) The Council will seek to encourage the implementation of best practice standards with regard to access in both indoor and outdoor environments. Require a detailed Design Statement to be submitted in respect of residential schemes comprising 10 or more units, large scale developments over 350sqm (e.g., commercial, business & enterprise buildings, office, retail, educational facilities etc) and any other development proposed on key strategic or sensitive sites within the urban areas, as determined by the Planning Authority. The Design Statement shall: a) Describe the design concept; b) Clearly demonstrate how the urban design criteria have been taken into account when designing schemes in urban area, as per the ‘Urban Design Manual - A Best Practice Guide’; c) Clearly demonstrate how the development will comply with the provisions and application of the Design Manual for Urban Roads and Streets (DMURS) for new development; d) Set out how the development meets the relevant Development Plan Objectives, Local Area Plan, Masterplan, Public Realm Strategy etc..; e) Provide site photographs; f) Provide an open space/landscape strategy which identifies any areas of ecological interest and sets out proposals for same; g) Set out how energy efficiency measures have been incorporated into the project design process. Apply flexibility in the application of development standards with the consideration of performance-based criteria appropriate to general location, which will provide high-quality design outcomes, where appropriate. Enhance the visual amenity of existing town and village centres, minimising unnecessary clutters, and provide guidance on public realm design including wirescapes, shopfront design, street furniture and signage.County Development Plan 2021–2027 415
- 16.4.3 Shopfronts Shop fronts make a significant contribution to the visual amenities of a settlement and many have strong heritage value which should be preserved. Traditional shop front designs and nameplates over shop windows should, where possible, be preserved and in these situations, regard should be had to Architectural Heritage Protection - Guidelines for Planning Authorities (DOEHLG 2005). Contemporary shop fronts shall be designed to traditional principles of scale, proportion and detailing of the existing streetscape. DMS 16.10 DMS 16.11 DMS 16.12 DMS 16.13 DMS 16.14 DMS 16.15 DMS 16.16 Development Management Standards – Shopfronts The Council in assessing development proposals will consider the following criteria: Adheres to the principles as set out in the Design Guidance: Shopfronts found within Annex 8 of the Development Plan. Traditional shop front designs and name plates over shop windows should, if at all possible, be retained and preserved. The design of new shopfronts should relate primarily to the architectural characteristics of the buildings of which they form part. Shopfronts should also reflect the scale and proportion of the streetscape. Where new or replacement shopfronts are proposed, the use of traditional materials will be favoured. The excessive use of illuminated plastic or neon signs is not considered appropriate. The choice of materials shall compliment the character of the building and integrate with the overall visual unity of the street scheme. Generally, individually mounted lettering or hand painted lettering is required, with letter design which shall be simple and legible. The use of roll-down or external type security screens will generally not be encouraged in town centre areas. Where the provision of screens is considered imperative, the use of perforated external and back lit screens or translucent internal screens will be considered.Longford County Council 416
- 16.4.4 Residential Development 16.4.4.1 Residential Density In general, the number of units to be provided on a site should be determined with reference to the Guidelines for Planning Authorities on ‘Sustainable Residential Development in Urban Areas’ (2009) or any update thereof. The concept of 15-20 min walkable communities will be sought and created and accordingly higher residential densities will be encouraged within walking distance of town centres and public transport infrastructure. There may be instances where specified densities cannot be achieved due to specific circumstances such as site constraints; however, all developments should strive to achieve the prescribed density. DMS 16.17 DMS 16.18 DMS 16.19 Development Management Standards – Residential Density The Council in assessing development proposals will consider the following criteria: Encourage a density of 35-40 units/ha in Longford town centre as identified in Chapter 4: Core, Settlement and Housing Strategies of this Plan table 4.14. Encourage a density of 25 units/ha in the Self-Sustaining Growth Town (Granard) and Self- Sustaining Towns (Edgeworthstown, Ballymahon and Lanesborough) identified in Chapter 4: Core, Settlement and Housing Strategies of this Plan (table 4.14). Encourage densities: ■ In the other towns and villages listed Aughnacliffe, Ballinalee, Drumlish, Keenagh, Legan and Newtownforbes encourage a density of 20 units/ha. ■ In the serviced rural villages Abbeyshrule, Ardagh, Ballinamuck, Clondra encourage a density of 15 units/ha. ■ In rural settlement clusters and open countryside development should take cognisance of the prevailing scale, pattern of development and services availability. ■ Refer to Chapter 4: Core, Settlement and Housing Strategies of this Plan (table 4.14). 16.4.4.2 Building Height In general, heights should respect the local streetscape. However, in towns, varied building heights are supported across residential, mixed use and town centre areas to support consolidation and to create a sense of place, urban legibility and visual diversity. DMS 16.20 DMS 16.21 Development Management Standards – Building Heights The Council in assessing development proposals will consider the following criteria: Development proposals that include building heights that are greater than the prevailing building height in the area should be supported by a strong urban design rationale (as part of a Design Statement) and in accordance accord with the principles of Urban Development and Building Heights Guidelines for Planning Authorities (2018), or any future amendments or updates of the same. The appropriate maximum or minimum height of any building will be determined by compliance with Urban Development and Building Heights Guidelines for Planning Authorities (2018), or any future amendments or updates of the same, and: ■ The prevailing building height in the surrounding area. ■ The proximity of existing housing. ■ The formation of a cohesive streetscape pattern, including height and scale of proposed development relative to width of street or area of open space. ■ The impact on any Protected Structures, Architectural Conservation Areas and/or other sensitive sites.County Development Plan 2021–2027 417
- 16.4.4.3 Site coverage Site coverage standards seek to avoid adverse effects of over-development particularly in our established towns and urban areas. Applying site coverage standards can help to safeguard sunlight and daylight within or adjoining a proposed layout of buildings. Site coverage relates to the percentage of the development site covered by buildings and structures (excluding the public roads and footpaths) and is calculated by dividing the total area of ground covered by buildings by the total ground area within the site. DMS 16.22 DMS 16.23 Development Management Standards – Site Coverage The Council in assessing development proposals will consider the following criteria: Site coverage will apply as follows: Residential Developments 50% Retail Developments 60% Industrial and Commercial Developments 75% Town Centre Zones 80% Redevelopment existing sites – due regard will be had and taken of the existing and established site coverage Site coverage shall generally not exceed 80%. Higher site coverage may be permissible in certain limited circumstances such as adjacent to public transport corridors; to facilitate areas identified for regeneration purposes; and in specific areas where an appropriate mix of both residential and commercial uses is proposed. 16.4.4.4 Plot Ratio Plot ratio is calculated as the gross building(s) floor area divided by the gross site area. The gross floor area is the sum of all floor space within the external walls of the buildings, excluding basement, plant, tank rooms and above level car parking areas with the gross site area constituting all land within the curtilage of the site. DMS 16.24 Development Management Standards – Plot Ratio The Council in assessing development proposals will consider the following criteria: Individual development proposals will be assessed on performancebased criteria dependent on location and individual site characteristics in accordance with the provisions of national policy NPF NPO 13. DMS 16.25 Development Management Standards – Private Open Space The Council in assessing development proposals will consider the following criteria: Minimum Private Open Space Requirements for Dwelling Houses shall be as follows: Unit Type (House) Open Space Floor Area One Bedroom 48m2 Two Bedroom unit 55m2 Three Bedroom unit 60m2 Four Bedroom or more 75m2 16.4.4.5 Private Open Space New residential development should achieve the following minimum private open space requirements:Longford County Council 418
- 16.4.4.6 Public Open Space The provision of accessible open space is a key part of the provision of high-quality green infrastructure for communities. Public open space must be carefully designed as an integral part of the layout of all residential schemes / mixed schemes and should be addressed at the initial design stages. DMS 16.26 DMS 16.27 DMS 16.28 DMS 16.29 DMS 16.30 DMS 16.31 Development Management Standards – Private Open Space The Council in assessing development proposals will consider the following criteria: In greenfield sites, the minimum area of open space that is acceptable within the site is 15% of the total site area. A relaxation of these standards may be considered where the overall density of a proposal is <8 dwellings per hectare, as the provision of space within the curtilages of the dwellings above the minimum required may be taken into account. Public open space should be innovative in its design approach and designed to be functionally accessible to the maximum number of dwellings within the residential area. Public open space should be overlooked by as many dwellings as possible. Natural features, e.g., trees, hedgerows and wetland sites, should be retained, protected and incorporated into public open space areas. On large sites, areas should be identified for a hierarchy of uses, e.g., more casual ‘pocket parks’ for smaller children to play, informal kick about areas, areas for passive amenity, etc. 16.4.4.7 Overlooking DMS 16.32 DMS 16.33 DMS 16.34 DMS 16.35 DMS 16.36 Development Management Standards – Overlooking The Council in assessing development proposals will consider the following criteria: A minimum distance of 22 metres of separation between directly opposing rear windows at first floor in the case of detached, semi-detached, terraced units shall generally be observed. A separation distance of 35 metres will normally be required in the case of overlooking living room windows and balconies at upper floors. Reductions in this value may be considered for single storey residential units or innovative schemes where it can be demonstrated that adequate levels of privacy, natural lighting and sunlight can be achieved. Any window proposed at ground floor level should not be less than 1m from the boundary it faces. Adequate separation distances will be required for buildings overlooking school playgrounds or other sensitive uses. These will be determined at planning application stage. Innovative design solutions to avoid undue overlooking will be encouraged.County Development Plan 2021–2027 419
- 16.4.4.8 Overshadowing 16.4.4.9 Design and Layout New residential developments should deliver high quality architectural design, layout and mix. DMS 16.40 DMS 16.41 DMS 16.42 DMS 16.43 DMS 16.44 DMS 16.45 Development Management Standards - Design and Layout The Council in assessing development proposals will consider the following criteria: Residential schemes to provide a range of dwelling sizes and typologies to accommodate emerging demographic trends in line with the County’s Housing Strategy and Housing Needs Demand Assessment or other evidence supported methodology. Proposals for residential schemes which are proposed on infill or smaller sites should demonstrate the ability of the proposal to provide a mix of dwelling types within the locality as opposed to within the scheme itself. Planning proposals for housing schemes are required to present a considered design approach to tailor the scale, design, layout and density of housing in responding to the individual character of the respective town or village. Housing developments should achieve the minimum floor areas and storage requirements as follows: Unit Type (House) Floor Area Internal Storage Area One Bedroom 55m2 3m2 Two Bedroom unit 85m2 6m2 Three Bedroom unit 100m2 9m2 Four Bedroom or more 110m2 10m2 Incorporation of measures to ensure sustainable design such as rainwater harvesting, green roofs and walls etc. Where new developments are proposed adjacent to existing and established neighbourhoods, the design, layout and housing mix should be designed in such a way to enable positive integration, both physically and socially towards building strong integrated communities and social cohesion. DMS 16.37 DMS 16.38 DMS 16.39 Development Management Standards – Overshadowing The Council in assessing development proposals will consider the following criteria: Require daylight and shadow projection diagrams to be submitted in all proposals where buildings of a significant height are involved or where new buildings are located very close to adjoining buildings. This will provide an element of control in situations where overlooking occurs. Daylight and sunlight levels should, generally, be in accordance with the recommendations of Site Layout Planning for Daylight and Sunlight: A Guide to Good Practice (B.R.209, 2011), and any updates thereof. New residential development should be designed to maximise the use of natural daylight and sunlight. Innovative building design and layout that demonstrates a high level of energy conservation, energy efficiency and use of renewable energy sources will be encouraged.Longford County Council 420
Source Longford County Council: Longford County Development Plan 2021–2027 (2021–2027) · 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.