Longford County Development Plan 2021–2027

1. Page 441

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   DMS 16.46 DMS 16.47 DMS 16.48 DMS 16.49 DMS 16.50 DMS 16.51 DMS 16.52 DMS 16.53 DMS 16.54 DMS 16.55 DMS 16.56 Dual aspect shall be incorporated into all dwelling units. Adequate provision shall be made for the storage and collection of waste materials. Each house shall have adequate screened storage for at least 3 number ‘wheelie’ bins. Terraced / townhouse schemes shall include appropriate design measures for refuse bins, details of which should be clearly shown at planning application stage. Bins should not be situated immediately adjacent to the front door or ground floor window, unless adequate screened alcoves or other such mitigation measures are provided. Innovative design solutions shall be required in this regard. Terraced / townhouse schemes shall include appropriate design measures for bicycle storage, details of which should be clearly shown at planning application stage. Storage should be provided through one of the following: (a) Incorporation of a utility/storeroom accessed from close to the front of the house. (b) Provision of access to the rear of houses. (c) Provision of sheltered parking at a public space. Require all new residential developments of 10 or more dwellings to provide an adequately sized and conveniently accessible estate store for estate management and maintenance use. Such structure shall be weather tight, lockable, well lit, and constructed in a manner in keeping with the estate design and layout. Special consideration should be given to boundary treatments particularly where these adjoin existing dwellings. Boundaries between the rear of existing and proposed dwellings shall be a minimum of 1.8m high and shall be constructed as capped, rendered concrete block or brick walls, to ensure privacy, security and permanency High quality boundary treatments are generally required to enclose private open space. A 1.8m – 2m high wall of solid block, capped and plastered on both sides, is generally acceptable. The Council will consider alternative boundary treatments on their merits. All boundaries shall be of high-quality solid construction with no gaps. Post and wire or timber post and panel fencing is not permitted. Require the provision of walls at a minimum of 1.8 metres high capped, rendered concrete block or brick walls where residential sites abut public open spaces. Require that all proposals for residential development demonstrate compliance with the Sustainable Residential Development in Urban Areas (Cities, Towns & Villages), the Urban Design Manual-A Best Practice Guide, 2009, and the ‘Urban Development and Buildings Heights Guidelines for the Planning Authorities (2018), or any updates thereof. Design that maximises access to natural daylight and minimises overshowing and loss of light. Delivery of high quality accessible open space, public realm and landscaping.County Development Plan 2021–2027 421

2. Page 442

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   16.4.4.10 Apartments The provision of apartment schemes shall only be considered in appropriate locations, at a suitable scale and extent. Primarily this will be in town centre locations and proximate to public transport and in the settlements as listed in the settlement hierarchy. Proposals for new apartment schemes should be designed in line with design criteria as set out in the 2018 Ministerial Guidelines - Sustainable Urban Housing: Design Standards for New Apartments – Guidelines for Planning Authorities (or any subsequent update). DMS 16.57 DMS 16.58 DMS 16.59 DMS 16.60 DMS 16.61 Development Management Standards – Apartments The Council in assessing development proposals will consider the following criteria: a) Large-scale apartment complexes shall be discouraged and shall only be considered in exceptional circumstances, to include: i) Residential accommodation above commercial properties - ‘over the shop’ ii) Contributing to the improved continuity of existing streetscapes iii) Opening up of town centre backland sites. b) Small-scale apartment developments shall be assessed on a case-by case basis. A detailed design statement is required to be submitted with any development containing multiple apartments and/or duplex units, including private and communal amenity space, as per the minimum apartment design standards requirements detailed in the Urban Development and Building Heights Guidelines for Planning Authorities (2018) SPPR3. Minimum Apartment Floor Areas Floor Area Private Open space Studio apartment (1 person) 37sq.m 4sq.m 1-bedroom apartment (2 persons) 45sq.m 5sq.m 2-bedroom apartment (4 persons) 73sq.m 7sq.m 3-bedroom apartment (5 persons) 90sq.m 9sq.m Applications for apartment schemes shall be accompanied by a schedule of accommodation setting out the: Proposals for apartment development will be assessed with due attention to: Require the provision of ‘own door’ private access from street level for all new build residential development. a) Appropriate mix to cater for different household sizes; b) Floor areas and room widths; c) Aspect – dual aspect units are encouraged; d) Floor to ceiling height; e) Lift / stair core access; f) Storage provision (for general, refuse and bulky items); g) Private and communal amenity space; h) Communal facilities; i) Car, EV (Electric Vehicle) Charging Points and bicycle parking; and, j) Adaptability. a) number and types of apartments and for each unit: b) Unit floor area and how this compares to minimum standards; c) Amenity and storage areas; d) Aspect of each unit; e) Primary stair core and lift access point for the unit; f) Details of the long-term running and maintenance arrangements, and; g) Statement of housing and unit mix.Longford County Council 422

3. Page 443

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   DMS 16.65 16.4.4.11 Street Lighting and Public Utilities Well-designed schemes include a detailed lighting scheme to add vibrancy and improve safety and security. Where a residential development has not been taken in charge, the developer shall be responsible for the management and maintenance of the public lighting in the development. DMS 16.62 DMS 16.63 DMS 16.64 Development Management Standards – Street Lighting and Public Utilities The Council in assessing development proposals will consider the following criteria: The design of all new developments shall take into consideration the layout of the proposed public lighting column locations and the proposed landscape design. Trees or vegetation shall not be planted within 7 metres of a public light column. For all residential developments of 8 or more units to require a public lighting scheme to be submitted as part of the site layout avoiding dark corners and alleyways. All new lights shall be fitted with LED light sources. Preserve the amenity and visual character of an area, and in the interests of public safety all services including electricity, public lighting, broadband and television cables shall be provided underground in appropriate ducting in all new developments. 16.4.4.12 Refuse and Construction Waste Management All new residential schemes shall include appropriately sited and designed secure refuse storage areas, details of which shall be clearly shown in pre-application discussion and planning application documentation. Regard should be had to the number of individual bins required to serve each residential unit at design stage and the requirement for segregating waste for recycling and food waste, (Refer to Chapter 5: Transport, Infrastructure, Energy and Communications for specific policies). DMS 16.66 DMS 16.67 DMS 16.68 DMS 16.69 DMS 16.70 DMS 16.71 Development Management Standards – Refuse and Construction Waste Management The Council in assessing development proposals will consider the following criteria: In town centre locations all waste storage shall be appropriately sized and shall not be permitted on or between the public street and front façade of the development, nor visible or accessible by the general public. In residential schemes, appropriately sized bin storage areas must be provided to the front of terraced dwellings in locations which are easily accessible by the householder. These areas shall be well screened, and the design shall integrate with the dwelling. In apartment schemes, bin storage shall generally be on the ground floor level of development, be adequately ventilated, screened from public view and adjacent to the block it serves. Where appropriate, the bin storage area shall be a separate structure to the apartment building. Shared bin storage areas shall be located conveniently for residents and collection; service providers with appropriate security measures. All development proposals of five or more residential units shall include a Construction Environmental Management Plan (CEMP) with planning application documentation. Construction Environmental Management Plans (CEMP) shall focus on waste minimisation and optimise waste prevention, re-use and recycling opportunities in the absence of a Construction and Demolition Waste Management Plan (WMP). In the case of development which requires the removal of soil and stones, any removal requires the appropriate permits and disposal to authorised sites.County Development Plan 2021–2027 423

4. Page 444

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   16.4.5 Other Residential Developments 16.4.5.1 Upper Floors / ‘Living over the Shop’ The Department of Environment has brought in exemptions in relation to vacant commercial buildings being converted to residential use (applies until 31st December 2021). In this regard, a manual was launched by the Minister of State for Housing and Urban Development in 2019 entitled, ‘Bringing Back Homes’, to assist property owners, the public, local authorities and the construction industry to develop vacant buildings. DMS 16.72 DMS 16.73 DMS 16.74 DMS 16.75 Development Management Standards – Upper Floor Residential Use The Council in assessing development proposals will consider the following criteria: Encourage residential uses in existing under-utilised or vacant building stock as a mechanism to combat vacancy in town centres. Require a high level of residential amenity ensuring natural light in living rooms and bedrooms and minimum standards are met in relation to overall floor areas and storage space requirements as set down in the Sustainable Urban Housing: Design Standards for New Apartments (DoHPLG, 2018). Allow a reduction in open space and car parking standards for ‘living over the shop’ accommodation proposals in town centre locations, subject to protecting residential amenity, where considered appropriate by the Planning Authority. Require that a separate and distinctive point of entry with an identifiable address be provided. Mitigation measures to address possible sources of external noise should be provided. M. McCormack’s AbbeylaraLongford County Council 424

5. Page 445

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   16.4.5.2 Infill Sites in Urban Areas: Infill development relates to development located in gaps between existing buildings in built-up urban areas. The Council will support infill development on appropriate sites that make the most sustainable use of serviced land and existing urban infrastructure. 16.4.5.3 Backland Sites in Urban Areas Backland residential development relates to small scale development located to the rear of existing buildings in built-up areas. Innovative and contemporary design solutions may be considered. DMS 16.76 DMS 16.77 Development Management Standards – Infill Developments The Council in assessing development proposals will consider the following criteria: Proposals for infill development shall accord with the Sustainable Residential Development in Urban Areas- Guidelines for Planning Authorities (DEHLG, 2009) and the accompanying document Urban Design Manual or any updates thereof; and the Design Manual for Urban Roads and Streets, 2013, Department of Environment, Community & Local Government or any updates thereof. Infill development shall take account of the character of the area and where possible retain existing features such as building line, height, railings, trees, gateways etc. DMS 16.78 DMS 16.79 Development Management Standards – Backland Development The Council in assessing development proposals will consider the following criteria: Having regard to the requirement to protect the residential amenity and character of existing residential areas backland site development shall satisfy the criteria for infill development, avoid undue overlooking and overshadowing of adjacent properties and shall respect existing building lines where possible. Backland development proposals shall avoid piecemeal development that adversely impacts on the character of the area and the established pattern of development. 16.4.5.4 Corner/Side Garden Sites Corner Site/Side Garden development refers to sub-division of an existing house curtilage to provide an additional dwelling in existing built-up areas. DMS 16.80 Development Management Standards – Corner / Side Garden Sites The Council in assessing development proposals will consider the following criteria: Require corner site /side garden development proposals to have regard to the following criteria: a) Size, design, layout, building line and the relationship with existing dwellings and immediately adjacent properties; b) The external finishes; c) Floor areas and the accommodation standards for the occupants; d) Car parking for the existing and the proposed development; e) Private open space for existing and proposed development; Side/gable and rear access/ maintenance space, where possible, and; Refuse storage areas.County Development Plan 2021–2027 425

6. Page 446

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   16.4.5.5 Extensions to Dwellings Extending existing dwelling houses to meet changing family needs is an acceptable form of development which is viewed positively by the Council. DMS 16.81 Development Management Standards – Dwelling Extensions The Council in assessing development proposals will consider the following criteria: Ensure that extensions to residential dwellings accord with the following: a) Be subordinate in terms of scale and be complementary in terms of materials and design to the main building (presumption against the size of any extension exceeding 100% of the floor area of the existing dwelling). b) Complement the local area and not have a negative impact on the visual or residential amenities of neighbouring dwellers or the area in general. c) Flat roof extensions, in a contemporary design context, will be considered on their individual merits. d) The extension should not provide for new overlooking of the private area of an adjacent residence where no such overlooking previously existed. e) New extensions should not overshadow adjacent dwellings to the degree that there is a significant decrease in daylight or sunlight entering into the house. f) Not result in a significant reduction of private open space, compromise public health or necessitate amendments to existing entrance or traffic management arrangements such that they constitute a traffic hazard. g) Proposed side extensions shall retain side access to the rear of the property, where required for utility access, refuse collection etc. h) Ability to provide adequate car parking within the curtilage of the dwelling-house; In all cases where diversion or construction over existing sewerage and/or water mains is required, the consent of Irish Water will be required as part of the application. The Council will consider on their merits, exemptions to the above policy in the case of adaptations required to provide accommodation for people with disabilities.Longford County Council 426

7. Page 447

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   16.4.5.6 Family ‘Granny’ Flat Extensions The creation of a family flat / granny flat, to be occupied by a member of the occupant’s family, is generally acceptable, provided it is not a separate detached unit, and it is possible to provide direct access to the remainder of the house. However, this is a temporary arrangement to accommodate an immediate family member and are generally acceptable in both urban and rural areas. DMS 16.82 DMS 16.83 DMS 16.84 DMS 16.85 DMS 16.86 DMS 16.87 Development Management Standards – Family / Granny Flat Extensions The Council in assessing development proposals will consider the following criteria: Require applicants to submit documentary evidence to demonstrate the need for the family flat unit. Ensure that there shall be no permanent sub-division of the garden/private amenity space. The design should ensure that the unit forms an integral part of the main dwelling unit, capable of reintegration for single family use and, from public view, retains the appearance of a single dwelling unit. The proposed unit should be linked directly to the main dwelling by a connecting door. The unit shall not be let, sold or otherwise transferred, other than as part of the overall property and shall revert to being part of the original house when no longer occupied by the family member. The proposal shall not impact adversely on either the residential amenities of the existing property, or the residential amenities of the area. 16.4.5.7 Rural Housing Notwithstanding an applicants’ demonstration of compliance with the rural housing criteria as set out in Chapter 4: Core Settlement and Housing Strategies, applicants are also required to satisfy visual impact, design standards, environmental and traffic safety issues. The design of rural housing development requires careful design consideration to ensure that all new development sensitively integrates into the landscape. Important factors to consider includes site selection, design, scale and form of the proposed development. Development proposals must integrate with the receiving landscape by selecting naturally sheltered and screened sites and with the proposed building being of a simple built form complimented with the use of materials that are reflective of traditional vernacular. External finishes and materials used in designing in a rural location should select the materials that reinforce the texture and colours of the surrounding landscape and neighbouring and existing buildings and dwellings. Important points to consider include the following: ■ The number of materials used should be limited. ■ The use of plastered walls will generally be acceptable with a preference for nap or dry dash finishes. ■ The use of natural stone as a feature to an external elevation will generally be acceptable. The type of stone used should have regard to the local landscape. ■ The use of brick finishes in rural areas will be discouraged.County Development Plan 2021–2027 427

8. Page 448

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   DMS 16.88 DMS 16.89 Development Management Standards – Rural Housing The Council in assessing development proposals will consider the following criteria: Site Selection and Design a) The scale, form, design and siting of the development should be sensitive to its surroundings and visually integrate with the receiving landscape. b) Simple design forms and materials reflective of traditional vernacular should be used. c) Have regard to the scale of surrounding buildings. d) The design, siting and orientation of a new dwelling should be site specific responding to the natural features and topography of the site to best integrate development with the landscape and to optimise solar gain to maximise energy efficiency. e) The siting of new development shall visually integrate with the landscape, utilising natural features including existing contours and established field boundaries and shall not visually dominates the landscape. (Cutting and filling of sites is not desirable). f) New buildings should respect the landscape context and not impinge scenic views or skylines as seen from vantage points or public roads. g) Larger houses (e.g. in excess of 200sqm) should incorporate design solutions to minimise visual mass and scale e.g. sub-divided into smaller elements of traditional form to avoid bulky structures. h) Use a simple plan form to give a clean roof shape – a long plan in preference to a deep plan. This will avoid the creation of a bulky shape. i) Where existing vernacular structures exist on site, consideration should be given to their re-use, adaptation and extension in preference to new build. j) Clustering with existing rural buildings is generally preferable to stand-alone locations. k) The applicant should determine if the proposed development is located on any designated natural heritage, archaeological or architectural heritage site. The existence of any of these designated sites within the proposed development site may have implications for the proposed dwelling. Materials and Detailing a) The detail, texture, colour, pattern, and durability of materials of the proposed development should be sustainable and of a high quality, and sensitive to its proposed location. b) Local stone (sandstone/limestone - area specific) and render such as stucco, traditional lime render or lime wash, rough cast render or napped render finish and glass is encouraged. c) Metal cladding such as copper, timber shingle, self-finished modern renders, and painted timber finish may be acceptable in certain instances or in cases where the design solution calls for an accent material. d) Brick, stone cladding which clearly reads as non-structural and non-local stone or dashes and cladding and other metal or timber finishes which give an engineered or artificial appearance will generally not be permitted. e) Where contemporary materials are proposed they should complement and harmonise with traditional materials. f) Simple design forms and roof designs with narrow spans (gable-widths) and pitches/ profiles are preferable. g) Particular attention should be paid to the solid to void ratio of windows and doors. Openings should be proportionate to complement the style of the building. h) Decorative fascia and box end soffits should be avoided.Longford County Council 428

9. Page 449

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   DMS 16.90 DMS 16.91 DMS 16.92 Domestic garage / shed / store a) The design, form and materials should be ancillary to, and consistent with the main dwelling on site. b) Structures should generally be detached and sited to the rear or side of the dwelling house and be visually subservient in terms of size, scale and bulk. c) 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. Access and Sightlines a) All applications for planning permission must include (at a minimum scale of 1:500) comprehensive details of the way in which safe access and egress to the site can be achieved. b) Existing roadside hedgerows and trees should be retained as much as possible. The entrance should be carefully considered to achieve the required sight distance with the removal of a minimum extent of existing hedgerow. c) Where satisfactory access can be achieved only by removing large stretches of roadside hedgerow/ditches/stone boundaries, an alternative site for the proposed development should be considered subject to satisfaction of other planning assessment criteria. d) The sharing of vehicular entrances will be encouraged where appropriate in order to avoid a proliferation of access points. Where a new house is to be sited adjacent to existing dwellings, use of existing entrances, avenues and driveways should be considered. e) Safe unobstructed sight distances should be provided and maintained thereafter from vehicular entrances onto the road network as per the details specified in DMS16.114. Surface and Wastewater Treatment Require the following criteria to be adhered to in relation to effluent disposal, drainage and water supply for prospective rural housing: a) The minimum acceptable site size for a dwelling using an individual treatment system (septic tank and percolation area or equivalent) is 0.2ha. Where there are existing treatment systems adjacent, and/or where percolation tests are borderline (in the upper or lower 20% of permitted limits) this figure shall be increased and/or the applicant may be required to install an additional treatment system. b) The applicant shall submit details of the proposed effluent treatment system in accordance with the relevant wastewater treatment manual (or any update) by the EPA. c) Where a treatment system is to be installed, the applicant shall submit full site-specific details of the proposed system certified by a suitably qualified and indemnified individual and shall include Irish Agrément Board certification and manufacturer’s certification of site suitability. Maintenance agreements for a minimum period of five years shall be in place prior to the first occupancy of the dwelling. d) In order to safeguard ground and surface water resources, Longford County Council shall investigate the establishment of a panel of assessors for the submission of site assessments for effluent treatment systems in accordance with the relevant EPA guidelines. The purpose of this panel is to ensure an acceptable and consistent level of quality in the reports submitted. On the establishment of this panel, site assessments will only be accepted from approved assessors. e) Details of proposed methods of surface water disposal shall be provided, including location of soakpits and the means of prevention of surface water accessing the public roadway. f) Where residential development is proposed within reasonable distance of an appropriate mains water supply, the developer will generally be required to connect to the mains system in favour of using bored wells on-site for domestic water supply purposes.County Development Plan 2021–2027 429

10. Page 450

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    DMS 16.93 Boundary Treatment a) Application sites should be flanked with a minimum of two established natural boundaries to aid visual integration and help soften the visual impact of the development in the landscape. b) Existing hedgerows and landscape features on site should be retained and augmented on site. Where hedgerow removal is required to achieve sight lines, new hedgerow(s) of a native species must be planted inside the line of visibility. c) New roadside frontage should be incorporated into existing roadside treatment using compatible hedgerow planting, walls, timber fencing and/or drystone work. d) Boundary treatment should reflect local traditions. Traditional dry-stone wall construction or limestone walls with lime mortar, and/or post and wire/timber fencing back planted with indigenous hedging are considered appropriate at entrances. Over-scaled and elaborate designs should be avoided. e) The design of entrance gates should be in keeping with the rural setting. Entrances, wing walls and piers which are not demonstrated to be in character with the rural location of the proposed development will generally not be permitted. All planning applications must include detailed drawings and specifications for vehicular entrance arrangements. f) Landscaping proposals should be submitted with all planning applications for development and shall include a schedule of indigenous native plant species and implementation timeline.Longford County Council 430

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.