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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- DMS 16.136 DMS 16.137 DMS 16.138 Development Management Standards – Cycle Parking Provision The Council in assessing development proposals will consider the following criteria: The standards set out in Table 16.2 Cycle parking standards shall apply to all new developments, be it new construction or a new extension or a material change of use of existing buildings. In the case of any specific uses not listed in Table 16.2 Cycle Parking Standards, the Council will specify its requirements in relation to cycle parking. Suitable and appropriate shower and changing facilities shall be required and apply to all new developments, be it new construction or a new extension or a material change of use of existing buildings in accordance with the following requirements: a) 1 shower per workplaces over 100m2 (approximately 5 employees). b) A minimum of 2 showers for workplaces over 500m2 (approximately 25 employees). c) 1 shower per 1000m2 thereafter. d) Changing/drying areas, toilets and lockers should be provided in association with shower facilities. e) Lockers for the storage of clothing and equipment in addition to that provided for staff personal effects etc. should be provided for 20% of all staff members (not whole-time employees). 16.4.10 Retail Retail has an important contribution to make to the character and sense of place of urban spaces. It is essential therefore that retail development is of a high design quality and at an appropriate scale to the centre in which it is located. This section deals with specific retail development proposals, which may influence the emphasis that is given to each of the criteria outlined in the assessment of new development. (a) Regional Shopping Centres - Due to Longford’s location at strategic point on national infrastructure, Longford has traditionally acted as an inter-regional centre for the surrounding counties. In order to maintain the role of Longford Town as a driver of development in the north midlands area and to maintain its position within the Regional Retailing Hierarchy, the potential for regional shopping facilities will be considered subject to the relevant planning criteria contained within this plan. (b) District Shopping Centres - District shopping centres will be considered in the context of their location. Applicants will be required to illustrate the compatibility of their proposal within the County Development Plan and provide a comprehensive report outlining and addressing these issues, including a demonstration of a deficiency in the provision of particular floorspace types and an indication of the demand for proposed additional floorspace. In accordance with the provisions of the Core Strategy, District Centres shall be restricted to Longford Town including, but not restricted to, the Northern Environs area. (c) Retail Parks and Retail Warehouses - Retail warehouses, due to their large retail floorspace requirements, the bulky nature of their goods and the consequent heavy requirement for car parking are generally located on the edge or outside of the built-up urban area. Due to the specialist nature of these parks, it is not considered that their location outside of the commercial core will adversely impact on the vitality and viability of the town centre. Consideration will be given to retail parks where goods sold are predominantly bulky goods that are difficult to accommodate within the town centre. Grouping of units into retail park situations to facilitate sustainable transport patterns and reduce congestion in the town centre will be encouraged. Individual retail warehousing units in out-of-centre locations will generally be subject to a minimum gross retail floorspace in the region of 700m2. This is to prevent potential adverse impact on the vitality of the town centre. Maximum gross floorspace of individual units in such locations will be in the region of 6,000m2 (this includes external display area, for example, ancillary garden centres).County Development Plan 2021–2027 441
- These minimum and maximum floorspace criteria apply to proposed new developments and extensions to or sub-divisions of existing developments or those previously granted planning permission. (d) Local Shops - Local shops located in neighbourhood centres are an important element of the retailing industry in the urban area. Primarily convenience outlets, local shops because of their proximity to large residential areas, provide a readily accessible service for basic goods, especially for the less mobile sectors of the community such as the elderly and disabled. Shops in neighbourhood centres in our larger settlements perform a key function locally providing services including convenience shopping, laundry, hairdresser, takeaways etc. The aim of providing such shopping facilities locally serve catchment areas within approximately 800 metres is to reduce the necessity to travel by car to the town centre to avail of basic services and thereby ensure reduced traffic congestion and improved sustainability. (e) Shops in Rural Areas - The emphasis is on the need to build up the retailing core of settlements, accordingly there will be a general presumption against shops in rural areas i.e., outside town and villages. Exceptions to this include: 1. Small-scale shops attached to permitted tourist or recreational development. 2. Retail outlets associated with other rural activities where the retail aspect is secondary to the operation – shops selling agricultural produce, crafts etc. 3. The development of a small shop in association with an existing post office or petrol station will generally be allowed. The Planning Authority encourages and is supportive of new retail development in the County in accordance with the Retail Strategy (see Annex 9: Retail Strategy and Chapter 8: Economic Development), which will make a positive contribution to achieving the aims of the economic strategy and also the core strategy (see Chapter 4: Core, Settlement and Housing Strategies). Quinn’s Stores EdgeworthstownLongford County Council 442
- DMS 16.139 DMS 16.140 DMS 16.141 DMS 16.142 DMS 16.143 Development Management Standards – Retail The Council in assessing development proposals will consider the following criteria: Require that the scale, design and proposed uses of all retail development comply with the Retail Planning Guidelines for Planning Authorities in April 2012, accompanying Retail Design Manual, (or any updates thereof) and the Council’s Retail Strategy. Require a Retail Impact Assessment to be carried out for development proposals in the following general circumstances: a) Proposals featuring greater than 1,000m2 of net floorspace for both convenience and comparison type developments in the four main towns; b) Proposals featuring greater than 500m2 of net retail floorspace for both convenience and comparison type developments in district towns and other settlements; c) Or where the Planning Authority considers the development may impact on the vitality and viability of a town centre. The Retail Impact Assessment shall include, at minimum, the criteria set out in the Retail Planning Guidelines 2012 and should demonstrate how the proposed development: a) Supports the overall strategy for town centres as set out in the development plan; b) Does not materially diminish the prospect of attracting private sector investment into one or more town centres; c) 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; d) Does not diminish the range of activities and services that a town centre can support; e) 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, f) 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 sqm shall provide a Transport Impact Assessment (TIA) in addition to any other information deemed necessary by the Council. Encourage the provision of local convenience shops, exclusive of service stations, at an appropriate scale in rural villages and nodes where there is a clear deficiency in retail provision, subject to the protection of residential amenity.County Development Plan 2021–2027 443
- DMS 16.144 DMS 16.145 16.4.11 Service Stations The role of service stations has become more diverse with the expansion from merely selling fuel to also providing convenience services and goods including functioning as rest areas. Ancillary uses include tyre repair, collection points for online retail activity and self-service launderettes. Service stations must be Development Management Standards – Service Stations The Council in assessing development proposals will consider the following criteria: 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 rural areas outside of villages and rural nodes and shall be located in all cases within the speed limit restriction zones. Service stations will not generally be permitted in/adjoining residential areas, unless; it can be clearly demonstrated there will be no significant effect on residential amenities by reason of noise, traffic, visual obtrusion, safety considerations or fumes and smells. Hours of operation will be limited if a service station is permitted in a residential area. Proposals to demonstrate the above will be required to be submitted as part of pre-application discussion and planning application documentation. located on the outskirts of the town or village, but inside the 50km to 60km speed limits. Service stations and associated truck parking facilities in locations at or near national roads will be assessed having regard to the Spatial Planning and National Roads Guidelines for Planning Authorities (2012).Longford County Council 444
- DMS 16.146 The following shall be submitted as part of pre-application discussion and/or planning application documentation for a service station: a) A detailed design statement for the proposed development. b) A high-quality design including roof design, layout and external finishes to ensure it integrates and complements the surrounding environment. c) Standard petrol station canopies are not acceptable and should be replaced with more sympathetic canopies of light steel and glass or slated roofs with no attached advertising d) Developments of this type should be located within the 50kph speed limit, usually acceptable within the edges of the designated settlements. Proposed sites should be a minimum depth of 22 metres. e) Proposed developments which have the potential to restrict traffic flow and/or create traffic hazard will not be permitted. Generally, two access points with a minimum width of 7.3 metres and a maximum width of 9.1 metres will be required with appropriate turning curve based on road design speed and the relevant standards. f) The frontage of the site shall be defined by a boundary wall, not exceeding 0.5 metres in height. Footpaths and lighting to ESB standards shall be provided to the roadside boundary g) The layout should provide for safe pedestrian access to the shop and rest facilities. h) Adequate provision of rest areas and toilets accessible safely by pedestrians and cyclists. i) Where the development would be likely to have a significant impact on the historic or architectural character of the area, the use of standard corporate designs and signage may not be acceptable. j) Proposals for the service station including method of disposal of wastewater from carwash areas, surface water outlet and oil interceptors etc. The development shall be designed and operated in such a manner that it does not adversely affect existing road drainage in the area. k) No pumps shall be located within 7metres of the roadside boundary and no other structures other than pumps shall be located within 15 metres of the roadside boundary. l) Retail uses not associated with the motor industry shall be considered in the context of the existing retail outlets in the vicinity. Only uses which contribute to the vibrancy and service level of the settlement shall be considered m) Any retailing component shall not exceed 100 sqm. of retailing area and shall be restricted to convenience goods only. Where permission is sought for a retail floorspace in excess of 100sq.m, the sequential approach to retail development shall apply. n) Forecourt lighting, including canopy lighting, should be limited where possible. o) All external lighting shall be cowled and diverted away from the public roadway to prevent a traffic hazard. p) The placing of signs on footpaths, grass verges or any part of a public roadway will not be permitted. No advertisements or other structures, whether temporary or permanent, shall be placed on the forecourt which would interfere with the sight lines of motorists entering / egressing the site. q) EV Charging points for electric cars shall be provided with every new/extended service station. r) Detailed landscaping proposals in order to effectively integrate the proposed development into its surroundings.County Development Plan 2021–2027 445
- 16.4.12 Fast Food/Takeaway Outlets All applications for take-away premises need planning permission whether it involves a change of use of an existing building or an entirely new building. Fast food outlets have the potential to cause noise, and littering, and can also detract from the visual and residential amenities of an area. DMS 16.147 DMS 16.148 DMS 16.149 DMS 16.150 Development Management Standards – Fast Food / Takeaway Outlets The Council in assessing development proposals will consider the following criteria: Assess the appropriateness of any proposal for a new or extended takeaway/fast food outlet on the potential cumulative effect of these uses on the amenities of an area. Give careful consideration to the appropriateness and location of fast food outlets in the vicinity of schools and, where considered appropriate, to restrict the opening of new fast food/takeaway outlets in close proximity to schools so as to protect the health and wellbeing of school-going children. Only consider drive-through restaurants in locations where development will not interfere with the free flow of traffic or detract from the visual or residential amenities of an area. Require that all proposals for new or extended fast food/takeaway outlets address the following as part of any pre- application discussion or planning application documentation: a) The likely impact of the development upon the amenities of the area, including noise pollution, litter, odour and general disturbance, including the location of vents and other external services. b) Car parking is of critical importance and the premises will not be permitted at locations where adequate car-parking is not available. c) Developments will not be permitted where they have potential to detrimentally impact on traffic circulation and safety in an area. d) Details should be supplied at application stage on opening times and traffic. e) Applications for such development may be favourably considered in mixed use locations such as town centres. f) Proximity to residential development will be an important planning consideration in assessing applications for take-away premises. g) The cumulative effect of the fast food outlets on the amenities of the area. h) Litter bins shall be provided inside the premises. i) Where take-away premises are permitted, noise and disturbance levels will be controlled by imposing strict closing times on the premises. j) Façade design will be carefully controlled and, in particular, the amount and type of advertising signage and lighting. The design shall respect and enhance the existing street character. Corporate logos will be permitted, only where they meet Local Authority design criteria. Therefore, proposals for new or extended outlets will be carefully considered, particularly in locations where a proliferation of such uses already exists. An over concentration of such uses may impact the achievement of the Healthy Longford Strategy and will be discouraged.Longford County Council 446
- All applications for take-away premises need planning permission whether it involves a change of use of an existing building or an entirely new building. 447 County Development Plan 2021–2027
- 16.4.13 Industrial, Warehousing, Business Parks and Enterprise Hubs The Planning Authority places significant emphasis on ensuring development proposals are of high design quality, suitably landscaped, provide good facilities for pedestrians and cyclists and include staff facilities. Enterprise Hubs provide opportunities and places for people to work in hubs within the local community and reduce the necessity for commuting to work and reduce greenhouse gas emissions. DMS 16.151 DMS 16.152 DMS 16.153 DMS 16.154 DMS 16.155 DMS 16.156 DMS 16.157 DMS 16.158 DMS 16.159 DMS 16.160 DMS 16.161 DMS 16.162 DMS 16.163 Development Management Standards - Industrial, Warehousing, Business Parks and Enterprise Hubs The Council in assessing development proposals will consider the following criteria: The principle of development proposed, intensity and nature of the proposed use relative to the receiving environment and the likely impact on amenities of the surrounding area. Achieve an appropriate density and scale of development, including a landscaped buffer zone (minimum 5-10 metres) for industrial / warehousing development where the lands adjoin another zoning, or where it would impact on the amenities of adjoining land uses. Require innovative contemporary designs for new industrial, office, warehousing and business park developments. All planning applications should include a detailed design statement. Ensure that enterprise hub sites are located where there is an adequate and suitable broadband connection and speed available. Developers encouraged to seek the re-use and the adaptation of existing vacant buildings within town centres and to include green technologies into the overall design in order to reduce the carbon footprint of the facility. For enterprise hubs provide a variety of spaces for individual work-spaces, group working and potential meeting rooms which could be used by a variety of groups and individuals within the local area. Potential impact of traffic movement and parking provision. Parking allocation should visually integrate with the overall site and not present as large swathes of forecourt parking. Quality of design and the treatment of ancillary utility equipment including roof top infrastructure such as vents, elevator shafts, cooling systems etc. Sustainable waste management measures including location and screening of waste facilities. Proposals should incorporate Sustainable Urban Drainage Systems (SuDS) and other measures that address adaptation to climate change including rainwater harvesting, the creation of integrated wetlands, the construction of green/living roofs whereby opportunities for existing solar energy and wind energy are taken. Proposals to achieve a positive modal shift towards sustainable transport alternatives. Require that all new developments to submit a Mobility Management Plan. Require a detailed landscape plan including a survey of any existing vegetation on site. For larger schemes open space shall be provided in suitable locations as part of the development in order to enhance the development and provide amenity and passive recreation for future employees.Longford County Council 448
- 16.4.14 Home Based Economic Activity Home based economic activity is defined as small scale commercial activity carried out by residents of a house or person’s main residence; being subordinate to the use of the house as a single dwelling unit and includes working from home. DMS 16.164 DMS 16.165 DMS 16.166 Development Management Standards – Home Based Economic Activity The Council in assessing development proposals will consider the following criteria: In determining applications for developments involving working from home, the Council will have regard to the following: a) The use remains ancillary to the main residential use and the applicant continues to reside in the house. b) The nature and extent of the work. c) The effects on the amenities of adjoining occupiers, particularly in relation to hours of work, noise and general disturbance. d) Anticipated levels of traffic generated by the proposed development and the potential increased demand for parking. e) Arrangements for the storage of refuse and collection of waste. Permissions for home-based economic activity will generally be restricted to use by the Applicant only. Applications may be subject to a temporary permission, in order to enable the Planning Authority to monitor the impact of the development.County Development Plan 2021–2027 449
- 16.4.15 Rural Enterprise 16.4.15.1 Agricultural Development The design, scale, siting and layout of agricultural buildings should respect, and where possible, enhance the rural environment. All new and existing agricultural developments will be required to ensure that all effluent, including yard run-off, is collected and stored within the confines of the development. When assessing the adequacy of effluent handling facilities, the following will be considered to be soiled waste: Slurry; soiled water run-off; milk washings; silage effluent; and, dung stead. The Council will encourage farming practices and production methods that have regard for conservation, landscape protection, the protection of wildlife habitats, endangered species of flora and fauna and water quality. DMS 16.167 DMS 16.168 DMS 16.169 DMS 16.170 DMS 16.171 DMS 16.172 DMS 16.173 Development Management Standards – Agriculture The Council in assessing development proposals will consider the following criteria: Developments shall comply with the European Union (Good Agricultural Practice for Protection of Waters) (Amendment) Regulations 2014, (GAP Regs 2014). The design, scale, siting and layout of agricultural buildings should respect, and where possible, enhance the rural environment. The Council will generally seek to cluster agricultural buildings and structures together and siting to assimilate effectively into the landscape. To require that buildings are sited appropriately in order to minimise obtrusion on the landscape, having regard to Chapter 14: Landscape Character and Annex 11: Landscape Character Assessment. Buildings should generally be located a minimum of 100metres from the nearest dwelling other than the applicants dwelling. The use of harmonious external materials should be used to minimise obtrusion on the landscape. The use of dark coloured cladding, notably dark browns, greys, greens and reds are most suitable for farm buildings, and roof areas should be darker than walls. The re-use of redundant farm buildings for small-scale rural enterprise will be considered where; a) the building was previously in agricultural use for a reasonable period. b) it is no longer required for agricultural purposes. c) the use proposed can be largely contained within the existing building. Encourage the adoption and implementation of greener farming practices and technologies, including the inclusion of solar panels, small scale wind turbines and other systems to help generate more of the local energy requirements.Longford County Council 450
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