Offaly County Development Plan 2021–2027 (as varied) — Chapter 13: Development Management Standards

1. Page 11

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   Offaly County Development Plan 2021-2027 Chapter 13 Development Management Standards Page 385 DMS-63 Home based economic activity ................................................................................. 410 DMS-64 Hot Food takeaways .................................................................................................. 411 DMS-65 Betting Offices ........................................................................................................... 411 DMS-66 Casinos ...................................................................................................................... 412 DMS-67 Public Houses and Nightclubs, Restaurants, Food Outlets ....................................... 412 DMS-68 Drive Through Restaurants ....................................................................................... 413 DMS-69 Shopfronts and street frontage................................................................................. 413 DMS-70 Market/Casual Trading .............................................................................................. 414 Employment Uses ....................................................................................................... 414 DMS-71 Industrial and Warehousing Developments ............................................................. 414 DMS-72 New Business and Technology Parks, Strategic Employment Zones and Rhode Green Energy Park ............................................................................................................................. 415 DMS-73 Individual units in Business and Technology Parks, Strategic Employment Zones and Rhode Green Energy Park ....................................................................................................... 417 DMS-74 Energy Efficiency and Climate Change Adaptation Design Statement (Industrial, Warehousing, Business Technology Park and Rhode Green Energy Park>1,000 m²). ........... 417 DMS-75 Deposit/temporary storage units, clothes banks and commercial washing machines ................................................................................................................................................ 417 Community Infrastructure, Facilities and Services ..................................................... 418 DMS-76 Community Facilities and Amenities ......................................................................... 418 DMS-77 Education Facilities.................................................................................................... 418 DMS-78 Places of Worship ...................................................................................................... 419 DMS-79 Health Centres/Services, Primary Health Centres, Medical Consultants and Veterinary Surgeries ................................................................................................................................. 419 DMS-80 Burial Grounds and Crematoriums ........................................................................... 419 DMS-81 Residential Care Homes, Retirement Homes, Nursing Homes, Retirement Villages and Sheltered Accommodation ..................................................................................................... 419 Tourism and Recreation .............................................................................................. 420 DMS-82 Tourist Facilities ........................................................................................................ 420 DMS-83 Caravan, Motorhomes, Glamping and Camping developments ............................... 421 DMS-84 Self-Catering Developments ..................................................................................... 421 Signage ........................................................................................................................ 421 DMS-85 Sign Licence ............................................................................................................... 421 DMS-86 National Routes ......................................................................................................... 422 DMS-87 Approach Roads to Towns and Villages .................................................................... 422 DMS-88 Roundabouts and Traffic Signalised Junctions ......................................................... 422

2. Page 12

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   Offaly County Development Plan 2021-2027 Chapter 13 Development Management Standards Page 386 DMS-89 Outdoor Advertising Structures ................................................................................ 422 DMS-90 Finger Post Signage ................................................................................................... 422 DMS-91 Commercial, business and industrial areas ............................................................... 423 DMS-92 Electronic Variable Messaging signs ......................................................................... 423 Built Heritage .......................................................................................................... 424 DMS-93 Protected Structures including development within view of or within the curtilage, attendant grounds and setting of Protected Structures......................................................... 424 DMS-94 Architectural Heritage Assessment report................................................................ 425 DMS-95 Architectural Conservation Areas (ACA) ................................................................... 425 DMS-96 Archaeological Sites .................................................................................................. 426 Transport and Infrastructure .................................................................................. 426 DMS-97 Safe Sight Distances required for access onto National, Regional and Local Roads. 426 DMS-98 Distance from Junctions ............................................................................................ 427 DMS-99 Cycle Parking Standards ............................................................................................ 427 DMS-100 Cycle Parking Dimensions ....................................................................................... 428 DMS-101 Car Parking Dimensions .......................................................................................... 428 DMS-102 Car Parking Requirements....................................................................................... 429 DMS-103 Car Free Developments ........................................................................................... 431 DMS-104 Electric Vehicle Charging Points .............................................................................. 431 DMS-105 Traffic and Transport Assessments and Road Safety Audits ................................... 432 DMS-106 Flood Risk Assessments........................................................................................... 432 DMS-107 Undergrounding of Services .................................................................................... 436 Peatland Development ........................................................................................... 437 DMS-108 Peatlands ................................................................................................................. 437 Energy and Communications .................................................................................. 437 DMS-109 Wind Farms ............................................................................................................. 437 DMS-110 Solar Farms .............................................................................................................. 438 DMS-111 Telecommunications ............................................................................................... 440 Extractive Industries................................................................................................ 441 DMS-112 Quarries and Ancillary Developments .................................................................... 441 DMS-113 Mining ..................................................................................................................... 443 Waste Management................................................................................................ 445 DMS-114 Construction and Demolition Waste Management Plan ........................................ 445 DMS-115 Waste Recovery/Disposition Sites .......................................................................... 445

3. Page 13

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   Offaly County Development Plan 2021-2027 Chapter 13 Development Management Standards Page 387 DMS-116 Land Reclamation/Drainage of Wetlands ............................................................... 446 DMS-117 Bring Banks and Recycling Facilities ........................................................................ 447 Agricultural Development ....................................................................................... 447 DMS-118 Siting........................................................................................................................ 447 DMS-119 Finishes.................................................................................................................... 448 DMS-120 Protection of amenities........................................................................................... 448 DMS-121 Piggeries and Intensive Poultry Units ..................................................................... 448 Seveso Sites ............................................................................................................. 449 DMS-122 Restrictions on Development.................................................................................. 449 Residential (Towns and Villages) DMS-01 Development Capacity The following considerations will be taken into account in the assessment of planning applications for residential developments; • An economical use of land and public services; • An appropriate density, scale and size relative to the site location and settlement strategy tier; • That the capacity of the physical and social infrastructure (for example, existing school capacity) can cater for the design population; • The adequacy of community facilities; • Adequate privacy and residential amenity for individual residential units; • The safety of proposed layouts and the capacity of the existing roads infrastructure to absorb future development;

4. Page 14

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   Offaly County Development Plan 2021-2027 Chapter 13 Development Management Standards Page 388 • Adequate provision for cycle and vehicular parking, open space, landscaping and planting. Phasing of development may be required where social and physical constraints are identified. DMS-02 Density The appropriate residential density of a site shall be determined with reference to; • Sustainable Residential Development in Urban Areas – Guidelines for Planning Authorities (2009) and the accompanying Urban Design Manual (2009); • Sustainable Urban Housing: Design Standards for New Apartments 2020; and • the Urban Development and Building Heights Guidelines 2018; • the prevailing scale and pattern of development in the area. DMS-03 Layout The layout of a new residential development shall be designed to achieve the following; • A strong sense of identity and a sense of place; • Permeable layouts, with multiple connections to adjoining sites/estates for pedestrians and cyclists; • A good sense of enclosure; • Active frontage and supervised spaces; • All new developments should be designed to comply with Design Manual for Urban Roads and Streets, (2013 as updated in 2019) and the complementary publication The Treatment of Transition Zones to Towns and Villages on National Roads by Transport Infrastructure Ireland) in relation to the design and use of urban roads and streets; and • High quality green infrastructure provision and linkages. DMS-04 Design of Streets Applications for residential development shall ensure adherence to the design criteria set out in the: • Design Manual for Urban Roads and Streets (2013 as updated in 2019) and the complementary publication The Treatment of Transition Zones to Towns and Villages on National Roads by Transport Infrastructure Ireland which provide guidance in relation to the integrated design of roads and streets with a speed limit of 60 km per hour or less in towns and villages, and present a series of

5. Page 15

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   Offaly County Development Plan 2021-2027 Chapter 13 Development Management Standards Page 389 principles, approaches and standards that are necessary to create safe and successful residential streets as places; and • Department of Transport, Tourism and Sport and the Department of Environment, Community and Local Government’s Permeability Best Practice Guide (2015), which deals with permeability, connectivity and legibility. DMS-05 Housing Mix The Planning Authority requires all applications for residential development of 10 houses or more to contain a mix of house types, heights and sizes unless it can be demonstrated that there is a need for a particular type of unit and the proposed development meets the need. Apartments, duplexes, terraces, semi- detached, detached, people with disabilities and learning disabilities and older persons housing shall all be considered as possible elements of a housing mix. DMS-06 Life Long Adaptability Applications for all housing developments of 5 houses or more shall be accompanied by an Access Statement carried out in accordance with Appendix 6 of Buildings for Everyone: A Universal Design Approach (National Disability Authority, 2012). DMS-07 Design Statement A detailed design statement shall be prepared by professionals with expertise in areas such as architecture, urban design, landscape architecture and sustainable travel for residential developments in excess of 10 residential units in urban areas. The design statement shall: • Explain the design principles and design concept. Demonstrate how the twelve urban design criteria as per the Urban Design Manual - A Best Practice Guide (2009) have been taken into account when designing schemes in urban areas. Each of the twelve criteria is of equal importance and has to be considered in an integrated manner; • Outline how the development meets the Development Plan Objectives, and the objectives of any Local Area Plan or masterplan affecting the site; • Include photographs of the site and its surroundings. Include other illustrations such as photomontages, perspectives, sketches; • Ensure the scale of the proposed development is reflective of the settlement tier and character of the existing built environment; • Show consideration of retaining and integrating existing important natural and man-made features;

6. Page 16

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   Offaly County Development Plan 2021-2027 Chapter 13 Development Management Standards Page 390 • Outline detailed proposals for open space and ensure the provision of open space is designed in from the earliest stage of scheme layout design; • Outline a detailed high quality open space and landscape design plan including specifications, prepared by suitably qualified professionals; • Outline how Green Infrastructure integrates into the scheme; and • Show how the proposed development complies with the Design Manual for Urban Roads and Streets (DMURs), 2013 (as updated in 2019) and the complementary publication The Treatment of Transition Zones to Towns and Villages on National Roads by Transport Infrastructure Ireland in relation to street network, movement and place, permeability and legibility. DMS-08 Apartments Applications for apartment developments will be assessed having regard to the qualitative and quantitative standards contained within the Sustainable Urban Housing: Design Standards for New Apartments: Guidelines for Planning Authorities (2020), Quality Housing for Sustainable Communities (2007) and Sustainable Residential Development in Urban Areas (2009) or any subsequent revisions thereafter in these Guidelines, in relation to: • Location; • Appropriate mix; • Floor areas and room widths; • Dual aspect; • Floor to ceiling height; • Lift/stair access; • Storage provision (for general, refuse and bulky items); • Private and communal amenity space and playgrounds; • Security; • Communal facilities; • Car and bicycle parking; and • Adaptability. The design of new apartments should encourage a wider demographic profile which actively includes families with and without children,

7. Page 17

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   Offaly County Development Plan 2021-2027 Chapter 13 Development Management Standards Page 391 professionals and older people in both independent and assisted living settings. All applications should contain a Schedule of how the proposed apartments comply with the minimum required floor areas and standards contained in Appendix 1 of Sustainable Urban Housing: Design Standards for New Apartments Guidelines for Planning Authorities (2020). The following Specific Planning Policy Requirements from Sustainable Urban Housing: Design Standards for New Apartments Guidelines for Planning Authorities (2020) shall be adhered to for apartment developments; SPPR 1: Apartment developments may include up to 50% one-bedroom or studio type units (with no more than 20-25% of the total proposed development as studios) and there shall be no minimum requirement for apartments with three or more bedrooms. SPPR 2: For all building refurbishment schemes on sites of any size, or urban infill schemes on sites of up to 0.25ha: • Where up to 9 residential units are proposed, notwithstanding SPPR 1, there shall be no restriction on dwelling mix, provided no more than 50% of the development (i.e. up to 4 units) comprises studiotype units; • Where between 10 to 49 residential units are proposed, the flexible dwelling mix provision for the first 9 units may be carried forward and the parameters set out in SPPR 1, shall apply from the 10th residential unit to the 49th; • For schemes of 50 or more units, SPPR 1 shall apply to the entire development. SPPR 3: Minimum Apartment Floor Areas: • Studio apartment (1 person) 37 m² • 1-bedroom apartment (2 persons) 45 m² • 2-bedroom apartment (4 persons) 73 m² • 3-bedroom apartment (5 persons) 90 m² SPPR 4: In relation to the minimum number of dual aspect apartments that may be provided in any single apartment scheme, the following shall apply: • A minimum of 33% of dual aspect units will be required in more central and accessible urban locations, where it is necessary to

8. Page 18

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   Offaly County Development Plan 2021-2027 Chapter 13 Development Management Standards Page 392 achieve a quality design in response to the subject site characteristics and ensure good street frontage where appropriate; • In suburban or intermediate locations, it is an objective that there shall generally be a minimum of 50% dual aspect apartments in a single scheme; • For building refurbishment schemes on sites of any size or urban infill schemes on sites of up to 0.25ha, planning authorities may exercise further discretion to consider dual aspect unit provision at a level lower than the 33% minimum outlined above on a case-by-case basis, but subject to the achievement of overall high design quality in other aspects. SPPR 5: Ground level apartment floor to ceiling heights shall be a minimum of 2.7m and shall be increased in certain circumstances, particularly where necessary to facilitate a future change of use to a commercial use. For building refurbishment schemes on sites of any size or urban infill schemes on sites of up to 0.25ha, planning authorities may exercise discretion on a case-by-case basis, subject to overall design quality. SPPR 6: A maximum of 12 apartments per floor per stair/lift core may be provided in apartment schemes. This maximum provision may be increased for building refurbishment schemes on sites of any size or urban infill schemes on sites of up to 0.25ha , subject to overall design quality and compliance with building regulations. DMS-09 Building Heights On sites deemed suitable for consideration of taller buildings as set out in Chapter 7 of this Plan, planning applications shall include the following; • A masterplan and urban design statement prepared by professionals with expertise in areas such as architecture, urban design, building conservation, landscape architecture and sustainable travel/movement which provides for the highest standards of architectural quality, urban design and place making; • Confirmation that the minimum densities set out in the Guidelines issued by the Minister under Section 28 of the Planning and Development Act 2000 (as amended), titled Sustainable Residential Development in Urban Areas (2009) or any amending or replacement Guidelines have been achieved; • A significant mix of building heights and typologies, avoiding monotype building typologies, particularly, but not exclusively; • An appropriate mixtures of uses, such as residential and retail, commercial, employment or community;

9. Page 19

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   Offaly County Development Plan 2021-2027 Chapter 13 Development Management Standards Page 393 • Visual impact assessment, including photomontages showing the proposal in all significant views affected; near, middle and distant, including the public realm and the streets around the base of the building. This will require methodical, verifiable 360-degree view analysis. The appearance of the building should be accurately rendered in a range of weather and light conditions including nighttime views. Where there are concurrent proposals for other tall buildings, the potential cumulative effect of these should be addressed by the visual impact assessment; • In development locations in proximity to sensitive bird and / or bat areas, proposed developments need to consider the potential interaction of the building location, building materials and artificial lighting to impact flight lines and / or collision; • An assessment that the proposal allows for the retention of important telecommunication channels, such as microwave links; • An assessment that the proposal maintains safe air navigation; • Daylight and shadow projection diagrams; and • Relevant environmental assessment requirements, including EIA, AA and Ecological Impact Assessment, as appropriate. • Address Section 3.2 Development Management Criteria of the Urban Development and Building Heights Guidelines for Planning Authorities, December 2018. DMS-10 Urban Infill and Brownfield Development New infill development shall respect the height and massing of existing residential units. Infill development shall retain the physical character of the area. To maximise activity in town and village centres, the street edge should be lined with development that promotes a high level of activity and animation such as retail, commercial or other appropriate uses. To maximise the effectiveness of these uses, setbacks should be minimised (for example 0-3m) and a high frequency of entrances provided (for example every 5-10 metres). Higher levels of privacy are desirable where residential dwellings interface with streets. This may be provided via a small setback (for example 1-3 metres) which incorporates planted strip that defines public and private space. Greater flexibility in regard to setbacks may be needed in existing areas where they are defined by an existing pattern of building lines. DMS-11 Corner Site Development New corner site development shall have regard to: • Size, design, layout, relationship with adjacent properties;

10. Page 20

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    Offaly County Development Plan 2021-2027 Chapter 13 Development Management Standards Page 394 • Impact on the amenities of neighbouring residents; • The existing building line and roof profile of adjoining dwellings; • The character of adjacent buildings to create a sense of harmony; • The provision of active street frontages and dual frontage development in order to avoid blank facades and maximise surveillance of the public domain; • Side/gable and rear access/maintenance space; and • Level of visual harmony, including external finishes and colours. DMS-12 Daylight, Sunlight and Overshadowing Where new dwellings are proposed very close to adjoining buildings and may impact upon the residential amenities of an adjacent property daylights and shadow projections will be required in accordance with the recommendations of Site Layout Planning for daylight and Sunlight: A Guide to Good Practice (BR 209, 2011) and BS 8206 Lighting for Buildings, Part 2, 2008: Code of Practice for daylighting or other updated relevant documents. DMS-13 Separation Distances/Overlooking A separation distance of a minimum of 22 metres between directly opposing rear first floor windows shall be observed but may be relaxed in village and town centre locations where high quality design is achieved and where alternative provision has been designed to ensure privacy. DMS-14 Space around Buildings A minimum distance of 2.5m for single storey, and 3m for two-storey buildings will be required to be maintained between the side walls of adjacent dwellings or dwelling blocks with each building having a minimum of 1 metre to the boundary. This standard may be relaxed where the dwelling incorporates a single storey structure to the side. DMS-15 Side Windows Generally, windows in the gable/side walls of dwellings will not be permitted where the windows would closely overlook the curtilage of an adjoining dwelling. Ground floor gable/side windows which are more than 6 metres from a properly screened common boundary may be permitted. DMS-16 Refuse Storage and Bins All new residential schemes where a communal refuse storage area is proposed shall ensure that the bin storage areas; • Are located in convenient locations easily accessible by all residences; • Are located within 50 metres of all residences within the development but not located immediately adjacent to the front door or ground floor windows of residences;

Source Offaly County Council: Offaly County Development Plan 2021–2027 (as varied) — Chapter 13: Development Management Standards (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.