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

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   Offaly County Development Plan 2021-2027 Chapter 13 Development Management Standards Page 395 • Are well screened from public view and ventilated; and • Make provision for waste segregation and recycling for residences. DMS-17 Landscaping and Boundary Treatment Landscaping and boundary treatment plans shall be submitted for residential development which include; • Planting schemes consisting of local native plant types and semi mature trees from the list contained in Table 4.16 in Chapter 4 of Volume 1 of this Plan; • Where sites contain mature trees and/or substantial hedgerows, a detailed tree and hedgerow survey shall be required clearly outlining the extent of what is to be retained and replaced. Any existing mature trees shall be protected during site development works and incorporated into the overall development design; • A coherent treatment for the boundaries of individual sites throughout a residential development; • In general, unless front gardens are stipulated open plan on planning application drawings, front boundaries shall be defined by capped walls or fences of a maximum height of 0.5 metres high in keeping with the house design. Mature hedging is also acceptable as a front boundary; • Side boundaries of rear gardens 1.8 metres to 2 metres in height and shall be formed by concrete block walls rendered and capped in a manner acceptable to the Council or concrete post and rail fencing. • Privacy strips to the front of residential development in town and village centres providing a buffer clearly defining the private domain and public realm and streets will be encouraged. DMS-18 Private Open Space Minimum Standards for Houses Unit Type: Minimum Requirement: One bedroom 48 m² Two bedroom 55 m² Three bedroom 60 m² Four bedrooms or more 75 m² DMS-19 Private Open Space Minimum Standards for Apartments The following minimum standards from Sustainable Urban Housing: Design Standards for New Apartments Guidelines for Planning Authorities (2020) (or any subsequent revisions to these Guidelines thereafter) shall apply; Unit Type: Minimum Requirement:

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   Offaly County Development Plan 2021-2027 Chapter 13 Development Management Standards Page 396 Studio 4 m² One bedroom 5 m² Two bedrooms (3 person) 6 m² Two bedrooms (4 person) 7 m² Three bedrooms 9 m² DMS-20 Private Open Space Reduced Standard – Housing for Older People A reduced minimum standard of private open space, below the standards laid out in DMO-18, will be accepted for 1 and 2 bedroom houses for older people, where it is demonstrated that the design of the dwellings is with older people in mind. DMS-21 Public Open Space Public open space shall be provided in a residential development as follows: • In greenfield sites, the minimum area of public open space that shall be provided is 15% of the total site area; • In brownfield sites or large infill sites, the minimum area of public open space that shall be provided is 10% of the total site area; • In greenfield sites, public open space shall be provided within 150 metres walking distance of every house in a new residential development; • Public Open Space shall be integrated into the overall development and shall be appropriately located where it can be overlooked and all play areas supervised by surrounding residential development. Public open space shall not be positioned to the side or back of houses; • Areas with high gradients, areas liable to flooding or areas where infrastructure is located or otherwise impractical to function effectively as open space will not be acceptable for consideration as useable open space; • Narrow tracts of land (less than 10 metres in width) or other “incidental” or left over pieces of land shall not be considered as part of the useable open space provision in a residential development; • Natural features such as trees, hedgerows and wetland sites, should be retained, protected and incorporated into public open space areas;

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   Offaly County Development Plan 2021-2027 Chapter 13 Development Management Standards Page 397 • Public open space shall be provided in a form and layout which facilitates maintenance; • SuDs are not generally acceptable as a form of public open space provision except where they contribute in a significant and positive way to the design and quality of open space. Where the Council considers that this is the case, in general, a maximum of 10% of the total open space provision shall be taken up by SuDs; • For housing developments greater than 20 houses, a hierarchy of public open space incorporating different recreational and amenity uses such as sitting out areas, areas for small children to play and areas suitable for ball games, shall be provided; • Appropriate pedestrian and cycle linkages between open spaces should be provided; and • Provide green corridors in all new developments where the opportunity exists. DMS-22 Green Infrastructure Masterplan A Green Infrastructure Masterplan shall be prepared for applications of 20 houses or more, which addresses the following; • Retention and enhancement where possible of existing wetland habitat, hedgerow, woodlands, meadows and habitats of species protected under European legislation and National Wildlife Acts; • The creation of new green infrastructure assets such as public open space, green roofs, green walls, tree planting and natural pollination zones; • Increased and improved ecological corridor connectivity and pedestrian and cycle path linkages with existing green infrastructure assets in the area. Where a large site adjoins a green corridor, a public open space or an area of high ecological value, any new public open space on the site should be contiguous to same to encourage visual continuity and expansion of biodiversity which can assist in expanding the green infrastructure network; and • A consideration of existing flood risk areas, wetlands and proposed SuDs systems. Phasing proposals shall ensure that open space to serve units in a given phase is completed to the satisfaction of the Planning Authority, prior to the initiation of the succeeding phase. DMS-23 Sustainable Urban Drainage Applications for new developments shall include details of how SuDS have been satisfactorily incorporated into the design of the scheme. In addition, applications must demonstrate clearly how the incorporation of

4. Page 24

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   Offaly County Development Plan 2021-2027 Chapter 13 Development Management Standards Page 398 Systems (SuDS) SUDS can benefit the overall scheme or contribute to the area by an end use that: • Is functional to the scheme, • has an amenity value; or, • has a habitat creation value. DMS-24 Surface Water Management Surface water shall not be permitted to flow on to the public road. Accesses and road frontage should be designed in such a manner as to deal with surface water and ensure that it does not impact on the public road. Existing roadside drainage shall be maintained by the incorporation of a suitably sized drainage pipe. Each application shall be accompanied by design calculations or appropriate evidence to support the size of the pipe selected. Applications for substantial hard-surfaced areas must demonstrate methods of controlling and limiting surface water run-off such as; • Use of permeable paving/surfaces; • Bio-retention areas; and • Swales (which should be maintainable), such that rainfall is not directed immediately to surface drains. DMS-25 Riparian Zones A minimum 10 metre riparian buffer strip either side of all watercourses (measured from top of bank) shall be preserved free of development, with the full extent of the protection zone to be determined on a case by case basis by the Council, based on site specific characteristics and sensitivities. In all cases, adequate width to permit access for river maintenance shall be provided. DMS-26 Bat and Swift Surveys/Mitigation Planning applications for renovations, redevelopment or demolition of old buildings in town and village centres shall include a survey of existing numbers of swifts and swift/nests. Where swifts are shown to be present, specific mitigation measures during and after construction shall be proposed. DMS-27 Part V Details to be submitted with planning applications shall include; • How the applicant intends to discharge their Part V obligation as regards a selection of a preferred option from the options available under Section 96(3) of the Planning and Development Act 2000 as amended;

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   Offaly County Development Plan 2021-2027 Chapter 13 Development Management Standards Page 399 • Details in relation to the housing units or land to be provided; and • Indicative costs, calculations and methodology. DMS-28 Phasing of Residential Developments A phasing programme, which has regard to Recommendations for Site Development Works for Housing Areas (1998), is required for housing developments of 50 dwellings or more detailing proposals for completing roads, open space, public lighting etc. in line with house completions. DMS-29 Taking in Charge In order to facilitate the ‘Taking in Charge’ of residential developments by the Local Authority, developers shall engage with the relevant personnel in the Planning Authority with regard to the requirements of same to ensure compliance with appropriate standards and the Grant of Permission and ensure an orderly handover of services, roads, etc. on completion of the development. Individual wastewater treatment plants serving housing developments will not be taken in charge. DMS-30 Naming of New Developments Naming of streets and residential estates shall reflect the local place names and local people of note, heritage, language or topographical features as appropriate and shall incorporate old place names from the locality as much as possible and where appropriate shall be in Irish. In order to ensure the above and to avoid confusion and duplication, the naming of developments will require the prior agreement of the Planning Authority. Proposed names shall be submitted to the Planning Authority and agreed in writing prior to launching any advertising campaign for the development. DMS-31 Residential Energy Efficiency and Climate Change Adaptation Design Statement. Development proposals for medium to large scale residential in excess of 10 residential units should be accompanied by an Energy Efficiency and Climate Change Adaptation Design Statement. The statement should detail how any on-site demolition, construction and long-term management of the development will be catered for and how energy and climate change adaptation considerations have been inherently addressed in the design and planning of the scheme. Residential developments shall have regard to; • the requirements of the current Building Regulations Part L – Conservation of Fuel and Energy (2008 and 2011), and any other supplementary or superseding guidance documents. • the DECLG guidance document ‘Towards nearly Zero Energy Buildings in Ireland - Planning for 2020 and Beyond’, which promotes the increase of near Zero Energy Buildings (nZEB); • Criteria 5 and 9 of the DEHLG Urban Design – A Best Practice Guide (2009) which relate to efficiency and adaptability,

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   Offaly County Development Plan 2021-2027 Chapter 13 Development Management Standards Page 400 or any subsequent revisions to these Guidelines or Regulations thereafter. Developers shall ensure that measures to up-grade the energy efficiency of Protected Structures and historic buildings are sensitive to traditional construction methods and materials and do not have a detrimental physical, aesthetic or visual impact on the structure. They should follow the principles and direction given in the Department of Arts, Heritage and the Gaeltacht’s publication Energy Efficiency in Traditional Buildings. The author of an Energy Efficiency and Climate Change Adaptation Design Statement should be appropriately qualified or competent and shall provide details of their qualifications and experience along with the statement. DMS-32 Childcare All childcare facilities shall be provided in accordance with the Childcare Facilities: Guidelines for Planning Authorities (DEHLG). In particular, one childcare facility is generally required to cater for 20 places in developments of 75 houses, including local authority and social housing schemes, in accordance with DEHLG Guidelines. This standard may be varied depending on local circumstances The complete conversion of existing semi-detached and terraced dwellings within housing estates to childcare facilities is generally discouraged. The childcare use should remain secondary and the bulk of the house should be retained for residential purposes. In new housing estates, purpose built facilities are normally required; these are best located at or near the front of the estate. Safe access and sufficient convenient off-street car parking and/or suitable drop-off and collection points for customers and staff will be required. Developers shall generally be required to provide childcare facilities as part of Phase 1 of development. Planning applications for childcare facilities should include the following details: • Nature of the facility, for example, full day care, sessional, drop in, after school care; • Number and age range of children being catered for and number of staff; • Parking provision for both customers and staff; • Proposed hours of operation; and

7. Page 27

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   Offaly County Development Plan 2021-2027 Chapter 13 Development Management Standards Page 401 • Open space provision in the form of play areas and measures for its management. DMS-33 Villages Residential developments shall have regard to and help to maintain and reinforce the form and character of the village concerned in terms of design, layout, finishing details, boundary makeup, landscaping etc. The resulting development shall be high in quality, with a differing scale and character more appropriate to its location and context rather than larger more homogenous urban scaled housing estates. In particular, roads which open up significant tracts of land relative to the existing size of the settlement should be assessed to ensure significant environmental effects to the environment are avoided and should be designed by suitably qualified professionals with strong Landscape Architecture and design input. Boundary treatments, footpaths and lighting should reflect the village’s rural character. DMS-34 Natural Heritage Features Residential developments, shall ensure, where possible, to retain valuable man-made and natural heritage features within their boundaries or environs, and are designed in a manner which is sympathetic to the natural or heritage aspect concerned, (for example: attractive stands of trees, mature hedgerows, stone walls, protected structures, archaeological sites, street furniture, recorded monuments etc.). 13.9.2 Residential (Sráids) DMS-35 Scale of development Residential development within Sráids will generally take the form of frontage/linear development with a site size of 0.5 acres. Individual proposals in Sráid settlements shall be predominantly single house, with limited scope for small scale multi house developments of up to 4 houses only. Where a multi-unit residential development (2 to 4 houses) is proposed within the boundary of a Sráid, the onus will be on the developer to justify the demand for housing proposed, and to provide a Design Statement. In circumstances where a street already exists or is appropriate and in the interests of protecting and enhancing the character of the Sráid, it may be appropriate to allow a street form. The Sráid Plan Guide which forms part of Volume 2 should be considered. DMS-36 Design All planning applications for houses within a Sráid shall refer to the Sráid Plan Guide contained in Volume 2 of this Plan and:

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   Offaly County Development Plan 2021-2027 Chapter 13 Development Management Standards Page 402 • have and illustrate an understanding of the local building form and character. • be designed and laid out in a coherent and sympathetically integrated manner, which is commensurate with the size and scale of the Sráid. • ensure that where a Sráid (or part of) is characterised by interesting building layouts, plans and designs, that these features should are retained and complimented, rather than replaced with more ‘standardised’ development styles to ensure a varied character is maintained and to avoid typically suburban standardised developments. • retain valuable manmade and natural heritage features within their boundaries or environs, and are designed in a manner which is sympathetic to the natural or heritage aspect concerned (for example; attractive stands of trees, mature hedgerows, stone walls, protected structures, recorded monuments etc.) • Provide sensitive landscaping, boundary treatment, footpaths, lighting new access roads which create a ‘rural’ rather than an ‘urban’ impression. Planning applications for 2 to 4 houses in Sráids shall be accompanied by a Design Statement designed by a suitably qualified professional with strong Landscape Architecture and design input. DMS-37 Open Space Where required, residential development schemes should incorporate sufficient good quality private and public open space in accordance with the requirements of DMO-18 and 21. DMS-38 Trees / Boundaries New development should ensure the protection of mature trees, hedgerows and the conservation of existing stone walls, and their integration into new development. Where the provision of new boundaries is required, these should comprise native hedgerow planting, or stone walls which consist of stone found in the locality. Where new development occurs, it should take into account the pattern of existing hedgerows and incorporate same into layouts or plant connecting hedgerows where hedgerow removal to facilitate development works is necessary. In the event that the removal of trees is deemed to be necessary, it will be conditional on replacement with appropriate species and at a ratio of at least two replacement trees for each single tree removed.

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   Offaly County Development Plan 2021-2027 Chapter 13 Development Management Standards Page 403 DMS-39 Footpaths It is a requirement for the incremental provision of footpaths on both sides of roads for each Sráid, through requirements for works as part of planning permissions granted, or by way of development contributions / special development contributions. In all cases, front boundaries shall be recessed to allow future provision of a footpath. DMS-40 Street Lighting Adequate lighting to be provided along all routes within the Sráid boundary, over time. DMS-41 Undergrounding of Cables Progressively underground overhead cables. In the case of new development, ducting will be required under new / upgraded roads and footpaths. DMS-42 Access Points Access points to be provided, where necessary, in the Sráid. DMS-43 Water Supply The provision of a safe and reliable water supply is a requirement of development. Where a site is served by mains water, a connection must be made and a bored well is not permitted. If the water is supplied by a group water scheme, any planning application must be accompanied by a letter of consent to connection from the secretary of the scheme and in certain circumstances, the developer may be required to extend the main to the site. Where a bored well is necessary, details of separation distances from treatment systems can be obtained from the Environmental Protection Agency (EPA) ‘Code of Practice on Wastewater Treatment and Disposal Systems serving Single Houses’ (October, 2009). Private bore holes should comply with the Guidelines from Institute of Geologist of Ireland publication ‘Water Well Construction’. (www.igi.ie) DMS-44 On-site Wastewater Treatment Where public services in the form of water supply and sewerage mains are available (or likely to be), the developer will be required to connect to them. For individual on-site wastewater treatment systems, the standards and guidance on design, operation and maintenance of on-site wastewater treatment systems as set out in the Environmental Protection Agency (EPA) ‘Code of Practice on Wastewater Treatment and Disposal Systems serving Single Houses’ (October, 2009) or any later version that may be issued by the EPA during the lifetime of this Plan shall be complied with.

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    Offaly County Development Plan 2021-2027 Chapter 13 Development Management Standards Page 404 Residential (Open Countryside) DMS-45 Site Size A minimum site size of 0.2 hectares (0.5 acres) is required to accommodate a dwelling in the open countryside. DMS-46 Road Frontage Dwellings in the open countryside shall provide a minimum of 30 metres road frontage unless on a case by case basis, it is desirable to maintain existing boundary or landscape features or in relation to back land sites that it can be demonstrated that there are no negative residential, visual amenity, traffic or landscape impacts. DMS-47 Building Line Dwellings shall not be located in front of established building lines unless the site is well set back from the public road and makes use of the topography and natural screening in the landscape safeguarding the residential amenities of nearby dwellings. DMS-48 Design and Siting All planning applications for single houses in the countryside shall demonstrate a high standard of siting and design in accordance with Offaly County Councils booklet ‘Designing Houses, Creating Homes – A Guide for Applicants on the siting and design of new houses in the Offaly countryside’. DMS-49 Log Cabins/Pods Log Cabins and Pods or similarly designed structures are not vernacular typologies of the Offaly countryside and are only permitted in limited cases where a unique siting and landscape situation allows. DMS-50 Landscaping and Boundary Treatment Boundary treatment and landscaping proposals for residential development in the countryside shall be in accordance with Section 6 of the Offaly County document ‘Designing houses, creating homes – A guide for applicants on the siting and design of new houses in the Offaly Countryside’; Hedgerows should be retained and reinforced and only removed where absolutely necessary for the achievement of sightlines ensuring safe entry and exit to a site. Where limited removal is required in order to meet with achievement of sightlines, new hedgerows consisting of species native to the area as listed in Table 4.16 in Chapter 4 of Volume 1 of this Plan shall be planted inside the line of visibility. The design of entrances to houses in the countryside shall be in keeping with its rural setting. Brick walls and ornamental features will be discouraged. Planning applications should be accompanied by details of the proposed entrance including details of gates, piers, wing walls etc. as well as of front boundary treatment.

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.