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

1. Page 31

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   Offaly County Development Plan 2021-2027 Chapter 13 Development Management Standards Page 405 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. DMS-51 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, shall be complied with. DMS-52 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 EPA Manual referred to above. Private bore holes should comply with the Guidelines from Institute of Geologist of Ireland publication ‘Water Well Construction’. (www.igi.ie) DMS-53 Surface Water Drainage Surface water shall not be permitted to flow on to the public road from any rural residential site. 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. DMS-54 Rural Infill development Limited infill development shall be permitted in the open countryside where the proposed site shall coalesce the existing linear pattern of development and shall not be located at the end of a line of houses but on a small vacant gap site (enough to accommodate one dwelling only) within the existing linear/ribbon form of development subject to the following; • Compliance with Policy SSP-33 relating to ribbon development;

2. Page 32

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   Offaly County Development Plan 2021-2027 Chapter 13 Development Management Standards Page 406 • Wastewater treatment can be provided for the proposed dwelling in line with the EPA Code of Practice (2009) as may be updated in the future or the site is serviced by sewer; • The maintenance of the existing building line and established site frontages of adjacent dwellings; • Provision of a site area of a minimum size of 0.202 hectares (0.5 acres); • The house design proposed is in line with the advice contained in the following; • Landscape Sensitivity Areas contained in Chapter 7 of this Plan; and • Offaly County document ‘Designing houses, creating homes – A guide for applicants on the siting and design of new houses in the Offaly Countryside’. This list is not exhaustive and the Council may consider other requirements contained in the chapter on a case by case basis with planning applications should the need arise. Other Residential Development (Rural and Urban) DMS-55 Extensions Proposed extensions shall: • In general, be subordinate to the existing dwelling in its size, unless in exceptional cases, a larger extension compliments the existing dwelling in its design and massing; • reflect the window proportions, detailing and finishes, texture, materials and colour unless a high quality contemporary and innovatively designed extension is proposed; • not have an adverse impact on the amenities of adjoining properties through undue overlooking, undue overshadowing and/or an over dominant visual impact; and • carefully consider site coverage to avoid unacceptable loss of private open space. Where new extensions are proposed very close to adjoining buildings and may impact upon the residential amenities of an adjacent property, daylight 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,

3. Page 33

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   Offaly County Development Plan 2021-2027 Chapter 13 Development Management Standards Page 407 Part 2, 2008: Code of Practice for daylighting or other updated relevant documents. DMS-56 Family Granny Flats/Self- Contained Residential Unit Planning applications for the provision of accommodation for a dependant family member or relative comply with the following criteria; • Granny flat/unit shall be attached to the existing dwelling. The design of the granny flat should ensure that it is 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; • Granny flat/unit shall be linked internally to the existing dwelling; • Separate access to granny flat/unit shall be avoided to the front elevation of existing dwelling; and • Should be capable of being served by on-site wastewater treatment or public sewer, and if not proposals should be submitted to accommodate the additional loading. DMS-57 Domestic Garages/Stores The development of a domestic garage/store for use ancillary to the enjoyment of the dwelling house will be considered subject to the following standards: • The garage/store shall have a maximum floor area of 100m² and a maximum height of 5 metres in the open countryside; • The maximum floor area and height of a garage/store in urban areas will be accessed on a case by case basis having regard to the size of the dwelling it serves, the rear garden size and potential to overshadow adjacent properties; • The design and external finishes of the domestic garage/store shall be in keeping with that of the dwelling house. The Council may consider exceptions to these criteria having regard to the need for the development and the characteristics of the site. Commercial Developments DMS-58 Retail The provision of new retail development shall be in accordance with Chapter 7 Retail and Town Centre Strategy and Regeneration, and DECLGs Retail Planning Guidelines (2012) and accompanying Retail Design Manual or any subsequent revisions or updates to these Guidelines thereafter.

4. Page 34

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   Offaly County Development Plan 2021-2027 Chapter 13 Development Management Standards Page 408 Retail development should be in accordance with the fundamental objective to support the vitality and viability of the retail centre. All applications for retail developments at edge-of-centre or out-of-centre locations will be subject to the sequential test. Retail impact assessment and transport impact assessments may be required for significant retail development which due to their scale and/or location may impact on the vitality and viability of town and village centres. Proposals to amalgamate retail units will be carefully considered. All planning applications shall contain a design statement prepared in accordance with the ‘Key Principles of Urban Design’ as laid out in the ‘Retail Design Manual, A companion document to the Retail Planning Guidelines for Planning Authorities’, explaining why the particular design solution is considered the most suitable for particular site. Retail structures should avoid presenting blank frontages to streets. The frontage onto a street should represent the actual retail selling space, to facilitate access for pedestrians and animate the streetscape. Car parking shall be provided in a discreet, landscaped and well-screened environment, where practical, with a view to minimising its visual impact, particularly when viewed from approach roads. DMS-59 Retail Warehousing Applications for retail warehousing shall be limited to bulky goods and the criteria as described in the Retail Planning Guidelines 2012. The retail floorspace devoted to ancillary products should not exceed 20% of the total retail floorspace of the relevant retail warehouse unit. DMS-60 Large Retail - Energy Efficiency and Climate Change Adaptation Design Statement. Development proposals for all retail developments in excess of 1,000 m² of commercial floor space 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. Such 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 Regulations or 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).

5. Page 35

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   Offaly County Development Plan 2021-2027 Chapter 13 Development Management Standards Page 409 New development proposals shall show energy efficiency is achieved through siting, layout, design and incorporate best practice in energy technologies, conservation and smart technology. 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-61 Motor Fuel Stations and Service Areas Development proposals will be required to demonstrate that noise, traffic, visual obtrusion, fumes and smells will not detract unduly from the amenities of the area and in particular from sensitive land uses such as residential development. Motor fuel stations should be of high quality design and integrate with the surrounding built environment. In urban centres, 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. Forecourt lighting, including canopy lighting, should be contained within the site and should not interfere with the amenities of the area. The forecourt shop should be designed so as to be accessible by foot and bicycle, with adequate access for delivery vehicles. The safety aspects of circulation and parking within the station forecourt should be fully considered. Retailing activities should be confined to the shop floor area, except in the case of sales of domestic fuel, where some external storage may be permissible. The sale of retail goods from motor fuel stations should be restricted to convenience goods and only permitted as an ancillary small-scale facility. The net floor space of a fuel station shop shall not exceed 100 m². Where permission is sought for a retail floor space in excess of 100 m², the sequential approach to retail development shall apply. Workshops for minor servicing (for example, tyre changing, puncture repairs, oil changing) may be permitted in circumstances where they would not adversely impact the operation of the primary petrol station use and local amenities, particularly with regard to proximity to dwellings or adjoining residential areas. Motor fuel stations and service areas located on the National Road network will be assessed with regard to the Spatial Planning and National Roads Guidelines for Planning Authorities DoECLG, 2012 and NRA Service Area Policy 2014. The hours of operation of shops ancillary to service stations and the use of wall/window/door hatches for shop sales shall be controlled, having regard to the following;

6. Page 36

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   Offaly County Development Plan 2021-2027 Chapter 13 Development Management Standards Page 410 • The effects of noise, general disturbance, hours of operation, litter and fumes on the amenities of nearby residents; and • The need to safeguard the vitality and viability of convenience shopping areas in town centres and to maintain a suitable mix of retail uses. Car wash facilities will require a specific wastewater design proposal along with petrol interceptors and a discharge licence. DMS-62 Commercial Development in the Open Countryside and Sráids In assessing applications for commercial development in the open countryside and Sráids, the Council will have regard to the following: • The nature of the proposed use to be carried out, the hours of operation and the number of employees; • The effects on the amenities of adjoining properties; • The level of traffic generated by the proposed development; and • The generation, storage and collection of waste; and • The siting, layout and design should respect and enhance the rural setting and provide for satisfactory measures to assist integration into the landscape. This list is not exhaustive and the Council may consider other requirements contained in the chapter on a case by case basis with planning applications should the need arise. DMS-63 Home based economic activity Home based economic activity, defined as small scale commercial activity carried out by residents of a house, being subordinate and ancillary to the use of the house as a single dwelling unit will only be granted to the resident of the dwelling and will be restricted to use by the applicant. The change of use should not exceed 25% of the total floor area of the dwelling. Permission will not normally be granted for such changes of uses in apartments. Planning applications for home based economic activity shall contain the following details; • The nature and extent of the work; • The effects on the amenities of adjoining occupiers, particularly in relation to hours of work, noise and general disturbance; • Anticipated levels of traffic generated by the proposed development and the potential increased demand for parking;

7. Page 37

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   Offaly County Development Plan 2021-2027 Chapter 13 Development Management Standards Page 411 • Arrangements for the storage of refuse and collection of waste; and • Appropriate levels of screening / landscaping. This list is not exhaustive and the Council may consider other requirements contained in the chapter on a case by case basis with planning applications should the need arise. DMS-64 Hot Food takeaways The development of hot food takeaways will be strictly controlled and will not be permitted where; • It would contribute to a proliferation or an overconcentration of these uses resulting in the loss of retail and office frontage in town centres; • It would likely prove detrimental to amenities of nearby residential properties through noise, smell, litter, the visual amenity of the area, and/or give rise to traffic or car parking hazards, either individually or taken account of the potential cumulative effects with existing takeaways in the area; and • It is within a 200 metres radius of educational establishments and parks. In addition, planning applications shall include: • Opening/operational hours of the facility. • The location of vents and other external services and their impact on adjoining amenities in terms of noise/smell/visual impact; • Existing noise baseline levels, projected noise emissions levels at the boundaries of the site and noise insulation measures proposed; • Litter control measures; and • Details of façade design, advertising signage and lighting shall respect the character of the street and the buildings. This list is not exhaustive and the Council may consider other requirements contained in the chapter on a case by case basis with planning applications should the need arise. DMS-65 Betting Offices The Council seeks to avoid a concentration of betting offices in the core retail centres of towns and villages. In controlling the provision of betting offices, the Council shall have regard to the following, where appropriate:

8. Page 38

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   Offaly County Development Plan 2021-2027 Chapter 13 Development Management Standards Page 412 • The need to safeguard the vitality and viability of the defined retail area and to maintain a suitable mix of retail uses; • The number/concentration of such facilities in the area; • The effect on the amenities in the area arising from noise, hours of operation, litter and car parking. • Façade design, advertising signage and lighting which respects the character of the street and the building which the office forms part of; and • The maintenance of an open shop style frontage which permits views of the interior of the premises. This list is not exhaustive and the Council may consider other requirements contained in the chapter on a case by case basis with planning applications should the need arise. DMS-66 Casinos The location of casinos will be strictly controlled, having regard to the following, where appropriate: • The likely impact on the residential amenity of the area arising from noise, litter and hours of operation. • The number/concentration of such facilities in the area; and • The existing number of similar, non-traditional retail service outlets in core retail areas such as betting shops, off licences and takeaways. This list is not exhaustive and the Council may consider other requirements contained in the chapter on a case by case basis with planning applications should the need arise. DMS-67 Public Houses and Nightclubs, Restaurants, Food Outlets The following issues shall be taken into account in the assessment of applications; • Potential effects of the development on the amenity of nearby residents; • Opening/operational hours; • Existing noise baseline levels, projected noise emissions levels at the boundaries of the site and noise insulation measures proposed;

9. Page 39

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   Offaly County Development Plan 2021-2027 Chapter 13 Development Management Standards Page 413 • The location of vents and other external services and their impact on adjoining amenities in terms of noise/smell/visual impact; • Litter control measures; and • Façade design, advertising signage and lighting shall respect the character of the street and the buildings. This list is not exhaustive and the Council may consider other requirements contained in the chapter on a case by case basis with planning applications should the need arise. DMS-68 Drive Through Restaurants Drive through restaurants will only be considered in locations where the development will not interfere with the free flow of traffic or detract from the amenities of an area. DMS-69 Shopfronts and street frontage Shopfront design shall be in accordance with Offaly County Council leaflet ‘Guide to Shopfronts and Signs’ in relation to the maintenance of shopfronts and the basic principle around which successful new shopfronts should be designed. The Council will generally; • require that traditional shop front design and name plates over shop windows be preserved; • insist on externally lit/illuminated signs on shops fronts rather than internally illuminated or neon type signs. The use of flashing or interior illuminated signage will not be permitted; • encourage traditional hanging hand painted signs; • require shop front designs should be in keeping with the existing character of the area, especially in town centres and villages; • ensure that large areas of glass should be subdivided by vertical glazing bars and shop windows shall generally have a minimum stall riser height of 0.7 metres above ground level; • actively discourage the removal of features or alterations to existing shop fronts where they are considered to be of historical or architectural interest; • encourage a sympathetic well-designed modern intervention rather than an ill-proportioned imitation of a traditional shopfront; and

10. Page 40

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    Offaly County Development Plan 2021-2027 Chapter 13 Development Management Standards Page 414 • demonstrate a degree of flexibility by providing for adaptation of standard retail design/format to accommodate retail development which is centrally or sensitively located. DMS-70 Market/Casual Trading In considering applications for such facilities in towns and villages, the Council will have regard to the following: • The impact the market would have on town centre vitality and viability and retail policy provisions for that area. • The likely impact on residential amenity, architectural conservation areas, protected structures, the general environment or existing shops; • The capacity of the existing road structure to take any additional traffic generated by the proposal and parking requirements; • Arrangements for customers’/traders’ parking, servicing, storage, disposal and recycling of refuse and storage of stalls; and • The Casual Trading Act of 1995 and specifically any Bye-Laws made by Offaly County Council under Section 6 of the Act. Employment Uses DMS-71 Industrial and Warehousing Developments Industry and warehousing developments will be required to present a good quality appearance, for the site, which address the following; • Individual buildings should exhibit a high quality of modern architectural design and finish; • A landscaping plan shall be included with any planning application which details landscaped areas to the front of the building line and the provision of a buffer zone (minimum 5-10 metres) where the development adjoins another zoning or where it would impact on the amenities of adjoining land uses; • Boundaries which are visible from a public road should be of a high architectural quality. Palisade fencing to the front of any building line shall generally not be permitted; • Areas between the building and road boundary may include car parking spaces provided adequate screen planting is incorporated into the design proposal;

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.