Development plan · Offaly County Council
Offaly County Development Plan 2021–2027 (as varied) — Chapter 13: Development Management Standards
One part of the council's development plan written statement, which the council publishes in parts.
Offaly County Council · 2021–2027 · 75 pages
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- Offaly County Development Plan 2021-2027 Chapter 13 Development Management Standards Page 435 for safe access, refuge and evacuation shall be incorporated into the design of the development. Flood-Resistant Construction Developments in flood vulnerable zones shall specify the use of floodresistant construction aimed at preventing water from entering buildings - to mitigate the damage floodwater caused to buildings. Developments shall specify the use of flood resistant construction prepared using specialist technical input to the design and specification of the external building envelope – with measures to resist hydrostatic pressure (commonly referred to as “tanking”) specified for the outside of the building fabric. The design of the flood resistant construction shall specify the need to protect the main entry points for floodwater into buildings - including doors and windows (including gaps in sealant around frames), vents, air-bricks and gaps around conduits or pipes passing through external building fabric. The design of the flood resistant construction shall also specify the need to protect against flood water entry through sanitary appliances as a result of backflow through the drainage system. Flood-Resilient Construction Developments in flood vulnerable zones that are at risk of occasional inundation shall incorporate design and specification for flood resilient construction which accepts that floodwater will enter buildings and provides for this in the design and specification of internal building services and finishes. These measures limit damage caused by floodwater and allow relatively quick recovery. This can be achieved by specifying wall and floor materials such as ceramic tiling that can be cleaned and dried relatively easily, provided that the substrate materials (for example, blockwork) are also resilient. Electrics, appliances and kitchen fittings shall also be specified to be raised above floor level, and one-way valves shall be incorporated into drainage pipes. Emergency Response Planning In addition to considering physical design issues for developments in flood vulnerable zones, the developer shall specify that the planning of new development also takes account of the need for effective emergency response planning for flood events in areas of new development. Applications for developments in flood vulnerable zones shall provide details that the following measures will be put in place and maintained: • Provision of flood warnings, evacuation plans and ensuring public awareness of flood risks to people where they live and work;
- Offaly County Development Plan 2021-2027 Chapter 13 Development Management Standards Page 436 • Coordination of responses and discussion with relevant emergency services i.e. Local Authorities, Fire and Rescue, Civil Defence and An Garda Síochána through the SFRA; and • Awareness of risks and evacuation procedures and the need for family flood plans. Access and Egress During Flood Events Applications for developments in flood vulnerable zones shall include details of arrangements for access and egress during flood events. Such details shall specify that: • flood escape routes have been kept to publicly accessible land; • such routes will have signage and other flood awareness measures in place, to inform local communities what to do in case of flooding; and this information will be provided in a welcome pack to new occupants. Further Information Further and more detailed guidance and advice can be found at http://www.flooding.ie and in the Building Regulations. DMS-107 Undergrounding of Services All services, including ESB, telephone and television cables shall be placed underground, where possible. Service buildings or structures shall be sited as unobtrusively as possible and must be screened. Proposals should demonstrate that environmental impacts including the following are minimised: • Habitat loss as a result of removal of field boundaries and hedgerows (right of way preparation) followed by topsoil stripping (to ensure machinery does not destroy soil structure and drainage properties); • Short to medium-term impacts on the landscape where, for example, hedgerows are encountered; • Impacts on underground and underwater archaeology; • Impacts on soil structure and drainage; and • Impacts on surface waters as a result of sedimentation.
- Offaly County Development Plan 2021-2027 Chapter 13 Development Management Standards Page 437 Peatland Development DMS-108 Peatlands In the consideration of development on or adjacent to peatland areas, the following guiding principles should apply: • Consideration of the potential contribution of peatlands to climate change mitigation and adaptation including renewable energy production; • Consideration of habitats and species of environmental significance; • Consideration of the potential contribution of peatlands to an existing or proposed greenway / blueway / peatway network; • Consideration of the ecosystem services and tourism potential provided by peatlands; • Development of peatlands shall ensure that there are no negative impacts on water quality and hydrology; • consideration of existing and future rehabilitation measures including enhanced rehabilitation measures (i.e. drain blocking and rewetting); • Consideration of peatland stability; • Achieving of a carbon emissions balance; and • Incorporation of fire mitigation measures such as fire breaks or ensuring access points and routes are suitable for travel by emergency services. Energy and Communications DMS-109 Wind Farms When assessing planning applications for wind energy developments the Council will have regard to; • the Wind Energy Development Guidelines for Planning Authorities, DoEHLG, (2006) and any amendments to the Guidelines which may be made; and • the Wind Energy Strategy Designations Map from the County Wind Energy Strategy showing areas identified as ‘Areas Open for Consideration for Wind Energy Developments’ and ‘Areas not deemed suitable for Wind Energy Developments’, and specific policy and objective BLO-28 for wind development in these areas as outlined in Section 8 of the County Wind Energy Strategy;
- Offaly County Development Plan 2021-2027 Chapter 13 Development Management Standards Page 438 In addition to the above, the following local considerations will be taken into account by the Council in relation to any planning application; • Impact on the visual amenities of the area; • Impact on the residential amenities of the area; • Scale and layout of the project, any cumulative effects due to other projects and the extent to which the impacts are visible across the local landscape; • Visual and cumulative impact of the proposal with respect to protected views, scenic routes and designated scenic landscapes and ‘Peatland and Nature Corridors’ as detailed in Chapter 4 of this Plan; • Impact on the ‘Peatland and Nature Corridors’ (Objective BLO-28) in terms of tranquillity, landscape, options for amenity and tourism development, biodiversity protection and enhancement, and carbon sequestration. • Impact on nature conservation, ecology, soil, hydrology, groundwater, archaeology, built heritage and public rights of way; • Impact on ground conditions and geology; • Consideration of falling distance plus an additional flashover distance from wind turbines to overhead transmission lines; • Impact of development on the road network in the area; • Impact of the development on radio observatories and broadcast communications in the area; and • Impact on human health in relation to noise disturbance (including consistency with the Word Health Organisations 2018 Environmental Noise Guidelines for the European Region), shadow flicker and air quality. 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. Where impacts are predicted to arise as a result of the development proposed, suitably detailed mitigation measures shall be proposed. DMS-110 Solar Farms The Council will consider the following factors in assessing a planning application for a solar farm;
- Offaly County Development Plan 2021-2027 Chapter 13 Development Management Standards Page 439 • The reuse of previously developed land such as brownfield land, contaminated land or industrial land and non-productive agricultural land in preference to productive agricultural land; • The proximity of the proposal to the electricity infrastructure such as substations and indicative proposals to connect to existing or proposed grid connections; • The effect of glint and glare on landscapes, traffic and aircraft safety; • The extent to which there may be additional impacts if solar arrays follow the daily movement of the sun; • The need for, and impact of, security measures such as lights and fencing; • The visual impact of a proposal on heritage assets, designated sites and key views and prospects identified in Chapter 4 of the Plan; • The potential impact on the ecological characteristics and features of the site and its sensitivity to the proposed changes arising from the construction, operation and decommissioning stages of a development. On a proposed site where a significant level of ecological impact is predicted an Ecological Management Plan may be used to mitigate against the predicted impact and/or a Natura Impact Statement if applicable; • The potential to mitigate landscape and visual impacts through appropriate siting, design and screening with native hedges; • The cumulative impact of the proposal with other ground mounted solar panels and wind turbines in the area; • An appraisal of the existing roads infrastructure and the potential impact of the proposed development, including traffic numbers and movements during the construction, operation and decommissioning phases of the proposal should be carried out. Evidence of appropriate sight lines at the entrance to the development from public roads shall also be provided; • Adequate drainage, surface water run-off and flooding mitigation. Where access tracks need to be provided, permeable tracks should be used, and localised SUDs, such as swales and infiltration trenches should be used to control any run off. Sites should be selected and configured to avoid the need to impact on existing drainage systems and watercourses. Culverting existing watercourses/drainage ditches should be avoided unless it is demonstrated that no reasonable alternatives exist and where necessary only temporarily for the construction period. The preparation of an outline Construction Environmental Management Plan setting out key environmental
- Offaly County Development Plan 2021-2027 Chapter 13 Development Management Standards Page 440 management controls for all phases of the development minimising impacts on existing drainage systems and watercourses may be required. • Impact of the development on radio observatories and broadcast communications in the area. • The impact on ‘Peatland and Nature Corridors’ (Objective BLO-28) in terms of tranquillity, landscape, options for amenity and tourism development, biodiversity protection and enhancement, and carbon sequestration. 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. Where impacts are predicted to arise as a result of the development proposed, suitably detailed mitigation measures shall be proposed. DMS-111 Telecommunications Planning applications relating to the erection of antennae and support structures shall be accompanied by: • A reasoned justification as to the need for the particular development at the proposed location in the context of the operator’s overall plans for the county having regard to coverage; • Details of what other sites or locations in the county were considered, and reasons why these sites or locations are not feasible; • Written evidence of site-specific consultations with other operators with regard to the sharing of sites and support structures. The applicants must satisfy the Council that a reasonable effort has been made to share installations. In situations where it not possible to share a support structure, the applicants will be encouraged to share a site or to locate adjacently so that masts and antennae may be clustered; and • Detailed proposals to mitigate the visual impact of the proposed development, including the construction of access roads, additional poles and structures. Where possible they should be located so as to benefit from the screening afforded by existing tree belts, topography or buildings. On more exposed open sites, the Council may require an alternative design or colour finish to be employed, unless where its use is prohibited by reasonable technical reasons.
- Offaly County Development Plan 2021-2027 Chapter 13 Development Management Standards Page 441 Extractive Industries DMS-112 Quarries and Ancillary Developments When assessing planning applications for quarry and ancillary developments, the Council will have regard to; • Section 261 and Section 261A of the Planning and Development Act, 2000 (as amended); • the Quarries and Ancillary Activities Guidelines 2004 and any amendments to the Guidelines which may be made, and • Environmental Protection Agency’s (EPA) publication ‘Environmental Management in the Extractive Industry (non– scheduled minerals)’ 2006. In addition to the above, all planning applications for quarry and ancillary developments, such as batching plants, crushing, screening, shall appropriately detail the environmental baseline of the area in which extraction is proposed, likely impacts and proposed mitigation measures relating to; • Human health; • Groundwater, surface water and important aquifers and compliance with the objectives of the Water Framework Directive; • Natura 2000 sites (Special Areas of Conservation and Special Protection Areas), Natural Heritage Areas, proposed Natural Heritage Areas and other sites for environmental or ecological protection such as Statutory Nature Reserves, Ramsar Sites, Wildfowl Sanctuary and Biogenetic Reserves; • Flora and fauna; • Sensitive local receptors such as residences, Areas of High Amenity, Landscape Sensitivity Areas, Key Scenic Views and Prospects, and Key Amenity Routes as outlined in Chapter 4 of this Plan; • Landscaping, berms and screening proposals; • Local transportation network with particular reference to details of haul routes, trip movements and articulated lorry weights; • Noise, vibration and dust emissions; and • Archaeological and architectural heritage of the area.
- Offaly County Development Plan 2021-2027 Chapter 13 Development Management Standards Page 442 Planning applications shall also include general details on the proposed development such as: • Project description including: - Description of aggregate to be extracted or processed; - Method of extraction and equipment to be used; - Details of storage of materials and overburden; - Total and annual tonnage of material extracted or processed; - Details of any blasting; - Fuel and chemical storage; - Floor levels showing depths of extraction. • Phasing programme for extraction and rehabilitation; • Restoration and after care proposals for the site (plans and section drawings), including long-term quarry face stability, long-term water pollution potential and control, removal of buildings, plant and machinery, fencing and security and a demonstration of how emerging biodiversity and habitats have been incorporated into proposals. In order to facilitate the sustainable development of the extractive industry, the Council will require the lodgement of a financial bond to ensure the satisfactory reinstatement of the site following the completion of extraction and the payment of an adequate contribution towards the upgrading or repair of the local road network. Traffic Assessments and Road Safety Audits may be required in accordance with DMO-105. Proposals for batching plants, crushing and screening on exhausted quarry sites are required to provide details on the source of aggregate and also the number of expected trips from source to plant and then from plant to offsite. Note: • The Council favours the use of existing licensed quarries over proposals for extraction from green field sites. There is a presumption against new quarry developments on the county’s eskers.
- Offaly County Development Plan 2021-2027 Chapter 13 Development Management Standards Page 443 • The Planning Authority, may in certain instances, depending on the size and characteristics of the proposed development, require the preparation of a Natura Impact Statement, Environmental Impact Statement and other assessments as listed in Section 13.8 of this Chapter. • 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-113 Mining When assessing planning applications for mineral extraction and processing of extracted minerals on site, the Council will have regard to; • EPA Environmental Management Guidelines – Environmental Management in the Extractive Industry (Non-scheduled minerals) 2006; and • Advice Notes on Current Practice (in the preparation of Environmental Impact Statements) 2003. In addition to the above, all planning applications for developments of this nature, shall appropriately detail the environmental baseline of the area in which extraction is proposed, likely impacts and proposed mitigation measures relating to; • Human health; • Air quality; • Noise and vibration; • Climate; • Groundwater, surface water and important aquifers and compliance with the objectives of the Water Framework Directive; • Natura 2000 sites (Special Areas of Conservation and Special Protection Areas), Natural Heritage Areas, proposed Natural Heritage Areas and other sites for environmental or ecological protection such as Statutory Nature Reserves, Ramsar Sites, Wildfowl Sanctuary and Biogenetic Reserves; • Flora and fauna; • Soils and Geology;
- Offaly County Development Plan 2021-2027 Chapter 13 Development Management Standards Page 444 • Sensitive local receptors such as residences, Areas of High Amenity, Landscape Sensitivity Areas, Key Scenic Views and Prospects, and Key Amenity Routes as outlined in Chapter 4 of this Plan; • Landscaping, berms and screening proposals; • Local transportation network with particular reference to details of haul routes, trip movements and articulated lorry weights; • Noise, vibration and dust emissions; and • Archaeological and architectural heritage of the area. Planning applications shall also include general details on the proposed development such as: • Details of exploration methodologies undertaken on site and the results of same; • Upgrades required to transportation infrastructure, water and electricity supplies; • Description of minerals to be extracted and processed on site; • Mining methods and equipment to be used; • Stability and security of any open pits; • Subsidence prediction and control; • Details of storage of minerals and overburden; • Potential for acid rock drainage or other in-mine pollution; • Total and annual tonnage of minerals extracted or processed; • Details of proposed blasting; • Fuel and chemical storage; • Floor levels showing depths of extraction; • Phasing programme for extraction and rehabilitation; • Restoration and after care proposals for the site (plans and section drawings), including site rehabilitation phasing and monitoring, long-term pit face stability, long-term water pollution potential and control, removal of buildings, plant and machinery, fencing and security and a demonstration of how emerging biodiversity and habitats have been incorporated into proposals.
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.