Development plan · Roscommon County Council
Roscommon County Development Plan 2022–2028
The council's development plan written statement: its strategy, policies, objectives and development standards.
Roscommon County Council · 2022–2028 · 238 pages
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- 12.5 Overarching Planning Principles UNIVERSAL DESIGN The importance of universal equality of access and inclusive design within all aspects of the built environment is recognised by the Council. The Council encourages that all new development proposals be designed in accordance with the standards outlined in the ‘National Disability Authority - Building for Everyone; A Universal Design Approach 2012’ and Technical Guidance Document M - Access and Use of the Building Regulations 2010 or any subsequent update. SUSTAINABLE DESIGN Sustainable design elements are essential and should be considered at the initial design stage of the development process. These elements will influence and help determine the layout, siting and the orientation of building(s), height, form, materials, density and overall functionality as well as the aesthetics of the proposed development. Lighting f ixtures should be designed so as to avoid creating glare and should have minimum environmental impact. New development (new build, extensions and repurposing of buildings) should employ high-quality sustainable design measures that help to mitigate and adapt to seasonal and climate change. ASSESSMENTS REQUIRED Specific assessments may be required to enable the Planning Authority to make a decision on a planning proposal having regard to legislative requirements and/or to ensure compliance with the Development Plan. Assessments that may be required as part of planning proposals, in certain instances, include but are not limited to the following: g Natura Impact Statement (in order to inform the Appropriate Assessment (AA) process) g Environmental Impact Assessment Report (EIAR) g Flood Risk Assessment g Traffic and Transport Assessment g Architectural Assessment g Archaeological Assessment g Landscape Appraisal and Visual Impact Assessment g Ecological Assessment g Design Statement Proposals for development will be assessed in terms of potential impact on existing adjacent developments, existing land uses and/or the surrounding landscape. Where proposed developments would be likely to have a significant adverse effect on the amenities of the area through pollution by noise, fumes, odours, dust, grit or vibration, or cause pollution of air, water and/or soil, mitigation measures should be included in order to eliminate adverse environmental impacts or reduce them to an acceptable operating level. Proposals shall also ensure that investigations are carried out in relation to the nature and extent of any soil and groundwater contamination and the risks associated with site development work, where brownfield development is proposed. The EPA’s publication Code of Practice: Environmental Risk Assessment for Unregulated Waste Disposal Sites (2007) shall be taken into account as relevant. 171171Roscommon County Development Plan 2022-2028 – Volume I Chapter 12: Development Management Standards
- 12.6 Residential Development (Urban) The Design Standards on urban development seek to assist in achieving positive urban placemaking and enhance a sense of place with access to services and amenities with a high quality of life for all. 34 Department of the Environment, Community and Local Government. 2009 35 Department of Housing, Planning and Local Government, 2018 It is acknowledged that the development of infill, brownfield and backland sites presents additional design challenges when compared to a greenfield site. In order to assist development, the application of policies and development standards shall allow for a degree of flexibility, focusing on design led and performance-based outcomes, rather than applying absolute requirements in all cases. DESIGN PRINCIPLES All development proposals should present high quality and considered design solutions employing best practice standards. The Sustainable Residential Development in Urban Areas, Guidelines for Planning Authorities34 and the associated Best Practice Urban Design Manual provide guidance on best practice urban design principles. Proposals incorporating apartments should be designed in line with design criteria as set out in the Sustainable Urban Housing: Design Standards for New Apartments Guidelines for Planning Authorities35. All new urban development proposals will be assessed in accordance with national guidelines and any superseding guidelines for same. Dependent on the scale and siting of residential development proposals, a Design Statement will be required, and should address the suitability of the proposed design solution to the site context, in accordance with the relevant urban design criteria. This Design Statement shall: g Demonstrate the design concept, principles and urban design criteria employed in an integrated manner, in ensuring the effective assimilation of the proposal into the subject site and its wider context; g Demonstrate compliance with Development Plan standards and Ministerial Guidelines; g Demonstrate how green infrastructure integrates into the development and detailed proposals for open space provision; g Provide justification for the development as proposed and any alternative design options considered; g Provide explanatory on exceptional rather than conventional design approach taken (where applicable). Communal (public or shared) open space should be appropriately integrated into the overall residential layout and should comprise of 15% of gross site area for green field sites and 10% for brown field sites. Communal open space shall be of a sufficient size to be functional and usable - narrow or incidental strips of open space shall not be included in this calculation. Dependent on the overall layout, it may not be desirable or feasible to provide a single open space allocation to serve a housing development. The clustering of groups of units around individual areas of open space may be a design option. Open space areas shall be finished and landscaped as required by the Planning Authority prior to occupation of residential units. Areas of open space areas should have natural surveillance i.e. overlooked by the maximum possible number of units within the layout. 172Roscommon County Development Plan 2022-2028 – Volume I172 Chapter 12: Development Management Standards
- DENSITIES In general, the number of units to be provided on a site should be determined with reference to the Guidelines for Planning Authorities on ‘Sustainable Residential Development in Urban Areas’ or any subsequent update. In achieving the appropriate densities there should also be an appropriate focus on the quality and location of the dwellings, as well as the number of dwelling units. Appropriate densities should be utilised in appropriate areas where the consolidation of the centres can be accommodated in a sustainable manner. The Planning Authority may use its discretion in varying these maximum density standards to take account of the character and context of respective settlements. CHILDCARE FACILITIES Child care facilities shall be provided at the rate of one facility per 75 residential units, as per Childcare Facilities – Guidelines for Planning Authorities (2001). Deviation from this requirement may be considered where it can be demonstrated that sufficient childcare facilities provision exists in the area. PHASING Proposals for multi-unit residential proposals shall be accompanied by a detailed phasing plan, which shall detail proposals for completing roads, open space, public lighting etc. in line with house completions. MANAGEMENT COMPANIES It is a requirement of Roscommon County Council that all residential schemes should be maintained by an established Management Company. Details of proposed maintenance must be submitted for approval of the Planning Authority and include evidence of compulsory membership for all purchasers of individual properties. BONDS To ensure that permitted development is satisfactorily completed, the Council will require, as a condition of planning permission, that a bond will be provided prior to the commencement of development, in the form of a cash deposit or the bond of an insurance company or other financial institution acceptable to the Council. The bond or surety is to be submitted and in place before development is commenced and will be proportionate to the scale of the ancillary works and service works required as part of the development. NAMING OF DEVELOPMENTS The names of new residential developments shall reflect local place names, particularly townlands, or local names which reflect the landscape, its features, culture or history of the area in which the development is located. The names of historical persons associated with the area will also be considered. The use of appropriate Irish names will be encouraged in this regard. The applicant shall provide an explanation of the origin/inspiration for the name with the compliance proposal. The Planning Authority shall approve the name of the development prior to the launching of any advertising campaign for a development by the developer. 173173Roscommon County Development Plan 2022-2028 – Volume I Chapter 12: Development Management Standards
- 12.7 Rural House Design Considerations Roscommon County Council’s County Roscommon Rural Housing Design Guidelines provides guidance on siting and design principles for rural dwellings in the countryside. Rural dwellings are required to be designed to a high standard, to complement the character of the landscape, and to contribute in a positive manner to the built heritage of the county. Proposals for rural houses shall demonstrate adherence to the principles outlined in the County Roscommon Rural Housing Design Guidelines, and should follow the design process as outlined in the guidelines. Figure 12.1: Rural House Forms T-planU-plan The Big and Bulky House Two Storey slipped L-plan The Design Guidelines are structured to explain and provide an insight into rural design concepts, and covers the following areas: g Landscape Character — what gives our rural areas their unique character and how do we preserve this character through new development; g Our Place in the Landscape — exploring the settlement patterns and vernacular typologies; g Siting and Integration — how we can integrate development with the landscape; g Re-use, re-organise, re-place — how can existing buildings be used to their full advantage and how can you design top quality replacement houses; g New Build — designing new buildings to fit the landscape; g Adding the detail — what features should be incorporated into the final design; g Building for the Future — how do you improve the environmental standards of development in order to minimize costs and impacts on the surrounding environment. Within each section the key principles of quality design and sustainable development are clearly explained, along with points to consider when replacing, extending, designing and siting buildings. 174Roscommon County Development Plan 2022-2028 – Volume I174 Chapter 12: Development Management Standards
- The Guidelines promote a site specific response to design, in which the initial step is to select a site and only then devise a design appropriate to the characteristics of the site. The design response is required to site specific. Figure 12.2: Example - Rural Vernacular Concept A Visual Impact Statement is required to be submitted with applications in some of the more sensitive landscapes of the county, as highlighted in the Landscape Character Assessment which accompanies this Plan. 175175Roscommon County Development Plan 2022-2028 – Volume I Chapter 12: Development Management Standards
- The Plan supports the use of rural clusters, or groups of buildings, in appropriate locations, as an alternative to ribbon development in the rural landscape. The grouping of new housing in rural clusters will be required to be rural in character and configured to reflect traditional patterns of rural development. Principles to be adhered to when developing proposals which will form part of a rural cluster include: g Using infill opportunities to encourage the creation of a cluster, rather than continuing a pattern of ribbon development; g Arranging new buildings in a more organic manner that fits with the site contours, landscape features and orientation, rather than siting dwellings in a linear fashion, facing onto public roads; g Traditional vernacular forms should be used in a contemporary layout; g Providing a high level of landscaping to provide adequate enclosure and screening for the rural cluster, to create a sense of place and ensure adequate privacy. Legal agreements will be required in respect of any elements of shared inf rastructure, and to ensure that rural clusters are properly serviced and maintained. Figure 12.3: Examples – Rural Cluster Layouts 176Roscommon County Development Plan 2022-2028 – Volume I176 Chapter 12: Development Management Standards
- 12.8 House Extensions (Urban and Rural) Extending existing dwelling houses to meet changing family needs is an acceptable form of development which is viewed positively by the Council. In general terms the extension shall be: g Subordinate to the existing dwelling in its size, unless in exceptional cases, a larger extension compliments the existing dwelling in its design and massing; g Reflect the proportions, detailing and finishes, texture, materials and colour of the existing dwelling, unless a distinctive high quality contemporary and innovatively designed extension is proposed. g Avoid unacceptable loss of private open space. Where an extension increases the potential occupancy of the dwelling, the adequacy of the on-site sewage treatment (in unserviced areas) should be demonstrated in a planning application. 12.9 Domestic Garages/Sheds (Urban and Rural) Domestic garages and sheds shall generally be subordinate to the existing dwelling in its size, unless in exceptional cases where a larger garage/shed compliments the existing dwelling in its design and massing. The proposed structure shall not have an adverse impact on the amenities of adjoining properties through undue overlooking, undue overshadowing and/or an over dominant visual impact. Careful consideration will be given to site coverage to avoid the unacceptable loss of private open space. Proposed external finishes should be appropriate to the domestic setting. 12.10 Granny Flats A Granny Flat refers to ancillary accommodation for family members (granny flats). Proposals for Granny Flats may be facilitated in either in the form of an extension to a dwelling house or in a detached form. Detached Granny Flats should be proximate to the main dwelling house. The following criteria apply in either instance: g The necessity for the development will be required to be independently substantiated; g Servicing arrangements and garden areas should be shared with the main dwelling house; g Required separation distances from wastewater treatment systems must be achieved; g The unit should not consist of more than a combined living/kitchen/dining area, WC bathroom and a maximum of two bedrooms; g The unit will be conditioned to restrict the use to being ancillary to the main dwelling; g The unit will not be permitted to be let or sold, other than as part of the overall property. 177177Roscommon County Development Plan 2022-2028 – Volume I Chapter 12: Development Management Standards
- 12.11 Backland Development Backland development will not normally be permitted on residential sites in the suburban or rural situation as such development, including the construction of extra dwellings in gardens, can result in inappropriate and disorderly development and can have an adverse effect on the residential amenity of adjoining properties. This may also result in the overloading of infrastructure and in missed opportunities for integrated renewal. Backland development will be considered in cases where Local Area Plans/Settlement Plans are amenable to such development as a means of renewing derelict or underutilised urban lands. Backland development will be given consideration where the following criteria can be satisfied: g The access arrangements would not significantly increase noise and disturbance to existing dwellings; g Adequate provision of off-street parking; g Adequate provision of private amenity space; g The scale and design of the dwelling is compatible with the character of the buildings in the surrounding area; g The development will not give rise to overshadowing; g Existing trees or natural features are retained, where possible. In the event that a development is proposed on a portion of a larger plot of land in a backland location, an indicative layout of the overall development intentions for the wider land will be required. 178178Roscommon County Development Plan 2022-2028 – Volume I Chapter 12: Development Management Standards
- 12.12 Wastewater Treatment 36 EPA, 2009 37 EPA, 1999 WASTEWATER TREATMENT ON SERVICED LANDS All developments will be required to connect to the mains foul sewer system where available and of adequate capacity. CCTV analysis of new sewer lines shall be undertaken and inadequacies in the system satisfactorily rectified prior to taking in charge by the Local Authority. WASTEWATER TREATMENT ON NON-SERVICED LANDS The Council recognises that large areas of the county are outside the mains sewerage system and dependent on individual wastewater treatment facilities. These systems may comprise of a septic tank and percolation area or may have additional manufactured augmentation in the form of a patent effluent treatment system. New build one-off dwelling houses and domestic extensions to existing residential units account for a substantial proportion of individual on-site effluent treatment systems. Site specific analysis for new systems and operating capacity of existing systems (in the case of house extensions where additional loadings will arise) will be required to be assessed on a site specific basis. On-site septic tank and associated treatment systems shall be assessed and constructed under the terms of the Code of Practice: Wastewater Treatment Manual Treatment Systems for Single Houses36 or any subsequent update or revised standards. For developments other than single dwellings, private wastewater treatment proposals shall be in accordance with the EPA’s Wastewater Treatment Manual Treatment Systems for small communities, business, leisure centres and hotels37 or any amending/replacement guidance or standard considered appropriate by the Planning Authority. 179179Roscommon County Development Plan 2022-2028 – Volume I Chapter 12: Development Management Standards
- 12.13 Storm Water Disposal Disposal of storm waters to the foul sewer system shall be strictly prohibited. Where available and of adequate capacity, storm water should be directed to the existing surface water drainage system. Public storm water facilities are not widely available countywide, consequently, solutions for the disposal of storm water will be required to be derived for each proposed development as it arises. In some cases, even where public storm water sewers exist, augmentation of such systems along with storm water attenuation proposals may be necessary. With regard to on-site storm water disposal the following should be considered: g Surface water may be disposed of to soak pits and water courses including roadside drains. g Petrol interceptors will be required to be installed in the case of car parks and industrial developments; g Surface waters shall not be allowed flow onto a public road or neighbouring property. All applications shall demonstrate surface water disposal arrangements. 12.14 Flood Risk Protection Some lands are liable to flooding or development proposals may give rise to flooding in other areas. In such cases a Site Specific Flood Risk Assessment may, as appropriate be required. Flood Risk Assessments shall be carried out by suitably qualified persons, in accordance with The Planning System and Flood Risk Management Guidelines (DECLG,2009) and in accordance with the flood relating Policy Objectives set out in Section 7.10 of Chapter 7 (Infrastructure) of this Plan. 180180Roscommon County Development Plan 2022-2028 – Volume I Chapter 12: Development Management Standards
Source Roscommon County Council: Roscommon County Development Plan 2022–2028 (2022–2028) · 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.