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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- 12.15 Commercial Development 38 Department of Environment, Community and Local Government, 2012 GENERAL DESIGN CONSIDERATIONS The following shall be adhered to in all categories of development, on both zoned and non-zoned lands: g A Design Statement will generally be required in support of a planning application. This facilitates the explanation of why a particular design solution is considered most suitable; g Site coverage (i.e. the extent of a development site that is covered by buildings, and expressed in percentage terms) should not exceed 75% for industrial or retail developments. 80% site coverage may be permissible in town centre locations; g Car parking provision should be in accordance with the standards set out in Table 12.1. Provision should also be made for bicycle parking; g Larger development proposals should include provision for cycle and pedestrian routes to link to local established infrastructure; g Larger developments will be required to prepare a sustainable mobility plan which may lessen car parking requirement provision; g In the interests of preserving the visual amenity of County Roscommon, good quality architectural design and finishes will a priority for all planning applications for retail, commercial and Industrial buildings; g High quality landscaping should be incorporated into the design concept; g The location of advertising on proposed structures and within the development site shall be clearly indicated on drawings at planning application stage. RETAIL DEVELOPMENT The importance of consolidating and protecting the vitality and viability of town centres to enable the towns and villages of Roscommon to thrive is recognised by the Council. In this regard, new planning applications should comply with the retail policy objectives outlined in Chapter 6 (Economic Development) of this Plan and in the accordance with the accompanying County Roscommon Retail Strategy and the Retail Planning Guidelines38. 181181Roscommon County Development Plan 2022-2028 – Volume I Chapter 12: Development Management Standards
- SHOP FRONTS Shopfronts are one of the most important elements in determining the character, quality and image of retail streets. Traditional shop front designs and nameplates over shop windows should, where possible, be preserved. In these situations, regard should be had to the Architectural Heritage Protection - Guidelines for Planning Authorities39. Contemporary shop fronts shall be designed to reflect traditional principles of scale, proportion and detailing of the existing streetscape. Shopfront design should adhere to the following design principles: g Traditional shop front designs and name plates over shop windows should, if possible, be retained and preserved; g Where new or replacement shopfronts are proposed, traditional materials should be used. The excessive use of illuminated plastic or neon signs is not considered appropriate; g The design of new shopfronts should relate primarily to the architectural characteristics of the buildings of which they form part. Shopfronts should also reflect the scale and proportion of the streetscape; g In developing new shopfronts, the actual building design, materials, colour and detailing of the building should all be taken into account. 39 Department of Environment, Heritage and Local Government, 2005 SERVICE STATIONS Service Stations should be designed to take account of the following: g Retail floorspace shall adhere to the floorspace caps set out in the Guidelines for Planning Authorities – Retail Planning (DECLG, 2012); g Forecourt shops should be designed and sited to facilitate safe pedestrian and bicycle access, with unimpeded access for delivery vehicles. The safety aspects of circulation and parking within the station forecourt should be demonstrated fully; g Design and layout of service stations and forecourts should be of high-quality 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; g Forecourt lighting, including canopy lighting, should be contained within the site and should not interfere with the amenities of the area; g Ancillary services such as car wash services should be sited so as not to result in queueing onto the public road network or negatively impact on neighbouring residential amenities; g Rapid EV charging point(s) should be provided and clearly demarcated with appropriate signage, in collaboration with ESB networks. g Proposals for new on-line or off-line motorway service facilities will be assessed in accordance with the guidance set out in the Spatial Planning and National Roads Guidelines for Planning Authorities, DECLG (2012). 182Roscommon County Development Plan 2022-2028 – Volume I182 Chapter 12: Development Management Standards
- FAST FOOD/TAKE AWAY OUTLETS A proliferation of hot food takeaways will not be permitted in any area, particularly in proximity to schools. The Planning Authority may impose restrictions on opening hours as a condition of planning permission. Proposals for fast food outlets should be developed to have regard to the following considerations: g Proposals should generally be confined to core retail areas or areas of mixed commercial development; g The envisaged cumulative effect of the proposed development on the existing mix of land uses and activities within an area/ proximity of site. (The Council considers it inappropriate to provide for an excessive concentration of takeaways within a given area in order to maintain an appropriate mix of uses and protect night-time amenities in particular areas); g Proposed Hours of Operation; g Location of vents and other external services and their potential impact on adjoining amenities in terms of noise/odour/visual impact; g Measures to minimise the impact on the residential amenities of properties within the vicinity; g Measures to minimise the impact on the character and amenities of an area. (Such uses are generally incompatible with midterrace locations or other locations where neighbouring properties or upper floors unconnected with the business are in residential use); g The scale of the development proposed in keeping with the scale of the building and the pattern of development in the area. 12.16 Urban Character and Streetscape The county’s towns and villages have their own distinctive physical characteristics and use mixes that have developed incrementally and give them their own special ambience and personality. Urban character may be defined by buildings of architectural or historical interest or indeed structures of less renown. Other def ining characteristics may be random or planned street morphology, public open spaces, or natural features such as a river. The following overarching design considerations should be observed in relation to urban and village design. Proposed developments should: g Endeavour to utilise derelict and underutilised structures and sites. The grouping of individual properties in the backland situation may be desirable in order to achieve a coherent design solution in accordance with the appropriate zoning of any given area (if applicable). As a priority, urban regeneration will be encouraged; g Respect existing streetscapes in its design, height and scale. Proposals for consideration should be presented in the context of the overall streetscape to enable comparative evaluation; g Ensure preservation and appropriate development of buildings of architectural and historical significance (listed buildings and protected structures); g Provide adequate servicing and car parking; g Ensure that traffic management considerations are employed to minimise disruption and traffic hazard. 183183Roscommon County Development Plan 2022-2028 – Volume I Chapter 12: Development Management Standards
- 12.17 Advertising The following general policy will apply to advertising proposals: 40 Department of Environment, Heritage and Local Government, 1998 g Signs will not be permitted if they compete with road signs or otherwise endanger traffic safety; g Signage should be positioned to prevent it leading to obstruction to the visually impaired or interfering with access on footpaths; g The size and scale of signs should not conflict with those existing structures in the vicinity; g The number and positions of signs should not unduly clutter the building façade or streetscape; g High level advertising will not be permitted; signs should be positioned at or below ground floor fascia level; signs will not be permitted above eaves or parapet levels. The following types of advertising will not generally be permitted by the Council: g The use of plastic, PVC, perspex and neon signs or lettering or detailing on any exterior; g Internally illuminated box fascia signs; g Internally illuminated projecting signs, whether fixed or hanging; g Flashing, reflectorised, neon or glitter-type signs or detailing at any location on the exterior of the building, or so located within the interior as to be intended to be viewed from the exterior; Signs should not impair the setting of any archaeological or historical site or any protected building or structures or ACAs. In terms of Advertising hoarding the following should be considered: g Development of this kind that is considered to contribute to a traffic hazard or compete with traffic signs will not be permitted; g Outdoor advertising shall not be permitted on proposed or existing protected structures or within their vicinity; g In all other cases, the visual impact of a proposed advertising shall be minimised; g The scale of display panels must be related to the scale of the buildings and streets in which they are located; g As a general rule, planning permissions for outdoor advertising will be limited to a maximum of three years in the first instance, to enable the position to be reviewed by the Planning Authority in light of changing circumstances at the end of that period; g The number and scale of hoardings in the vicinity of the site will be a material consideration; g No advertising hoardings (billboards) will be permitted in the countryside. An exception to this may be considered in relation to advertisement panels at lay-bys outside built up areas. In general terms the Planning Authority will not permit advertising signage where such signage is considered to conflict with road signage or compromise traffic safety. In relation to tourism advertising the “Criteria for the Provision of Tourist Attraction and Accommodation Signs”40 shall apply. Signage on National Roads will be strictly controlled and will generally only be permitted in accordance with the provisions set out in Section 3.8 of the Spatial Planning and National Roads Guidelines (2012) and the TII Policy on the Provision of Tourism and Leisure Signage on National Roads (2011). 184Roscommon County Development Plan 2022-2028 – Volume I184 Chapter 12: Development Management Standards
- 12.18 Tourism and Recreational Facilities The Council promotes and encourages sustainable forms of tourism, niche tourism and recreation in the countryside, where appropriate. Proposals for tourism development and supporting facilities should be sensitively located, not interfere with or detract from areas of special amenity value or nature conservation. Consideration will be given for such developments provided they do not conflict with other strategic objectives in the Plan and meet the following minimum requirements: g Structures proposed should generally comprise a high quality design with sensitive siting and design so as not to interfere with the visual setting of sensitive visual attractions; g The development consists of a wellresearched, justified and imaginative integrated project; g The development relates sympathetically to the scale and level of activity in the locality; g A site specific locational justification is provided for the development proposal. In terms of sustainable forms of niche tourism and recreation, facilities should in the first instance be located within existing structures, or in buildings of character requiring renovation or in traditional farm houses, where possible. Where new buildings are proposed, they should be sensitively located and designed having regard to existing buildings, topography and landscaped and be adequately serviced and suitably managed. In all cases the facility shall be of an appropriate scale for the location and shall have a high standard of design, layout, landscape and environmental protection so as not to impact negatively on the visual and residential amenity of the area or have significant adverse effects on the environment. Proposed developments should seek to manage any increase in visitor numbers and/or any change in visitor behaviour in order to avoid significant environmental effects, including loss of habitat and disturbance. Proposals should also ensure that new projects and activities are a suitable distance f rom ecological sensitivities. Visitor/ habitat management plans may be required. Considerations should include potential impacts on existing infrastructure (including drinking water, wastewater, waste and transport) resulting from tourism proposals. 185185Roscommon County Development Plan 2022-2028 – Volume I Chapter 12: Development Management Standards
- 12.19 Community Facilities 41 Department of Education and Science, and the Department of the Environment, Heritage and Local Government, 2008. 42 Department of the Environment, Heritage and Local Government, 2001. COMMUNITY FACILITIES AND AMENITIES Community facilities and amenities encompasses a wide range of developments, including leisure facilities, sports grounds, playing fields, play areas, community halls, organisational meeting facilities, medical facilities, childcare facilities, long term care facilities and other community orientated developments. Proposals should demonstrate the following: g Overall need in terms of necessity, deficiency and opportunity to enhance or develop local facilities; g Address practicalities of site location in terms of use, impact on local amenities and ensuring safe access for pedestrians, cyclists, vehicles and safe public parking for cars and buses; g The potential multifunctional use of community facilities, including daytime and night-time usage; g Cater for all levels of disability; g Conformity with the requirements of appropriate legislative guidelines, for example, childcare facilities. EDUCATION Applications for new educational facilities should follow the technical guidance documents published by the Department of Ed and the DHCLG Guidance on Provision of Schools and the Planning System: A Code of Practice for Planning Authorities41 or otherwise as updated. CHILDCARE FACILITIES Applications for new/extensions to existing childcare facilities must comply with Guidelines for Planning Authorities Childcare Facilities42, or any subsequent guidelines. In addition to standard considerations regarding the adequacy of servicing (access provision, water and sewerage facilities etc.) proposal for Childcare Facilities will also be assessed in respect of: g Site size; g Traffic and pedestrian safety; and g The number of similar facilities in the adjoining area. Applications for childcare facilities must include detailed information on the following: g The type of facility being proposed (i.e. Full Day Care Facilities or Sessional Childcare Facilities) and number of children to be accommodated; g Breakdown and description of floor space; g Proposed opening hours; g Proposed number of staff; g Access details including dedicated drop off point(s), set down parking and visibility splays from the gateway; g Parking facilities for staff, visitors and customers; g Provision of appropriately located on site play areas. 186Roscommon County Development Plan 2022-2028 – Volume I186 Chapter 12: Development Management Standards
- HEALTH CARE SERVICES Health care facilities (including Primary Care Centres, Medical Centres, Medical Consultants and Veterinary Surgeries etc.) should locate in the towns or villages of Roscommon as per the Settlement Strategy. Planning applications should include details of proposed professional medical activities, proposed number of practitioners and support staff, parking provision and intended hours of operation. The following considerations will be taken into account: g Size and Scale - the size and scale of the proposed development must be appropriate to the area; g Proximity to Local Services - the development shall be in close proximity to local services and facilities; g Impact on adjoining lands - avoiding negative effect on the amenities of adjoining properties; g Traffic Safety and Smarter travel provision; g Where ancillary commercial facilities are proposed in conjunction with the health care facility, a site specific justification is required to be demonstrated. 43 Health Information and Quality Authority, 2016 NURSING HOMES/CARE HOMES The Council recognises the need to provide for a range of accommodation for those who require supervised care. The provision of these facilities in the rural situation, outside designated settlement centres is not favoured, save for upgrade of existing established developments of this kind. The following criteria apply to proposals for nursing homes / care homes: g Locate within appropriately zoned lands when available in the vicinity; g Compliance with the standards as laid down in the National Standards for Residential Care Settings for Older People in Ireland43 (or any updated or superseding document); g The effect on the amenities of adjoining properties; g The provision of suitable private open space; g The size and scale of the facility proposed – the scale must be appropriate to the area. 187187Roscommon County Development Plan 2022-2028 – Volume I Chapter 12: Development Management Standards
- 12.20 Agricultural Development As recognised in Chapter 5 of this Plan, agricultural activity remains an important contributor to the economic and social viability of rural areas and is a key source of employment. Large scale agricultural development and/or agriculture-related industry involving processing farm produce will generally be permitted subject to proper planning and sustainable development. Agricultural structures should be sited as unobtrusively as possible. Finishes and colours used should blend the development into its surroundings. The grouping of agricultural structures is encouraged in order to reduce their overall impact. 188188Roscommon County Development Plan 2022-2028 – Volume I Chapter 12: Development Management Standards
- 12.21 Extractive Industries It is recognised that the location of such industries is dictated by the availability of the resource and hence each application will be determined on its own merits. 44 Department of the Environment, Heritage and Local Government, 2004 All proposals for extractive industries must accord with Quarries and Ancillary Activities Guidelines for Planning Authorities44. The following should be submitted with a planning application for extractive development, including for the proposed expansion/intensif ication of existing operations: g The site layout plan should detail the total site area, and identify areas of excavation, any ancillary proposed development and nearest dwelling and/or any other development within 1km of the application site; g Description of the aggregate to be extracted, method of extraction, any ancillary processes (crushing etc.), equipment to be used, stockpiles, storage of soil and overburden and storage of waste materials; g Total and annual tonnage of extracted aggregates, expected life time of the extraction, maximum extent and depth of working and a phasing programme; g Details of water courses, water table depth and hydrological impacts, natural and cultural heritage impacts, traffic impact and waste management; g Assessment of cumulative impact when taken with any other extractive operations in the vicinity; g Likely environmental effects, proposed mitigation measures and restoration; g Detailed Rehabilitation and after-care proposals. These should include a report with plans and section drawings, detailing the following: i. Anticipated finished landform and surface/landscape treatments (both of each phase proposed (where applicable) and the excavation as a whole); ii. Quality and condition of topsoil and overburden; iii. Rehabilitation works proposed; iv. Type and location of any vegetation proposed; v. Proposed method of funding and delivery of restoration/reinstatement works etc. g Current legal planning status of the existing development (quarry/sand and gravel pit); g Justification on the need for the development proposed, the extent of existing authorised quarry supplies available and the impact of the development on the local environment. An Environmental Impact Assessment Report (EIAR) shall be submitted where the development constitutes “development for the purposes of Part 10” of the Planning and Development Act 2000 (as amended). 189189Roscommon County Development Plan 2022-2028 – Volume I Chapter 12: Development Management Standards
- 12.22 Telecommunications The Council recognises the importance of telecommunication infrastructure as a means of removing the peripheral barrier that the county experiences. It is also recognised that the location of telecommunication infrastructure is dictated by service provision and hence each application will be determined on its own merits. Planning applications relating to the erection of antennae and support structures shall be accompanied by: g 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; g Details of all other sites or locations in the county considered for the development, and technical justification to clarify why the sites were discounted; g 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. 190Roscommon County Development Plan 2022-2028 – Volume I190 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.