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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- Section 28 Guidelines Roscommon County Development Plan 2022-2028 Sustainable Urban Housing: Design Standards for New Apartments – Guidelines for Planning Authorities (2015) Chapter 12 (Development Management Standards) details the requirement for residential developments that include apartments to meet the standards set out in the Guidelines. Telecommunications Antennae and Support Structures – Guidelines for Planning Authorities (1996) Chapter 7 (Infrastructure, Transport and Communications) identifies the importance and role of telecommunications in ensuring the county is adequately connected. Policy objectives set out in Section 7.12 reflect the content of the Guidelines, including encouraging the co-sharing and clustering of masts. The Planning System and Flood Risk Management – Guidelines for Planning Authorities (2009) A Strategic Flood Risk Assessment (SFRA) has been undertaken for the Roscommon County Development Plan 2022-2028, and is one of the documents accompanying the Plan. It identifies areas of flood risk by reference to data available from a number of sources – the identified flood risk areas have informed the zoning approach and the identification of constrained land use zones in the Settlement Plans included in Volume II of the Plan. The issue of flooding is dealt with in several chapters, and in detail in Chapter 7 (Infrastructure, Transport and Communications) and Chapter 8 – Climate Action, Energy and Environment. Specific flood related policy objectives are contained in Chapter 7, and as part of the general policy objectives applicable to the Settlement Plans and Village Plans in Volume II. Wind Energy Development – Guidelines for Planning Authorities (2006) The Renewable Energy Strategy which accompanies this Plan discusses wind energy, as one of the forms of renewable energy, and includes a map detailing areas of the county which have been identified as the preferred areas for wind energy. Policy objectives in relation to wind energy are contained in Chapter 7 (Transport, Infrastructure and Communications). 201201Roscommon County Development Plan 2022-2028 – Volume I Appendix 1
- CORE STRATEGY METHODOLOGY CALCULATIONS The following tables set out the methodology calculations on which the Core Strategy is based. The methodology reflects the requirements of Housing Supply Target Methodology for Development Planning – Guidelines for Planning Authorities (DHLGH, December 2020). Planning Authority 2 Annual Average Households Total Households A ESRI NPF scenario projected new household demand 2017 to Q4 2027 From ESRI Research 237 (2,612/11) 2,612 A B Actual new housing supply 2017 to Q4 2021 (estimated future delivery projected pro rata from year to date) From CSO Completions data 148 (739/5) 739 B C Homeless households (latest data), and unmet demand as at most recent Census From DHLGH and Census N/A 29 C D Plan Housing Demand = Total (A-B+C) (Projected ESRI NPF demand - new completions) + Unmet demand 317 (1,902/6) 1,902 E Potential adjustment 1 to end 2026 portion of plan period to facilitate convergence to NPF strategy (where justified) Mid-point between ESRI NPF and baseline scenarios to 2026 in lieu of A above Adjusted Total Demand E1 ESRI Baseline scenario projected new household demand 2017, to Q4 2026 From ESRI Research 325 (3,251/10) 3,251 E2 ESRI NPF scenario projected new household demand 2027 From ESRI Research 263 263 E3 Mid-point between A-E2 (ESRI NPF and Baseline scenarios to Q4 2026) 280 (2,800/10) (2,612 -263 + 3,251/2) = 2,800 E4 Adjusted Total Plan Demand calculation based on E2 + E3 in lieu of A above 392 (2,353/6) 263 E2 + 2,800 E3 -739 B + 29 C = 2,353 F Appendix 2 202Roscommon County Development Plan 2022-2028 – Volume I202
- Appendix 3 ADVICE FOR DEVELOPMENT WITHIN CONSTRAINED LAND USE ZONES The Strategic Flood Risk Assessment (SFRA) which was undertaken as part of the preparation of the Roscommon County Development Plan 2022- 2028 identified the flooding potential of lands in the four settlements (Ballaghadereen, Castlerea, Elphin and Strokestown) which are the subject of ‘Settlement Plans’ as part of the RCDP. In relation to developed lands/brownfield sites liable to flood the SFRA noted the need to identify a ‘Constrained Land Use Zoning’. Constrained land use zoning is intended to facilitate the appropriate management and sustainable use of flood risk areas which are already developed. Having regard to the SFRA undertaken and the identification of existing developed areas as being liable to flooding, the constrained land use zoning approach limits new development, whilst recognising that the existing development uses within these zones may require small scale development over the life of this Plan, which would contribute towards the compact and sustainable growth of those settlements. Map No. 3 in each of the Settlement Plans identifies lands within the settlement boundaries where constrained land use zoning must be applied, having regard to the potential for these lands to flood. Within the Constrained Land Use Zones, the underlying zoning or the existing permitted uses are deemed to be acceptable in principle for minor developments to existing buildings (such as small extensions to houses, most changes of use of existing buildings), which are unlikely to raise significant flooding issues, provided they do not obstruct important flow paths, introduce a significant additional number of people into flood risk areas or entail the storage of hazardous substances. Prospective developers are advised that planning applications for proposals within or immediately adjacent to the constrained land use zone will need to be accompanied by a detailed Flood Risk Assessment, carried out in accordance with The Planning System and Flood Risk Assessment Guidelines & Circular PL 2/2014 (or as updated), which shall assess the risks of flooding associated with the proposed development. Proposals shall only be considered where it is demonstrated to the satisfaction of the Planning Authority, that they would not have adverse impacts or impede access to a watercourse, floodplain or flood protection and management facilities, or increase the risk of flooding to other locations. The nature and design of structural and non- structural flood risk management measures required for development in such areas will also be required to be demonstrated, so as to ensure that flood hazard and risk will not be increased. Measures proposed shall follow best practice in the management of health and safety for users and residents of the development. Specifications for developments in flood vulnerable areas as set out below shall be complied with as appropriate. SPECIFICATIONS REQUIRED FOR PROPOSALS WITHIN THE CONSTRAINED LAND USE ZONE Applications for developments in flood vulnerable zones shall provide details of structural and nonstructural risk management measures to include, but not be limited to, specifications of the following: FLOOR LEVELS In areas of limited flood depth, the specification of the threshold and floor levels of new structures shall be raised above expected flood levels to reduce the risk of flood losses to a building, by raising floor heights within the building structure using a suspended floor arrangement or raised internal concrete platforms. 203203Roscommon County Development Plan 2022-2028 – Volume I
- When designing an extension or modification to an existing building, an appropriate flood risk reduction measure shall be specified to ensure the threshold levels into the building are above the design flood level. However, care must also be taken to ensure access for all is provided in compliance with Part M of the Building Regulations. Where threshold levels cannot be raised to the street for conservation, streetscape, or other reasons, the design shall specify a mixing of uses vertically in buildings - with less vulnerable uses located at ground floor level, along with other measures for dealing with residual flood risk. INTERNAL LAYOUT The layout of internal space shall be designed and specified to reduce the impact of flooding [for example, living accommodation, essential services, storage space for provisions and equipment shall be designed to be located above the predicted flood level]. In addition, designs and specifications shall ensure that, wherever reasonably practicable, the siting of living accommodation (particularly sleeping areas) shall be above flood level. With the exception of single storey extensions to existing properties, new single storey accommodation shall not be deemed appropriate where predicted flood levels are above design floor levels. In all cases, specifications 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 flood-resistant 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 specif ication 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 (e.g. 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: g Provision of flood warnings, evacuation plans and ensuring public awareness of flood risks to people where they live and work; g Coordination of responses and discussion with relevant emergency services i.e. Local Authorities, Fire & Rescue, Civil Defence and An Garda Siochána through the SFRA; and g Awareness of risks and evacuation procedures and the need for family flood plans. 204Roscommon County Development Plan 2022-2028 – Volume I204 Appendix 3
- 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: g Flood escape routes have been kept to publicly accessible land. g Such routes will have signage and other flood awareness measures in place, to inform local communities what to do in case of flooding. g This information will be provided in a welcome pack to new occupants. FURTHER INFORMATION FOR PROSPECTIVE DEVELOPERS Further and more detailed guidance and advice in relation to the foregoing can be found at http:// www.flooding.ie and in the Building Regulations. 205205Roscommon County Development Plan 2022-2028 – Volume I Appendix 3
- Appendix 4 WASTEWATER TREATMENT CAPACITY Settlement Population Comment Arigna 125* Adequate Capacity for anticipated growth over the Plan period. The wastewater treatment plant has a design PE (population equivalent) capacity of 650. Athleague 248 Adequate Capacity for anticipated growth over the Plan period. The wastewater treatment plant has a design PE (population equivalent) capacity of 568. Ballyfarnon 187 Adequate Capacity for anticipated growth over the Plan period. The wastewater treatment plant has a design PE (population equivalent) capacity of 700. Ballintubber 147 Adequate Capacity for anticipated growth over the Plan period. The wastewater treatment plant has a design PE (population equivalent) capacity of 300. Ballyleague 697** Adequate Capacity for anticipated growth over the Plan period. The wastewater treatment plant has a design PE (population equivalent) capacity of 3,200. Ballinlough 300 Adequate Capacity for anticipated growth over the Plan period. The wastewater treatment plant has a design PE (population equivalent) capacity of 800. Ballyforan 200 Adequate Capacity for anticipated growth over the Plan period. The wastewater treatment plant has a design PE (population equivalent) capacity of 475. Ballaghaderreen 1,800 Adequate Capacity for anticipated growth over the Plan period. The wastewater treatment plant has a design PE (population equivalent) capacity of 2,500. Ballinagare 153 Adequate Capacity for anticipated growth over the Plan period. The wastewater treatment plant has a design PE (population equivalent) capacity of 300. Ballinameen 191 Adequate Capacity for anticipated growth over the Plan period. The wastewater treatment plant has a design PE (population equivalent) capacity of 247. Boyle 2,570 Adequate Capacity for anticipated growth over the Plan period. The wastewater treatment plant has a design PE (population equivalent) capacity of 6,000 Castlerea 1,990 Adequate Capacity for anticipated growth over the Plan period. The wastewater treatment plant has a design PE (population equivalent) capacity of 4950. Castleplunkett 175 Limited Capacity. Castleplunkett has a WWTP for the council housing estate and school only. The Design PE is approx. 45 and the existing approximate PE is approximately the same amount i.e. 45. Cloonfad 308 Adequate Capacity for anticipated growth over the Plan period. The wastewater treatment plant has a design PE (population equivalent) capacity of 800 Cootehall 228 Adequate Capacity for anticipated growth over the Plan period. The wastewater treatment plant has a PE (population equivalent) capacity of 940. Cortober (Carrick- on- Shannon) 4,100*** Adequate Capacity for anticipated growth over the Plan period. Cortober utilises a wastewater treatment facility at Carrick-on Shannon, which is operated by Letrim County Council. The wastewater treatment plant has a design PE (population equivalent) capacity of 11,500. 206Roscommon County Development Plan 2022-2028 – Volume I206
- Settlement Population Comment Creagh 587* Adequate Capacity for anticipated growth over the Plan period. The wastewater treatment plant has a design PE (population equivalent) capacity of 1,200. Croghan 203* Adequate Capacity for anticipated growth over the Plan period. The wastewater treatment plant has a design PE (population equivalent) capacity of 400. Elphin 565 Adequate Capacity for anticipated growth over the Plan period. The wastewater treatment plant has a design PE (population equivalent) capacity of 1.900. Frenchpark 454 Adequate Capacity for anticipated growth over the Plan period. The wastewater treatment plant has a design PE (population equivalent) capacity of 1,500. Hodson Bay 613* Adequate Capacity for anticipated growth over the Plan period. The wastewater treatment plant has a design PE (population equivalent) capacity of 3,000. Knockcroghery 351 Adequate Capacity for anticipated growth over the Plan period. The wastewater treatment plant has a PE (population equivalent) capacity of 2,000. Keadue 154 Adequate Capacity for anticipated growth over the Plan period. The wastewater treatment plant has a design PE (population equivalent) capacity of 800. Lisacul 251* Adequate Capacity for anticipated growth over the Plan period. The wastewater treatment plant has a design PE (population equivalent) capacity of 490. Lecarrow 334* Adequate Capacity for anticipated growth over the Plan period. The wastewater treatment plant has a design PE (population equivalent) capacity of 350. Loughglynn 184 Adequate Capacity for anticipated growth over the Plan period. The wastewater treatment plant has a design PE (population equivalent) capacity of 700. Monksland 4,350* Adequate Capacity for anticipated growth over the Plan period. The wastewater treatment plant has a design PE (population equivalent) capacity of 14,381. Roscommon 5,900 Adequate Capacity for anticipated growth over the Plan period. The current wastewater treatment plant has capacity for approximately 9,550 Population Equivalent (PE) and currently has sufficient capacity to meet the demands of existing development. Roosky 477 Adequate Capacity for anticipated growth over the Plan period. The wastewater treatment plant has a design PE (population equivalent) capacity of 2600. Strokestown 825 Adequate Capacity for anticipated growth over the Plan period. The wastewater treatment plant has a design PE (population equivalent) capacity of 3,020. Tarmonbarry 443 Adequate Capacity for anticipated growth over the Plan period. The wastewater treatment plant has a design PE (population equivalent) capacity of 1,350. Tulsk 195 Adequate Capacity for anticipated growth over the Plan period. The wastewater treatment plant has a design PE (population equivalent) capacity of 820. * Population based on small area statistics and not the CSO Settlement Boundary ** Relates to CSO Settlement of Ballyleague/Lanesboro *** Relates to CSO Settlement of Carrick-on-Shannon 207207Roscommon County Development Plan 2022-2028 – Volume I Appendix 4
- Appendix 5 PLANNING AND INFRASTRUCTURE ASSESSMENT 1 The NPF refers to ‘development services’ as “road and footpath access including public lighting, foul sewer drainage, surface water drainage and water supply” (pg175). 1. INTRODUCTION This report supports the Roscommon County Development Plan 2022-2028 with regard to the delivery of inf rastructure required for the implementation of the Plan and the additional land zonings proposed in it. The assessment is required by the National Planning Framework (NPF) which sets out a tiered approach for the zoning of lands as follows: ‘Tier 1: Serviced Zoned Land, comprising lands that are able to connect to existing development services for which there is service capacity available and can therefore accommodate new development; and Tier 2: Serviceable Zoned Land, comprising lands that are not currently sufficiently serviced to support new development but have the potential to become fully serviced within the life of the plan.’ 1 NPO 72a requires planning authorities to apply a standardised tiered approach to differentiate between tier 1 (serviced land) and tier 2 (lands that can be serviced during the plan period) for all land use zoning types. The NPF places an emphasises on the need for compact, smart and sustainable growth and requires 30% of all new housing to be within existing urban footprints (outside of the five cities), thus reducing the amount of greenf ield land required to meet future housing requirements. It is therefore appropriate that sustainable planning criteria are used to inform the assessment of each site, in addition to infrastructural criteria, in line with the NPF’s requirement of the prioritisation of development land. 2. METHODOLOGY All sites identif ied for assessment and review have been appraised based on infrastructural requirements and land use criteria. For infrastructural requirements, each site is assessed in terms of road & footpath infrastructure, and water supply and waste water capacities. Table 1.1 provides a summary of the evaluation process for physical infrastructure (Tier 1, Tier 2 and unserviced). Table 1.2 sets out the land use evaluation criteria: Compact Growth, Public Transport & Coordinated Growth. Sites evaluated either meet (√) or do not meet (X) these criteria. Table 1.1: Infrastructure Requirements Score Infrastructure Requirements 1 Existing infrastructure can support the development of the site, subject to on-site works, some minor works at access points or linking into available existing systems. 2 Some off-site works are required but could be delivered as part of a planning application to develop the site or capital investment is identified to facilitate development over the course of the Plan. 0 The land could not reasonably be serviced over the course of the plan and capital investment works have not been identified to meet the infrastructural need to develop the site over the course of the Plan. These sites are discounted, and no further assessment is made. 208Roscommon County Development Plan 2022-2028 – Volume I208
- Table 1.2: Planning and Land Use Criteria Characteristic Description Compact Growth Proximity to the site to the town / village centre and services Co-ordinated Development That the development of the land will contribute to or complete the strategic development of the wider area In order for a parcel of land to be identified as ‘Tier 1’ there shall be no infrastructure impediments restricting the development of the lands i.e. all transportation and water services infrastructure needs to be in place. Sites which may require minor additional works or investment have also been identified as Tier 1 in certain circumstances. This is dependent on the nature and scale of the works required. Each site is addressed in turn is the assessment as below. 3. PLANNING AND INFRASTRUCTURE ASSESSMENT BY SETTLEMENT 2 The Ballaghaderreen Wastewater treatment plant has a design PE (population equivalent) of 2,500. The Core Strategy outlines a population growth to 2,140 by 2028. BALLAGHADERREEN2 Residential Sites Site Roads Footpath Water Supply Waste Water Compact Growth Co-ordinated Development 1 Pound St 2 2 2 1 √ √ 2 Boher Bui 1 1 1 1 √ √ 3 Circular Rd 1 1 1 1 √ √ 4 C’rea Rd 1 1 1 1 √ √ Employment Sites Site Roads Footpath Water Supply Waste Water Compact Growth Co-ordinated Development 5 Frenchpark Rd (N) 1 1 1 1 √ √ 6 Frenchpark Rd (S) 1 1 1 1 √ √ 7 Charlestown Rd 1 1 1 1 √ √ 8 L5559 1 1 1 1 √ √ 209209Roscommon County Development Plan 2022-2028 – Volume I Appendix 5
- CASTLEREA3 Residential Sites (Explanatory note – detail below to be read in conjunction with MA75, which addresses incorrect place names) Site Roads Footpath Water Supply Waste Water Compact Growth Co-ordinated Development 1 Termon 1 1 1 1 √ √ 2 Ballinlough Rd 1 1 1 1 √ √ 3 Arm 1 1 1 1 √ √ 4 Knockroe 1 1 1 1 √ √ Employment Sites Site Roads Footpath Water Supply Waste Water Compact Growth Co-ordinated Development 5 The Demesne 1 1 1 1 √ √ 6 Fires Station 1 1 1 1 √ √ 7 Harristown 1 1 0 2 X X ELPHIN4 Residential Sites Site Roads Footpath Water Supply Waste Water Compact Growth Co-ordinated Development 1 Windmill Road 1 1 1 1 √ √ 2 Windmill Park 1 1 1 1 √ √ Employment Sites Site Roads Footpath Water Supply Waste Water Compact Growth Co-ordinated Development 3 Mart Road 1 1 1 1 √ √ 3 The Castlerea Wastewater treatment plant has a design PE (population equivalent) of 4,950. The Core Strategy outlines a population growth to 2,344 by 2028. 4 The Elphin Wastewater treatment plant has a design PE (population equivalent) of 3,020. The Core Strategy outlines a population growth to 672 by 2028. 210Roscommon County Development Plan 2022-2028 – Volume I210 Appendix 5
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.