Westmeath County Development Plan 2021–2027

1. Page 481

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   DEVELOPMENT MANAGEMENT STANDARDS 16 Westmeath County Development Plan 2021-2027 462 A detailed Design Statement (comprising of text, graphics and photographic imagery of the site and surroundings) is required for significant developments proposed (i.e. in terms of scale and/or site sensitivity) and should provide the following: • 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. • Demonstrate compliance with Development Plan standards and Ministerial Guidelines. • Demonstrate how green infrastructure integrates into the development and detailed proposals for open space provision. • Provide justification for the development as proposed and any alternative design options considered. • Provide explanatory on exceptional rather than conventional design approach taken (where applicable). Development Management Standards Policy Objectives – Urban Development It is a policy objective of Westmeath County Council to: CPO 16.1 Apply flexibility in the application of development standards with the consideration of performance-based criteria appropriate to general location, which will provide highquality design outcomes, where appropriate. This more dynamic performance-based approach, applicable to town centre locations, will facilitate flexible design solutions in instances where a proposal fulfils specific planning requirements. CPO 16.2 Achieve the delivery of high-quality built environments ensuring that development is designed to a high standard in line with the Sustainable Residential Development in Urban Areas – Guidelines for Planning Authorities and Best Practice Urban Design Manual (DoECLG 2009), the ‘Urban Development and Building Heights Guidelines for Planning Authorities’ (2018) and ‘Specific Planning Policy Requirements’ (SPPRs) 1 – 4 (inclusive), the Core Strategy for the county and other planning considerations. CPO 16.3 Require that a detailed design statement be submitted in respect of residential schemes comprising 10 or more units, large scale developments over 350sqm (e.g. commercial, business & enterprise buildings, office, retail, educational facilities etc) and any other development proposed on key strategic or sensitive sites within the urban areas, as determined by the Planning Authority. CPO 16.4 Encourage the use of green roofs and walls to be incorporated into new developments, where possible.

2. Page 482

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   DEVELOPMENT MANAGEMENT STANDARDS 16 Westmeath County Development Plan 2021-2027 463 16.2.2 Shopfronts The term shopfront encompasses all commercial development types located within our urban areas, including for example; shops, restaurants, offices, public houses and banks. All shopfront design, whether it be traditional or modern, should consider the streetscape, the building itself and the design detail of the shop unit. Development Management Standards Policy Objectives - Shopfronts It is a policy objective of Westmeath County Council to: CPO 16.5 Require that new shopfront design is of a quality design standard that respects the character and architectural heritage of the existing streetscape. Historic shopfronts should be retained and refurbished, where feasible. Such features as existing arches, stringcourses, plaster detailing or existing fascias and brackets should be considered in the new design and new internal alterations or proposed advertising should generally not interfere with such details. Wholesale removal of rendering along a streetscape is generally not encouraged. Contemporary shop front design will be encouraged, where appropriate. Design cues of modern shop fronts should include the basic shopfront elements of fascia, pilasters and stallriser/base and should employ high quality architectural detailing and quality materials appropriate to the size of window openings. CPO 16.6 Generally, restrict the use of film, adhesive stickers and any other screening that obscures the glazed area of a shopfront window where it negatively impacts upon the streetscape. Require that security shutters on new shopfronts (where required) are transparent and placed behind the shopfront window glazing, Illumination of fascia signage, shopfronts or distinctive architectural features should be discreet and limited to spotlighting, uplighting or disguised minimalist strip lighting. In this regard, internally illuminated fascias and internally illuminated signs are generally not permitted. Ensure that corporate logos (or other similar logos), lighting designs and colours are not used where it would detract from the character and architectural heritage of the streetscape.

3. Page 483

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   DEVELOPMENT MANAGEMENT STANDARDS 16 Westmeath County Development Plan 2021-2027 464 16.2.3 Signage Signage can significantly alter the visual appearance of a building or streetscape by either positively contributing to the receiving environment or resulting in a loss of visual amenity. Development Management Standards Policy Objectives - Signage It is a policy objective of Westmeath County Council to: CPO 16.7 Evaluate signage proposals in relation to the surroundings and architectural features of the building or structure on which signs are to be displayed, the number of signs in the area and the potential for the creation of undesirable visual clutter. CPO 16.8 Encourage the use of both the Irish and English language on any new cultural, community and civic signage. CPO 16.9 Seek energy reduction measures in new and replacements advertising structures, where feasible. 16.3 Residential Development Sustainable residential development requires the provision of a mix of housing designs and layouts comprising a range of dwelling sizes and typologies to accommodate emerging demographic trends within the County’s settlements. 16.3.1 Design, Layout & Housing Mix New residential developments should deliver high quality architectural design and layout. In this regard, the Councils standards on mix of dwelling types and density should be considered as part of any proposal. Development Management Standards Policy Objectives - Design, Layout & Housing Mix It is a policy objective of Westmeath County Council, when assessing development proposals for new residential development that the following criteria be applied, as appropriate: CPO 16.10 Residential schemes to provide a range of dwelling sizes and typologies to accommodate emerging demographic trends in line with the Westmeath Housing Strategy and Housing Needs Demand Assessment or other evidence supported methodology. Proposals for residential schemes which are proposed on infill or smaller sites should demonstrate the ability of the proposal to provide a mix of dwelling types within the locality as opposed to within the scheme itself.

4. Page 484

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   DEVELOPMENT MANAGEMENT STANDARDS 16 Westmeath County Development Plan 2021-2027 465 CPO 16.11 Planning proposals for housing schemes are required to present a considered design approach to tailor the scale, design, layout and density of housing in responding to the individual character of the respective town or village. CPO 16.12 New housing layouts should provide for a suitable mix and typology of residential units that demonstrates compliance with the following criteria: Physical Criteria  Optimise traffic safety and ensure ease of movement, orientation and navigation, with a fully integrated and connected road network. Avoidance of a roads dominant scheme and use of cul-de-sacs.  Provision of quality pedestrian and cycle linkages and infrastructure to facilitate sustainable modes of transport.  Promotion of a high standard of design and layout that provides legibility, character and local distinctiveness.  Ensure that buildings and streets are designed to enable easy access by all regardless of mobility. Social Criteria  Design for life and adaptability meeting the needs of all (including children, older persons and mobility impaired).  Design for social cohesion and interaction based on active and social streets.  Protect levels of privacy and amenity for existing and new residents.  Delivery of active frontages including corner sites providing dual frontage and avoidance of blank facades, fencing and garden walls fronting on to streets and green areas/open space.  Support play policies to address the play and recreation needs of children and young people and ensure the integration of play provision and child-friendly neighbourhoods.  One childcare facility providing for a minimum of 20 childcare places per approximately 75 dwellings proposed should be provided, unless otherwise recommended by the County Childcare Committee. Environmental Criteria  Innovative energy efficient housing to accommodate new typologies and provide adaptable and/or whole life-cycle homes to create inclusive and socially balanced residential communities.  Reflect and contribute to the local character and identity of place by avoiding repetitive volume builds.  Delivery of high quality accessible open space, public realm and landscaping.

5. Page 485

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   DEVELOPMENT MANAGEMENT STANDARDS 16 Westmeath County Development Plan 2021-2027 466  Incorporation of measures to ensure sustainable design such as rainwater harvesting, green roofs and walls etc. Note: In certain circumstances, (e.g. regeneration lands and brownfield sites located within town centres) Performance Based Criteria will be applied in relation to development proposals. CPO 16.13 Where new developments are proposed adjacent to existing and established neighbourhoods, the design, layout and housing mix should be designed in such a way to enable positive integration, both physically and socially towards building strong integrated communities and social cohesion. CPO 16.14 Generally, require a separation distance of 22m between opposing rear first floor windows to avoid overlooking and protect private residential amenity. Innovative dwelling types, such as houses which have their main sleeping and living areas on one side, and circulation and bathrooms on the other, may allow for a reduction in this standard. Any window proposed at ground floor level should not be less than 1m from the boundary it faces. CPO 16.15 Apply the recommendations of ‘Site Layout Planning for Daylight and Sunlight: A Guide to Good Practice’ – Second Edition, (B.R.E.)’ in addressing overshadowing of adjoining lands. Overshadowing daylight and shadow projection diagrams may be required to assist in the assessment of applications. CPO 16.16 Incorporate Dual Aspect designs into residential schemes, where possible, to ensure provision of active and passive surveillance over street frontages, creation of attractive thoroughfares by avoiding spanning rear garden walls, the creation of more recognisable routes and junctions that aid navigation and contributing energy efficiency advantages, whilst providing for more attractive, usable and adaptable living spaces, and better sunlight/daylight provision to its occupants. CPO 16.17 Provide for lifetime adaptable homes to accommodate the changing needs of a household over time. CPO 16.18 Boundary Treatment:  Rear private garden area should be not less than 11m in depth extending the full width of the house. Discretion of this standard will be dependent on-site layout characteristics and flexibility may be employed where performance-based criteria can be adequately demonstrated. (For example, where a side garden of equal or greater dimensions can be substituted for rear garden space and where a situation of overlooking is demonstrably avoided).  Where a front boundary wall or fencing is provided, the design and materials must be such as to provide a subtle but complimentary design feature to the overall housing layout.

6. Page 486

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   DEVELOPMENT MANAGEMENT STANDARDS 16 Westmeath County Development Plan 2021-2027 467  Rear boundary walls or fences must be provided to a height of not more than 2 metres and backplanted with native deep-root hedging/trees.  Side Garden walls should generally be presented behind the front building line of the dwelling only, to allow for the openness of residential development and protect visual amenities.  Boundary walls/enclosures should not present blank spanning facades onto thoroughfares. Design solutions may include the use of dual aspect dwellings and alternative site orientation including provision of side access/egress arrangements. CPO 16.19 Proposals for new apartment schemes should be designed in line with design criteria as set out in the 2018 Ministerial Guidelines - Sustainable Urban Housing: Design Standards for New Apartments – Guidelines for Planning Authorities (or any subsequent update) and ‘Specific Planning Policy Requirements’ (SPPRs) 1 – 9 (inclusive). CPO 16.20 Private Open Space All dwelling houses should generally have an area of private open space located to the rear of their dwelling and comprise a minimum area as follows: Accommodation size Min private open area 1-2 bedrooms 48m² 3-4-5 bedrooms 60-75m² Inner urban infill dwellings. 25m2 In certain circumstances, a reduction in this standard may be considered where:  Innovative layouts within residential schemes are proposed, the Council may consider it appropriate to accept the collective combination of the area of both private and semi-private open space provisions as satisfying the private open space requirement for the proposed dwellings.  Where the open space standards cannot be achieved or where more intensive recreational uses are deemed to be desirable, the Council, at its discretion, may consider arrangements whereby appropriate intensive facilities may be provided in lieu of open space. Intensive recreational/amenity facilities should be in the form of recreational buildings or enclosures, which may include indoor or allweather recreational facilities.  A contribution in lieu of provision of adequate public space will only be considered in exceptional circumstances. Exceptional circumstances will be assessed on their merits on a case-by-case basis, and in such instances sufficient

7. Page 487

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   DEVELOPMENT MANAGEMENT STANDARDS 16 Westmeath County Development Plan 2021-2027 468 private and semi-private open space (or, open space for use by all the occupants of the proposed development) should be provided. Exceptional circumstances to include:  Where developments are close to existing public parks and other amenity facilities.  Smaller residential and commercial developments where it may not be appropriate to provide public open space;  The need to protect the established pattern of streets and spaces. CPO 16.21 Public Open Space Provision & Recreational Amenities In general, 15% of gross site area should be provided for multifunctional open spaces at suitable locations within new residential schemes. These open spaces should be easily accessible to all residents and provide for both passive and active uses for persons of all abilities regardless of age or mobility and including design measures and features incorporating sensory design aids, and landscaping, where feasible. Where public open space cannot be provided or where it is not appropriate to provide this, a contribution in lieu of provision towards public open space or recreational facilities in the wider area may be required. This will take the form of a contribution on a per capita basis towards capital investment in creating and/or upgrading parks and spaces and revenue costs for the maintenance of these spaces for a 20-year period. Recreational/amenity facilities (indoor or outdoor) of a more intensive nature in tandem with larger developments may be considered as part of the delivery of open space requirements, within a specified timeframe. Such provision will be at the sole discretion of the Planning Authority and considered in the wider context of the site area. CPO 16.22 Refuse Storage  All residential developments should provide satisfactory waste storage including provision for segregation of waste materials in an accessible, convenient and visually unobtrusive manner. Where communal refuse storage is required, the collection point for refuse should be accessible both to the external collector and to the resident and be secured against illegal dumping by non-residents.  Refuse storage areas should not be located immediately adjacent to the front door or ground floor window, unless adequate screened alcoves or other such mitigation measures are provided.

8. Page 488

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   DEVELOPMENT MANAGEMENT STANDARDS 16 Westmeath County Development Plan 2021-2027 469 16.3.2 Residential Density The Council generally seeks that the number of residential units to be delivered on a site should be determined in relation to the hierarchical status of the settlement within the Council’s Settlement Hierarchy and its capacity for growth and its access to public transport and necessary social infrastructure. Furthermore, the Council acknowledges and encourages higher densities, where appropriate, given the need to reduce CO2 emissions by reducing energy consumption and to support a more efficient use of energy in the residential and transport sectors, in line with Ireland’s commitments under the Paris Agreement. All bin storage should be designed in such a way as to discreetly integrate with the built form/site. CPO 16.23 Water and Wastewater Services The applicant or developer is advised to consult with Irish Water regarding arrangements pertaining to water and/or wastewater connection agreement(s), if required, prior to the making of a planning application. Development Management Standards Policy Objectives – Residential Density It is a policy objective of Westmeath County Council when assessing residential density that the following criteria will be considered as appropriate: CPO 16.24 Increased residential density within Athlone Regional Centre and Mullingar (key town) in principle where the subject lands are:  within walking distance of the town centre, or  are adequately serviced by necessary social infrastructure and public transport and/or  designated regeneration sites and development lands which comprise in excess of 0.5ha, subject to quality design and planning merit in ensuring compact growth and the creation of good urban places and attractive neighbourhoods. CPO 16.25 New development proposals should be fully permeable for walking and cycling and the retrospective implementation of walking and cycling facilities should be undertaken where practicable in existing neighbourhoods, in order to a give competitive advantage to these modes for local trip making. Where possible, new residential developments should provide for filtered permeability, i.e. provide for walking, cycling, public transport and private vehicle access while restricting or discouraging private car through trips.

9. Page 489

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   DEVELOPMENT MANAGEMENT STANDARDS 16 Westmeath County Development Plan 2021-2027 470 16.3.3 Taking in Charge & Management Companies Where a housing scheme is proposed to be taken-in-charge by the Council, a site layout plan clearly indicating those areas to be taken-in charge and those areas to remain the responsibility of a properly established management company shall be submitted to the Planning Authority. In this regard, the applicant must have regard to the Department of the Environment, Community and Local Governments document Taking in Charge of Residential Developments Circular Letter PL 02/2019 and Westmeath County Council’s Taking in Charge Policy for Private Housing Developments 2019 (or any subsequent update). It is a requirement of Westmeath County Council that all apartment 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. 16.3.4 Bonds To ensure the satisfactory completion of development works, such as roads, footpaths, surface water drainage, car parks, public lighting and open space, landscaping and the protection of trees on a site which has been the subject of a grant of permission, a bond or cash lodgement may be required to ensure satisfactory completion of non-water services related infrastructure until the development has been satisfactorily completed. The bond or cash lodgement may be sequestered in part or in its entirety at the discretion of the Planning Authority where the development has not been satisfactorily completed. The amount of such bond or cash lodgement will be determined by the Planning Authority. 16.3.5 Other Residential Development Types This includes; • Alterations and extensions to existing dwellings. • Vehicular Access and Replacement of front gardens with surfaced parking. • Dependent Relative Accommodation/Granny Flats. • Residential care homes, retirement homes, nursing homes, retirement villages and sheltered accommodation. CPO 16.26 Relaxation in residential density will be permitted in areas identified for the provision of services and serviced sites that create “build your own home” opportunities within the existing footprint of self-sustaining growth towns, rural towns and villages and other rural settlements.

10. Page 490

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    DEVELOPMENT MANAGEMENT STANDARDS 16 Westmeath County Development Plan 2021-2027 471 Development Management Standards Policy Objectives - Other Residential Development Types It is a policy objective of Westmeath County Council when assessing development proposals for Other Residential Development to consider: CPO 16.27 Alterations and extensions to existing dwellings:  Extensions and/or alterations should respect the main dwelling.  Where contemporary designs are proposed, proposals should not detract from the visual amenities of the main dwelling or neighbouring properties.  Extension works should not encroach, oversail or otherwise physically impinge third party properties.  Proposals should be designed in such a way as to eliminate overshadowing or overlooking of adjoining property. CPO 16.28 Vehicular Access and Replacement of front gardens with surfaced parking: Proposals for a new vehicular entrance/driveway to a dwelling will generally only be permitted where:  It is no greater than 50 per cent of the width of the front boundary and no greater than 3 metres in width.  It does not necessitate traffic movements which involves reversing onto the public road/street.  It provides solely for inward opening or sliding gates (gates shall not open onto the public road/footpath).  It provides for the retention/provision of soft landscaping. The removal of front gardens and associated walls and railings will generally not be permitted where the works will have a negative impact on the character of streetscapes. In particular, these works will generally not be permitted in Architectural Conservation Areas, areas of architectural and historic character and within the curtilage of a Protected Structure. CPO 16.29 Dependent Relative Accommodation/Granny Flats: Proposals for this type of accommodation should demonstrate:  A bona-fide need for such a unit;  A physical connection to the main house with direct access to the main dwelling;  That the proposal does not impact adversely on either the residential amenities of the existing property or the residential amenities of the area;

Source Westmeath County Council: Westmeath County Development Plan 2021–2027 (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.