2-Cortober-Area-Plan.Pdf

CORTOBER AREA PLAN

TABLE OF CONTENTS

Pages

1.

LOCATION AREA DESCRIPTION AND OVERVIEW

11

2

3

1.1

2.

Area Form

POPULATION CONTEXT FOR CORTOBER AREA PLAN

Population Calculations

2.1

3.

RESIDENTIAL DEVELOPMENT

3.1 3.2 3.3
Strategic Goals Existing Residential Development within the Area Plan Area Future Residential Development within the Area Plan Area
333

3.3.1 Development Strategy for Residential Development

3

5

7

9

3.4

4.

Further Development within the Area Plan Area

ROADS AND TRANSPORTATION INFRASTRUCTURE

Strategic Goal

4.1

5.

WATER SERVICES

5.1 5.2
Strategic Goals Flooding
99

6

RETAIL COMMERCIAL AND INDUSTRIAL DEVELOPMENT

Strategic Goals

11

14

6.1

7.

RECREATION, LEISURE AND TOURISM

7.1 7.2 7.3
Strategic Goal Open Space and Sporting Provision Integrated Tourism and Recreational Development
14 14 16

8.

NATURAL HERITAGE AND THE ENVIRONMENT

18

8.1 8.2
Designated Sites Landscape Character Assessment
18 18

9.

BUILT HERITAGE

20

21

9.1

10.

Strategic Goals

SOCIAL AND COMMUNUTY FACILITIES

10.1 10.2 10.3
Community Facilities Education and Childcare Healthcare
21 21 21

Roscommon County Development Plan 2014 – 2020

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CORTOBER AREA PLAN

10.4 10.5 10.6
Burial Grounds Community Development Forum Social and Community Facilities Strategy
21 22 22

11.

LAND USE ZONING OBJECTIVES

24

11.1 Non Conforming Uses

31

TABLES

Table 1.1 Table 2.1 Table 3.1 Table 3.2 Table 6.1 Table 8.1 Table 10.1
County Roscommon Settlement Hierarchy Residential land allocation
234511 18 21
Residential zoning within the Cortober Area Plan Zoning areas for the Cortober Area Plan Summary of undeveloped zoned lands (within the 2008 Area Plan) Natural Heritage Areas (NHAs) in Cortober Area Plan area Community Childcare Facilities

APPENDICES

APPENDIX 1: POLICIES AND OBJECTIVES APPENDIX 2: POPULATION CALCULATIONS
37

45

MAPS

Map 1 Map 2 Map 3 Map 4
Undeveloped zoned lands Constraints map Land use zoning Natural Heritage

Roscommon County Development Plan 2014 – 2020

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CORTOBER AREA PLAN

1.

LOCATION AREA DESCRIPTION AND OVERVIEW

The Cortober area is located to the south-west of Carrick-on-Shannon in County Roscommon and is bound to the east by the River Shannon. The Plan area comprises of the townlands of Cortober, Mullaghmore, Drishoge and Tullyleague. The River Shannon acts as a physical and administrative boundary between Cortober in County Roscommon and Carrick-On-Shannon in County Leitrim.

The Cortober Area Plan has been prepared in conjunction with the Roscommon County Development Plan 2014 – 2020, which refers to the entire administrative area for County Roscommon.

The Roscommon County Development Plan draws reference from, among other overarching policy documents, the Regional Planning Guidelines for the West Region and is a broad policy document for the development of the county as a whole. Local Plans, such as Cortober, refer to specific areas within the county which the Planning Authority considers suitable for economic, physical and social renewal. Given the strategic importance of Cortober as a Tier 3 town (as referred to in the Core Strategy contained within the Roscommon County Development Plan 2014-2020) it is considered by the Planning Authority that its continued planned development should be consolidated. The ensuing Area Plan, therefore, considers the proper planning and sustainable development of Cortober within the context of a larger centre, Carrick on Shannon and also within the context of the hierarchical development planning system whilst also accommodating the local democratic function.

1.1

AREA FORM

The Plan area consists of an undulating topography with extensive flat marshy areas in close proximity to the river. These topographical features impose constraints on the implementation of large scale development in the area. However, significant development pressure associated with the overall growth of the Carrick-on-Shannon urban area has resulted in large scale urban development predominately along the N4 Boyle/Sligo Road but also along the R370 Croghan and R368 Elphin roads. Land use in the Cortober area is closely influenced by Carrick-on-Shannon.

With regard to further development occurring along both the R370 and R368 (Regional Routes), it is necessary to ensure that necessary public infrastructure is secured. To ensure that adequate infrastructure (such as footpaths and lighting for example) is provided; the Council may require the inclusion of such works in an overall development proposal.

The principal land use issues in this area include:

‹‹

the likelihood of flooding of lands that are currently developed and zoned for development as well as currently undeveloped and zoned lands which flooded in 2009; notable vacancy levels in the area, particularly in relation to retail warehousing units already constructed;

‹‹‹‹

road access and traffic safety; the railway line bisects the AP area; conservation of the natural and built environment; and, a tendency for the developed area to sprawl, particularly towards the west, along the N4.

Cortober is strategically situated in close proximity to Carrick on Shannon. It is defined in the Settlement Hierarchy as a Tier 3 settlement.¹These centres have a limited range of services but should be further developed as residential, employment, service and retail centres for their surrounding hinterland.

1

Developing in the context of a larger settlement, Carrick on Shannon

Roscommon County Development Plan 2014- 2020

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CORTOBER AREA PLAN

Table 1.1:

County Roscommon Settlement Hierarchy

CORE STRATEGY ALLOCATIONS
Residential
Land required⁵
Settlement Hierarchy
Population

Allocation²

No. of Houses

Density

per Ha⁴

required³

Tier

Town

County Roscommon Roscommon Town
6,200
845⁶

2,480

-

1

338

20

25.4 Ha

Boyle

367

300 271
147 120 108
20 20 20
11Ha

9 Ha

2

Castlerea

Ballaghaderreen Monksland / Bellanamullia* Cortober** Strokestown Elphin
8.1 Ha

2 SC

538

215

20

16.1 Ha

48
109
85
24 44
15 15 15 15
2.4 Ha 4.4 Ha 3.4 Ha 1.5 Ha
34
34
Hodson Bay Rural Settlements & the Countryside

37

15

3,600

1,435

-

* Monksland/Bellanamullia, in Special Category within Tier 2 will develop in the context of the larger settlement of Athlone which is part of the Midlands Linked Gateway.
** Cortober within Tier 3, will develop in the context of the larger settlement of Carrick-on-Shannon.

2.

POPULATION CONTEXT FOR THE CORTOBER AREA PLAN

2.1

POPULATION CALCULATIONS

Section 10(1A) of the Planning and Development Act 2000 – 2011 indicates that a development plan; “shall include a core strategy which shows that the development objectives in the development plan are consistent, as far as is practicable, with national and regional development objectives set out in the National Spatial Strategy and regional planning guidelines”.

Section 10(2) indicates that “…a development plan shall include objectives for –
(a) the zoning of land for the use solely or primarily of particular areas for particular purposes
(whether residential, commercial, industrial, agricultural, recreational, or open space or otherwise, or a mixture of those uses), where and to such extent as the proper planning and sustainable development of the area, in the opinion of the planning authority, requires the use to be indicated.

For this reason, the population figures and projections used in the RCDP 2014 – 2020 for the County total Core Strategy Population Allocation, are those extrapolated from the West Regional Authority as part of its Regional Planning Guidelines for the West Region, 2010-2022 (these are based on the 2006, CSO information). The An Post Geodirectory figures were then used to calculate the specific population figures for each of the settlements.

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CORTOBER AREA PLAN

Population projections, utilising An Post Geodirectory, and calculations for residential land take for the Cortober Area Plan, are outlined in Appendix 3 of this Area Plan.

Table 2.1: Residential land allocation Zoning Characterisation Period

Time

Projected

Population Growth.
Density
(units
/Ha)
Projected land Requirement (Including 50% overzoning)
2.4 Ha
Lands allocated (Actual)

New Residential 2014 to
2020

48

15

3.46 Ha

3. RESIDENTIAL DEVELOPMENT

3.1

STRATEGIC GOALS

••

Ensure that there is sufficient land available in appropriate locations to service housing demand. Seek an acceptable balance and mix in the provision of social and private housing in order to promote an appropriate social and demographic balance.

•

Implement the provisions of the Housing Strategy.

3.2

EXISTING RESIDENTIAL DEVELOPMENT WITHIN THE AREA PLAN AREA

Residential development within the Area Plan consists mainly of conventional estate type housing, apartment and duplex type units and to a much lesser extent, single residential units. Much of this development is of recent construction within the last decade. The residential development in the area is well dispersed, fronting the N4 National primary road, and both Regional roads, the R368 and R370. A feature of the residential areas located north of the N4 and abutting the River Shannon is the more urban core type multi floor / high density configuration with less emphasis on larger communal open space areas.

3.3

FUTURE RESIDENTIAL DEVELOPMENT WITHIN THE AREA PLAN AREA

3.3.1

Development Strategy for Residential Development

The residential land requirement for the Cortober Area Plan area for its lifetime is derived from the Core Strategy allocation for this area contained within the DRCDP 2014-2020. This allocation designates, as a basic requirement, 2.4 Hectare at a residential density of 15 units / Ha.

As per the recommendations contained within the Department’s Development Plan Guidelines (DEHLG, 2007) the sequential approach is used which indicates lands zoned for new residential development adjacent to those areas which have already been developed and are well serviced i.e. optimum sites being given preference; infill opportunities are encouraged; areas zoned are contiguous to existing zoned development lands; and, any exceptions have been justified in the written statement of this Area Plan.

It is imperative that those areas which are more remote and potentially do not have direct access to a public sewer system should be developed over the longer term. It should be noted that planning permissions will only be approved within the Area Plan boundary once it is proven that sewerage with adequate capacity is available for the development. Preference will also be given to areas that can avail of existing sewerage by gravity flow. Planning applications for developments which do not have access to the public sewer system will need to be accompanied by Appropriate Assessments in terms of the Habitats Directive which demonstrate that they will not have adverse impacts on the environment, particularly the

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CORTOBER AREA PLAN

River Shannon Waterway. There will be a presumption against granting permission for on site sewerage treatment systems and permission for same will only be granted in exceptional circumstances.

The following specific residential zoning is recommended (see Table 3.1 and Map 3).

Table 3.1:

Residential zoning within the Cortober Area Plan

Term

Years

Area

Comments

New Residential Lands identified as “New residential” are adequately serviced in terms of:

•••

Road network. Water Supply; and Foul sewage- the Cortober area is directed to a treatment plant maintained by Leitrim County Council which has sufficient capacity for the lifetime of this Plan and beyond.

New Residential

Facilities :

Short Term
1 - 6 3.46*

•••

Education - there are no national schools or secondary schools within the Plan area. Such facilities are available in nearby Carrick on Shannon. Community facilities within the Plan area include a local sports field (the Bull field), a golf course located approx 5km from this area ( off the N4), Retail - the lands have access to a neighbourhood centre situated to the north which presents shopping opportunities for convenience shopping and discount food shopping.

Lands identified as “Residential Reserve” benefit from the same servicing arrangements as (road network, water supply and foul sewerage) as “New Residential.” However, they are located farther from the existing neighbourhood centre than lands included as “New Residential”.

Residential Reserve

These lands will only be developed when:

Medium Term

12

6.45*

(a) All lands zoned “new residential” have been developed; or
(b) All lands zoned “New Residential” have been subject to a grant of planning permission (extant planning permission) ,and there is a demonstrable demand for further new residential development within the Plan area)

*In order to allow for a more coherent housing layout the actual land identified for New Residential Development within this Area Plan exceeds that identified in Core strategy.

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CORTOBER AREA PLAN

In addition to land zoned for residential purposes, the following table indicates how it is proposed to zone the remaining land within Cortober (See Map 3).

Table 3. 2:

Zoning areas for the Cortober Area Plan

Hectare

Acres

Existing Residential

27.6 3.46 6.45
0.3
68.0 8.54 15.9 0 .8

‹ New Residential ‹ Residential Reserve Community & Educational Facilities Recreation, Amenity & Open Space Local Centre

4.1

10.1

0.3

0.1

Neighbourhood Centre Leisure & Amenity

11.7
3.4
28.9
8.4

Leisure Tourism

0.4

1.0

Greenbelt

11.9
6.1
29.4 15.1 37.0 21.0 17.2

Public Utilities, Services & Facilities Transitional Agricultural Use Industrial use

15.0
8.5

Business Enterprise Park / Light Industry

6.97

3.4 FURTHER DEVELOPMENT WITHIN THE AREA PLAN

The Cortober Area Plan area incorporates a broad range of land uses. With an increase in residential development comes the need for adequate infrastructure including public footpaths, street lighting and in some areas provision of surface water disposal. There is also a need for attractive and safer pedestrian environment which could include the provision of pedestrian crossings, high quality pavements and cycle paths and street furniture in an area where appropriate. In addition, the increased population will require the provision of an adequate level of social and community facilities as well as shopping facilities, especially in the more peripheral residential areas within the Area Plan boundary.

Roscommon County Council Housing Strategy in carrying out its housing functions, will have regard to Government Policy as established in ‘Social Housing – The Way Ahead’ (Department of the Environment 1995) and the Housing Strategy for County Roscommon 2014-2020. These documents set out the broad aim of ensuring that every household has a dwelling suitable to its needs, located in an acceptable environment and at a price or rent they can afford.

To ensure the proper planning and development of the Cortober area, the Council will require that housing proposals do not cause traffic or environmental problems or damage visual amenity, and that all new residential accommodation is designed to modern standards of energy consumption, convenience and sanitation.

The provision of a range of housing forms, types and locations will ensure that the needs of persons seeking housing in the area can be met. Where infill housing or higher density development is proposed it should reflect the existing character of the street and/or immediate area in terms of height, proportion and materials used. Generally, proposals will be required to maintain existing building lines and to respect existing roof pitches, fenestration and other details. The Council will also encourage the renovation and reoccupation of derelict and vacant houses in both urban and rural areas.