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2-Cortober-Area-Plan.Pdf CORTOBER AREA PLAN TABLE OF CONTENTS Pages 1. LOCATION AREA DESCRIPTION AND OVERVIEW 1 1.1 Area Form 1 2. POPULATION CONTEXT FOR CORTOBER AREA PLAN 2 2.1 Population Calculations 2 3. RESIDENTIAL DEVELOPMENT 3 3.1 Strategic Goals 3 3.2 Existing Residential Development within the Area Plan Area 3 3.3 Future Residential Development within the Area Plan Area 3 3.3.1 Development Strategy for Residential Development 3 3.4 Further Development within the Area Plan Area 5 4. ROADS AND TRANSPORTATION INFRASTRUCTURE 7 4.1 Strategic Goal 7 5. WATER SERVICES 9 5.1 Strategic Goals 9 5.2 Flooding 9 6 RETAIL COMMERCIAL AND INDUSTRIAL DEVELOPMENT 11 6.1 Strategic Goals 11 7. RECREATION, LEISURE AND TOURISM 14 7.1 Strategic Goal 14 7.2 Open Space and Sporting Provision 14 7.3 Integrated Tourism and Recreational Development 16 8. NATURAL HERITAGE AND THE ENVIRONMENT 18 8.1 Designated Sites 18 8.2 Landscape Character Assessment 18 9. BUILT HERITAGE 20 9.1 Strategic Goals 20 10. SOCIAL AND COMMUNUTY FACILITIES 21 10.1 Community Facilities 21 10.2 Education and Childcare 21 10.3 Healthcare 21 Roscommon County Development Plan 2014 – 2020 Page i CORTOBER AREA PLAN 10.4 Burial Grounds 21 10.5 Community Development Forum 22 10.6 Social and Community Facilities Strategy 22 11. LAND USE ZONING OBJECTIVES 24 11.1 Non Conforming Uses 31 TABLES Table 1.1 County Roscommon Settlement Hierarchy 2 Table 2.1 Residential land allocation 3 Table 3.1 Residential zoning within the Cortober Area Plan 4 Table 3.2 Zoning areas for the Cortober Area Plan 5 Table 6.1 Summary of undeveloped zoned lands (within the 2008 Area Plan) 11 Table 8.1 Natural Heritage Areas (NHAs) in Cortober Area Plan area 18 Table 10.1 Community Childcare Facilities 21 APPENDICES APPENDIX 1: POLICIES AND OBJECTIVES 37 APPENDIX 2: POPULATION CALCULATIONS 45 MAPS Map 1 Undeveloped zoned lands Map 2 Constraints map Map 3 Land use zoning Map 4 Natural Heritage Roscommon County Development Plan 2014 – 2020 Page ii 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.1 These 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 Page 1 CORTOBER AREA PLAN Table 1.1: County Roscommon Settlement Hierarchy CORE STRATEGY ALLOCATIONS Residential Settlement Hierarchy Population No. of Houses Density Land Allocation 2 required 3 per Ha 4 Tier Town required 5 County Roscommon 6,200 2,480 - 1 Roscommon Town 845 6 338 20 25.4 Ha Boyle 367 147 20 11Ha 2 Castlerea 300 120 20 9 Ha Ballaghaderreen 271 108 20 8.1 Ha Monksland / 2 SC 538 215 20 16.1 Ha Bellanamullia* Cortober** 48 24 15 2.4 Ha Strokestown 109 44 15 4.4 Ha 3 Elphin 85 34 15 3.4 Ha Hodson Bay 37 15 15 1.5 Ha Rural Settlements & the 3,600 1,435 4 - Countryside * 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. Roscommon County Development Plan 2014- 2020 Page 2 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 Time Projected Density Projected land Lands allocated Characterisation Period Population (units Requirement (Actual) Growth. /Ha) (Including 50% overzoning) New Residential 2014 to 48 15 2.4 Ha 3.46 Ha 2020 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.
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