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CORTOBER AREA PLAN

  • TABLE OF CONTENTS
  • Pages

  • 1.
  • LOCATION AREA DESCRIPTION AND OVERVIEW

11

2

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

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

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

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
  • Page i

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
  • 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
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.

  • 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 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

  • Roscommon County Development Plan 2014- 2020
  • Page 3

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.

  • Roscommon County Development Plan 2014- 2020
  • Page 4

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.

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  • Inspector's Report ABP-303027-18

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    Inspector’s Report ABP-303027-18 Development Construction of a three-storey four- bedroom dwellinghouse, vehicular access, retaining walls and associated works Location Cortober townland, Carrick-on- Shannon, County Roscommon Planning Authority Roscommon County Council Planning Authority Reg. Ref. PD/18/188 Applicant(s) Saju Prahaba Type of Application Permission Planning Authority Decision Grant Type of Appeal Third-Party Appellant(s) Kevin & Connie Duffy Observer(s) None Date of Site Inspection 10th February 2019 Inspector Colm McLoughlin ABP-303027-18 Inspector’s Report Page 1 of 18 Contents 1.0 Site Location and Description .............................................................................. 3 2.0 Proposed Development ....................................................................................... 3 3.0 Planning Authority Decision ................................................................................. 4 3.1. Decision ........................................................................................................ 4 3.2. Planning Authority Reports ........................................................................... 4 3.3. Prescribed Bodies ......................................................................................... 5 3.4. Third-Party Submissions ............................................................................... 5 4.0 Planning History ................................................................................................... 5 5.0 Policy & Context .................................................................................................
  • Record of Protected Structures, 28

    Record of Protected Structures, 28

    Record of Protected Structures County Roscommon Location RPS Ref: Protected Address Description OS Structure 6” Map Ref: Ardcarne 00600106 Ardcarne House Ardcarne, Boyle Country House 6 (Boyle) 00600109 St. Beadh’s Church Ardcarne, Boyle Church of 6 Ireland Church 00600107 Oakport House Oakport Demesne, Country House 6 Boyle 00600108 Grevisk House Grevisk, Ardcarne, Country House 6 Boyle 00700105 Woodbrook House Usna, Country House, 7 Carrick on Shannon lodge & ancillary structures 00600541 Ardcarne Rectory Glebe, Rockingham Former Rectory 6 00600756 Ellismere House Ardcarne, Boyle Detached House 6 00600542 Glencarne House Ardcarne, Boyle Detached House 6 Athleague 04100016 Athleague Castle Athleague 17th Century 41 House 04100021 St. Patrick’s Church Athleague Catholic Church 41 04100018 Angling & Visitor Athleague Former Church 41 Centre of Ireland Church 04100022 Tobbervaddy Castle Toberavaddy, 17th Century 41 Athleague House 04100017 Athleague Mill Athleague Mill 41 04100019 Gates to Fort Lyster Athleague Demesne 41 House Features 04100020 Marian Shrine Athleague Shrine 41 04100015 Dove Cot Athleague Dove Cot 41 038A00023 Vernacular House Aghagad, Athleague Vernacular 38A House, wicker work ceiling panels 04100528 Town & Country Main Street, Detached 41 Interiors Athleague House/Shop 04100529 Water Pump Athleague Cast Iron Water 41 Pump 04100530 Detached House Main Street, Detached House 41 Athleague 04100531 Pair of Terraced Main Street, Pair of Terraced 41 Houses Athleague Houses 04100748 Bridge Athleague Bridge 41 04100572 Scardaun School Scardaun, Former National 41 Athleague School Attirory 05400056 Castlepark Cuilleen, Vernacular 54 (Ballinasloe) Ballinasloe House Ballaghaderreen 00800206 St Nathy’s Ballaghaderreen Cathedral 8 Cathedral 00800207 Tower House Ballaghaderreen Former Rent 8 Collector’s Office 1 00800216 Museum Ballaghaderreen Former 8 Generating Station 00800209 Dillon House Ballaghaderreen Former Town 8 House 00800211 St.
  • Understanding Water Levels on the River Shannon

    Understanding Water Levels on the River Shannon

    Understanding water levels on the River Shannon Shannon Catchment-based Flood Risk Assessment and Management (CFRAM) Study Introduction In line with government policy, the Office of Public Works (OPW ) is in the proces s o f un der ta king t he Shannon Catchment-based Flood Risk Assessment a nd Ma nagemen t (CF RAM ) S tudy to g ive us a clear and comprehensive picture of flood risk in the Shannon a rea and set out how the risk can be managed effectively and sustainably. Based on technical work and information from stakeh olde rs and lo cal comm unitie s, we will gener ate detailed flood maps (due by the end of 2013) showing wh er e curr en t and f utu re floo ding is likely to occur. By 2015, we will produce Flood Risk Management P lans ( FRM Ps ) wh ich will set out specif ic programmes of measures and how the OPW, local aut horities and oth er sta keholders, inc luding the ESB and Waterways Ireland, should work together to address flood risks in the catchment. In the meantime, a lot of work needs to be done to help us fully understand the risks of flooding and ensure that the flood maps and subsequent plans are properly informed, accurate and reliable. An important part of this early work is to research and understand the current operations of structures (e.g. weirs and sluices) along the River Shannon, who has responsibilities for water levels and how this impacts flood risk management. Map of Ireland showing location of Shannon Map of Shannon CFRAM Study area showing location CFRAM Study area of the Callow s are a between Athlone and Meelick W eir 2 Shannon Catchment-based Flood Risk Assessment and Management (CFRAM) Study What is the River Shannon Level Operation Review report? The River Shannon Level Operation Review report is the output from a desk-based technical assessment that was carried out during 2011 which aimed to: l Analyse existing data and available information on water levels and flows, and operating regulations for the control structures and dams at key locations along the River Shannon.