An Bord Pleanála
Inspector’s Report
PL 07.227782 Development
Description: Construction of 2 no. Semi-detached dwelling houses with associated site works and services which form part of a first phase development previously granted under Pl. Ref. 04/1454 and An Bord Pleanala Ref. 07.208725
Address: Cnocan an Bhodaigh, Na Forbacha, Co. na Gaillimhe
Planning Application
Planning Authority: Galway County Council
Planning Authority Reg. Ref.: 07/3227
Applicant: Pat Corrigan and Gerry Dillion
Type of Application: Permission
Planning Authority Decision: Grant
Planning Appeal
Appellant: Airdeall
Type of Appeal: Third Party
Observers: None
Date of Site Inspection: 26/5/08
Inspector: Louise Kiernan
Appendices: Appendix 1 Site Context Map Appendix 2: Key May and Associated Photos Appendix 3: Development and Local Area Plan written extracts
PL 07.227782 An Bord Pleanála Page 1 of 12 SITE LOCATION AND DESCRIPTION
Furbo is a village located in a Gaeltacht area on the R336 Conamara coast road between Barna and Spiddle, approximately 11 km west of Galway City (see appendix 1: site context map). The subject site, with a stated area of 0.1058 ha. is located in Furbo village to the rear of a housing estate on which works are ongoing. The subject site and surrounding area are further documented in Appendix 2: Key Map and associated photos.
PROPOSED DEVELOPMENT
The proposed development comprises the construction of 2 no. three bed semi- detached dwelling houses with associated site works and services which form part of a first phase development previously granted under Pl. Ref. 04/1454 and An Bord Pleanala Ref. 07.208725. The gross floor are of the proposed works are indicated as 247.9 sq.m.
FURTHER INFORMATION SOUGHT AND REVISED PROPROSAL
The Planning Authority sought further information in relation to the following:-
The Planning Authority has previously granted 6 no. semi detached dwelling units in Phase 1 of this development. It is considered that this figure exhausts the number of semi-detached units permitted in an overall development in a rural settlement. The applicant is therefore requested to revise the proposed development, providing an alternative to the semi-detached type of dwelling. The applicant is advised that the site conditions may only allow for one detached dwelling, as two detached units may not meet the requirements with regard to distances from boundaries, appropriate density, private open space etc. Revised layout plans, floor plans and elevations are to be submitted for agreement by the Planning Authority.
Further information was received on the 10/12/07 and consisted of a revised proposal for 1 no. detached dwelling unit.
PLANNING AUTHORITY’S DECISION
Galway County Council issued a decision to grant permission for the proposed development subject to 11 no. conditions
The following is indicated in the Planner’s report:-
‘Within gaeltachts, the planning authority have only allowed development to proceed upon submission by the developer of a Linguistic Impact Statement. Consequently a development, if permitted, is subject to a condition regulating the use of any residential units to be restricted to those persons with a proven competence in the Irish language. If the development here proposed is to be permitted, this condition will also be applied
PL 07.227782 An Bord Pleanála Page 2 of 12 to ensure protection of the Irish language while also facilitating development within adopted settlements’.
However despite the aforementioned comments in the Planner’s report such a condition has not been included in the grant of permission.
PLANNING HISTORY
PL 07.208725 (Reg. Ref. 04/1454) – Permission sought for the demolition of existing house, chalet and three sheds and construction of 14 number dwellinghouses, six number apartments, six number retail units and two offices with associated site works and services at Knockanvoddy, Furbo. An Bord Pleanala granted only nine number dwelling houses (6 no. semi-detached and 3 no. detached), six number apartments, six number retail units and two number office units with associated site works. A language enurement condition was applied to 3 apartments and 6 houses; that is 60% of the total residential element.
PL 07. 222727 (06/3639) - Permission sought for 15 number dwelling houses with associated site works and services which form part of a second phase previously granted under planning register reference number 04/1454, appeal reference PL 07.208725. On appeal An Bord Pleanala granted only nine number detached dwelling units, of which a language enurement condition applied to 6 no. dwellings.
GROUNDS OF APPEAL
This is a Third Party appeal by Airdeall against the decision of Galway County Council to grant permission for the proposed development. The main grounds of appeal are summarised as follows: -
• There is no condition that would restrict who could buy or live in the house, which is against the settlement policy of Galway County Council. • There are no conditions that would protect the status of Irish as a community language. • The development does not lend itself to fulfilling the objectives set out in the development plan, where there is a policy of preventing urban commuters in rural areas within a 15km radius of Galway City. • The number of houses intended for Furbo, under the settlement policy 2003- 2009, has been reached and granting permission to this development is a serious breach of the County Development Plan.
RESPONSES First Party Response: A First Party Response was made by AP. McCarthy Planning Consultants and is summarised as follows:-
PL 07.227782 An Bord Pleanála Page 3 of 12 • The application forms a phase in a residential development previously permitted with a language enurement condition - the developers intend to fully comply with the provisions of the enurement clause attached to the previous An Bord Pleanala decision • As the developers have entered into a language enurement agreement for the remaining units, the Council were correct not to include an occupancy clause • The development was reduced to one dwelling unit following the further information request • The appellant is referring to policies contained in the County Development Plan restricting the provision of one off houses in the countryside, however the proposed development will form part of a previously permitted residential development and is located within Furbo Settlement Centre • The specific number of units for Furbo has not been allocated and there is scope for increase under the provisions of Policy 18 of the Development Plan • Will provide an alternative to unsustainable one-off rural housing • The principle of development at this location was deemed appropriate by An Bord Pleanala • Will assimilate easily into the surrounding built environment
DEVELOPMENT PLAN AND NATIONAL POLICY Galway County Development Plan 2003-2009 The site is located in an area designated as Landscape Sensitivity Class 3. The site is located within the Gaeltacht and is located within the GTPS.
The following policies and objectives also apply to the subject site (see appendix 3): - Section 10.3 An Ghaeltacht Section 10.4 Gaeltacht na Gaillimhe Section 10.5 Preserving and Promoting the Gaeltacht in the Planning Process Section 10.6 The Townlands Section 10.7 People from the Gaeltacht working outside the Gaeltacht Section 10.9 Language Impact Statement
Gaeltacht Local Area Plan 2008-2014 Section 5.4 District D: Cois Fharraige
ASSESSMENT
I am satisfied that the key planning issues in this appeal are as follows: -
1. Principle of the Development 2. Design Issues 3. Gaeltacht Issues
I will deal with each of these issues in turn: -
PL 07.227782 An Bord Pleanála Page 4 of 12 1. Principle of the Development
Firstly it is submitted by the appellant that the number of houses intended for Furbo, under the settlement policy 2003-2009, has already been reached and that as such the granting of permission to this development has been a serious breach of the Galway County Development Plan. As per the Galway County Development Plan, I note that for 7 no. small settlements inside the GTPS of which Na Forbacha is one, a house construction allocation of 730 is cumulatively specified. Of this, it is specified that 50% of the household allocation should be to development within the settlement centres. This would result in the provision of 365 no. units cumulatively within the 7 no. settlement centres. Although no specific figure has been identified for Furbo, if this were equally divided it would result in a figure of 52 no. units for Furbo. It is indicated in the Planner’s report that ‘To date, approximately 30 units have been granted in the settlement since 2003. A further 9 units were granted under planning reference 06/3639’. This therefore would be below the settlement figure envisaged. Notwithstanding this, having regard to the limited scale of the proposed development and the location of the subject site within the settlement of Furbo on serviced land, I consider the principle of the proposed development is acceptable.
2. Design Issues
In relation to the design of the development, I consider that there is already a sufficient number of detached dwellings within the scheme. In this regard I note that overall the permitted developments of PL 07.208725 (Reg. Ref. 04/1454) and PL 07. 222727 (06/3639) consist of 12 number detached dwellings and 6 no. semi detached dwellings. I therefore consider that the semi-detached dwellings initially proposed would be more favourable than the subsequently amended application for 1 no. detached dwelling.
3. Gaeltacht Issues
In relation to the likely effects of the development on Irish language use in Na Forbacha and on the Gaeltacht status of the area, I consider that the proposed development, in providing for an additional permanent residential accommodation, has the potential to have a significant material effect on language use in the area. The Galway County Development Plan has specific and clearly expressed policies relating to the Gaeltacht. The Development Plan imposes an obligation as per Section 10.9 for language impact statements to be submitted with applications for two or more houses. Although 2 no. houses were originally sought at the onslaught of this application, such a statement was not submitted. It is stated in the Development Plan that the language and culture of the Gaeltacht is a unique and precious inheritance and that the planning authority’s role in the protection of the linguistic and cultural heritage of the Gaeltacht will be achieved through the development control process. I also note that Section 7.3.3 of the Gaeltacht Local Area Plan 2008-2014, states that ‘a key objective of Government policy is to promote the social, physical and economic development of Gaeltacht areas and to reverse the decline in the use of Irish as the principal means of communication’.
PL 07.227782 An Bord Pleanála Page 5 of 12 Upon analysis of the Census figures of daily Irish speakers in the area, I accept that there has been progressive erosion in the extent of Irish being spoken in this Gaeltacht area. Furbo is located within the Galway Transportation Study Area and as such is under the sphere of strong urban influence and associated housing pressures from Galway City. A reasonable inference is that a substantial volume of housing units offered for sale on the open market in Furbo, with no detailed restrictive language condition, would be attractive to prospective residents from the Galway City area generally with no more than limited competence in Irish. Such an influx would have serious consequences for the survival of the Irish as the daily language in the village.
Although not included in the grant of permission, I consider that it was the intention of the local authority planner to place a language enurement condition on the development as indicated in their assessment whereby it was stated that ‘within gaeltachts...a development, if permitted, is subject to a condition regulating the use of any residential units to be restricted to those persons with a proven competence in the Irish language. If the development here proposed is to be permitted, this condition will also be applied to ensure protection of the Irish language while also facilitating development within adopted settlements’. However despite the aforementioned comments in the Planner’s report such a condition has not been included in the grant of permission. I therefore consider that such a condition was omitted in error.
In relation to the use of a language enurement condition, I note that the Gaeltacht Local Area Plan 2008-2014 which has been subsequently adopted for the area contains specific guidance on this issue. The site is located within Section 5.4 District D: Cois Fharraige as defined in the Gaeltacht Local Area Plan 2008-2014. In relation to this area, Section 5.42.1(a) stipulates Gaeltacht residential qualification for residential developments of 2 or more houses: areas within the Galway Transport and Planning Study Boundary (GTPS, Sept. 1999) will have a language enurement clause applied on a portion of residential units in developments or two or more units. The proportion of homes to which a Language Enurement Clause applies will be a minimum of 80% rounded up or to the proportion of persons using the Irish Language on a daily basis, in accordance with the latest published Census whichever is the greater. Although the subject application was reduced from two no. semi-detached dwellings to 1 no. detached dwelling, I nonetheless consider that taking account the Gaeltacht status of Furbo, and the fact that the proposed development forms part of an existing estate, that the development should be assessed from a linguistic impact point of view cumulatively with the existing previously permitted developments within the estate (i.e. PL 07. 208725 – Phase 1 and PL 07.222727 – Phase 2). In this regard I note that in both of the permissions granted by the Bord, as per phase 1 (PL 07. 208725) a language enurement clause was only applied to 60% of the residential element, while in relation to permission granted for phase 2 (PL 07.222727), the language enurement applied to 66% of all houses granted. However this was prior to the adoption of the Gaeltacht Local Area Plan. Taking into account that the Gaeltacht Local Area Plan has raised this requirement to 80% of all housing units, I consider that a language enurement condition should therefore be placed on all dwellings permitted under the subject proposal. I also note that Section 5.4.2.1(a) offers further advice in relation to other aspects of the language enurement clause. It is specified that the Language Enurement Clause will be for duration of 15 years from the date of first occupancy of the unit and that the remainder of units may be made available to applicants who qualify under criteria similar to that outlined in Appendix 1 of the Sustainable Rural
PL 07.227782 An Bord Pleanála Page 6 of 12 Housing Guidelines for Planning Authorities issued by the Department of the Environment, Heritage and Local Government in April, 2005. However as it is recommended that all the proposed dwellings in the subject case have a language enurement clause as stipulated above, I do not consider this relevant in this case.
DECISION
GRANT permission for the above proposed development in accordance with the said plans and particulars based on the reasons and considerations under and subject to the conditions set out below.
AN CINNEADH
CEAD A THABHAIRT don fhorbairt beartaithe thuasluaite de réir pleananna agus sonraí thuasluaite mar gheall ar na cúiseanna agus tuisceanna atá ráite thíos agus faoi réir na gcoinníollacha a shonraítear seo leanas.
CÚISEANNA AGUS TUISCEANNA
Nuair a tugtar aird ar laithreáin na bhforbairt beartaithe suite in áit cónaithe Na Forbacha agus maidir leis an scála teoranta, meastar, agus í curtha i gcríoch de réir na gcoinníollacha leagtha amach thíos, nach ndéanfadh an fhorbairt bheartaithe díobháil mór don áiseanna cónaithe limistéir nó do mhaoin sa chomharsanacht, nach mbeadh sí ag dul in aghaidh ar shláinte an phobail agus go mbeadh sí chun maitheas i gcomhair trácht sláintiúil agus go mbeadh sí inghlactha maidir leis an toradh a tharlódh ar cúrsaí teangan sna Forbacha, atá lonnaithe san Ghaeltacht. Dá bhrí sin, bheadh an fhorbairt beartaithe ar aon dul le pleanáil cuí agus forbairt inchothaithe an limistéir.
REASONS AND CONSIDERATIONS
Having regard to the location of the proposed development within the settlement of Furbo and to the limited scale of the proposed development, it is considered that, subject to compliance with the conditions set out below, the proposed development would not seriously injure the residential amenities of the area or of property in the vicinity, would not be prejudicial to public health, would be acceptable in terms of traffic safety and convenience and would be acceptable in terms of the linguistic impact on Furbo, a Gaeltacht area. The proposed development would, therefore, be in accordance with the proper planning and sustainable development of the area.
CONDITIONS
1.Cuirfear an fhorbairt bheartaithe i gcríoch de réir na bpleananna agus na sonraithe curtha isteach leis an iarratas ach amháin sa mhéid gur ghá cloí leis na coinníollacha eile san ordú seo.
Cúis : Ar mhaithe le cinnteacht.
PL 07.227782 An Bord Pleanála Page 7 of 12 The development shall be carried out in accordance with the plans and particulars lodged with the application,except as may otherwise be required in order to comply with the following conditions.
Reason: In the interest of clarity.
2.Ní bheidh dha theach ceadaithe.
Cúis : Ar mhaithe le cinnteacht.
2 no. dwelling units only shall be permitted.
Reason: In the interest of clarity.
3.Beidh an scéim don suímh seo ar aon dul leis an phlean scéime suímh a bhfuair an t-údarás pleanála ar an 5ú lá de Iuil, 2007.
Cúis : Ar mhaithe le pleanáil chuí agus forbairt inchothaithe an limistéir. The site layout shall be as indicated on the site layout plan received by the planning authority on the 5th day of July, 2007.
4.Sula gcuirfear tús leis an bhforbairt, déanfaidh an t-iarratasóir comhaontú leis an údarás pleanála, faoi réir forálacha Alt 47 den Acht um Pleanáil agus Forbairt 2000, le cinntiú go mbeadh cuid oiriúnach dena tithe cónaithe atá dhá cheadú anseo curtha ar fáil dóibh siúd amháin a bhfuil líofacht sásúil i dteanga na Gaeilge taispeánta don údarás pleanála acu. Tógfar na nithe seo leanas in áireamh, go háirithe, i bhforálacha an chomhaontaithe seo:
(a) Bainfidh an srian seo le dha theach (b) Beidh an srian seo i bhfeidhm ar feadh tréimhse 15 bliana ó dháta an ordaithe seo. (c) An caighdeán líofachta atá ag teastáil is é an caighdeán atá ag teastáil ón Roinn Gnóthaí Pobail, Tuaithe ague Gaeltachta chun deontas a fháil faoi Scéim Tithíochta na Gaeltachta agus bainfidh sé seo le ceann an teaghlaigh. (d) Bainfidh an srian seo le teaghlaigh atá in áitíocht na dtithe, pé mar úinéara, léasaithe nó tionóntaithe, taobh amuigh de ligean saoire ar feadh tréimhsí mí amháin nó níos lú (sa chaoi is nach mairfidh iomlán an ligin seo ar feadh níos mó ná trí mhí in aon bhliain amháin).
Cúis: Chun oidhreacht teangan agus cultúrtha an limistéir Ghaeltachta seo a chosaint.
Prior to the commencement of development, the developer shall enter into an agreement with the planning authority, in accordance with the provisions of Section 47 of the Planning and Development Act, 2000, to ensure that an appropriate proportion of the dwellings hereby permitted shall be restricted to occupation by persons who
PL 07.227782 An Bord Pleanála Page 8 of 12 have demonstrated to the planning authority a reasonable fluency in the Irish language. The agreement shall, in particular provide in its provisions that:
(a) This restriction applies to two. no. houses permitted (b) the restriction shall apply for a period of 15 years from the date of this Order (c) the standard of fluency required shall be the standard required by the Department of Community, Rural and Gaeltacht Affairs for the purposes of obtaining a grant under the Gaeltacht Housing Scheme and shall relate to the head of the household (d) the restriction shall apply to households who occupy these dwellings whether as owners, lessees or tenants, other than holiday lettings for periods of one month or less (the total of which shall not exceed 3 months in one calendar year).
Reason: In order to protect the language and cultural heritage of this Gaeltacht area.
5.(a) Caithfidh gach aon díon a bheith déanta as scláta gorm nó dubh. (b) Caithfear béim ingearach amháin curtha ar na bhfuinneog agus ní ceadófar stíl Seoirsin nó stíl nua-Túdarach. Ní ceadófar fuinneoga bána nó doirse déanta as PVC. Úsáidtear doirse agus fuinneoga déanta as adhmad nó ábhar atá cuma adhmaid air. (c) Caithfidh na ballaí tosaigh ar an teorainn déanta as clocha áitiúla gan plástar (balla cloiche tirim a thógaint).
Cúis : Ar mhaithe le háiseanna radharcanna na háite a chaomhnú.
(a) Roofs shall be of blue or black slate. (b) All windows shall have a vertical emphasis only and Georgian or neo- Tudor windows shall not be permitted. White PVC windows or doors shall not be permitted. Timber/wood/wood effect doors and windows shall be used. (c) The new front boundary wall shall be of local, unplastered stone (dry stone wall construction).
Reason: In the interest of visual amenity.
6. Bíodh na socraithe i gcóir soláthair uisce agus draenáil, ag tógáil draenáil uisce dromchlách san áireamh, ag cloí le riachtanaisí an údaráis phleanála ag baint lena leithéid de oibreacha agus seirbhísí.
Cúis : Ar mhaithe le sláinte an phobail agus chun caighdeán maith forbartha a chinntiú.
Water supply and drainage arrangements, including the disposal of surface water, shall comply with the requirements of the planning authority for such
PL 07.227782 An Bord Pleanála Page 9 of 12 works and services.
Reason: In the interest of public health and to ensure a proper standard of development.
7.Cloífidh gréasán bóithre inmheánach na forbartha, san áireamh áiteanna chun casadh, gabhail, cosáin agus ciumhais le riachtanaisí mionsonraithe an údaráis phleanála ag baint lena leithéid d’oibreacha.
Cúis : Ar mhaithe le háiseanna agus sábhailteacht poiblí.
The internal road network serving the proposed development, including turning bays, junctions, parking areas, footpaths and kerbs shall be in accordance with the detailed requirements of the planning authority for such works.
Reason: In the interest of amenities and public safety.
8. Caithfear na cablaí uile ag baint leis an bhforbairt (ag tógáil seirbhísí leictreachais, telefís, fón agus soilsiú poiblí san áireamh) a chur faoi thalamh ar fud an láithreáin.
Cúis: Ar mhaithe le forbairt ceart agus chun áiseanna radharca na háite a chaomhnú.
All service cables associated with the proposed development (such as electrical, communal television, telephone and public lighting cables) shall be run underground within the site.
Reason: In the interest of orderly development and the visual amenities of the area.
9. Caithfidh an forbróir scéim soilsiú poiblí a chur i bhfeidhm agus sula gcuirfear tús leis an bhforbairt, cuirfear sonraí den scéim sin chuig an údarás pleanála chun aontú a fháil.
Cúis : Ar mhaithe le áiseanna na háite agus sláinte an phobail.
Public lighting shall be provided in accordance with a scheme, details of which shall be submitted to the planning authority for agreement prior to the commencement of development.
Reason: In the interest of amenity and public safety.
10.Tógfar ballaí scáthlán ag áiteanna a roghnóidh an t-údarás pleanála chun gairdíní ar chúl na dtithe a chosaint ó radharc poiblí. Ní bheadh na ballaí seo
PL 07.227782 An Bord Pleanála Page 10 of 12 níos mó ná 1.8 mhéadar ar airde, agus iad déanta as bríce nó as bloc coincréite agus iad caidhpeáilte agus lindireáilithe i gceart ar an dtaobh ag féachaint ar na háiteanna poiblí. Sula gcuirfear tús leis an bhforbairt, cuirfear sonraí de phlean, ábhair agus bailchríocha lasmuigh de bhallaí sin chuig an údarás pleanála chun aontú a fháil.
Cúis : Ar mhaithe le háiseanna radharcanna agus cónaithe na háite a chaomhnú.
Screen walls shall be provided at such locations as may be required by the planning authority to screen rear gardens from public view. Such walls shall not exceed 1.8 metres in height, shall be in brick or concrete block or similar durable materials and shall be suitably capped and rendered on the side facing public areas. Prior to commencement of construction of the houses, details of the layout, the materials and external finishes of the walls shall be agreed with the planning authority.
Reason: In the interest of visual and residential amenity.
11.Sula gcuirfear tús leis an bhforbairt, cuirfear Plean maidir le Bainistíocht Tógáil chuig an údarás pleanála chun aontú a fháil. Sa phlean seo beidh cuir síos maidir le cleachtadh togáil atá ar intinn an fhorbróir, san áireamh, na huaire oibreacha, bainistíocht torainn, diúscairt dramháil togála lasmuigh de láithreán.
Cúis: Ar mhaithe le háiseanna agus sláinte poiblí.
Prior to commencement of development, a Construction Management Plan shall be submitted to the planning authority for written agreement. This plan shall provide details of intended construction practice for the development, including hours of working, noise management measures and off-site disposal of construction waste.
Reason: In the interest of amenities and public safety.
12. Sula gcuirfear tús leis an bhforbairt, caithfear suim airgid, banna comhlucht árachais, nó urrús eile, a chur i dtaisce ag an údarás pleanála i dtreo is go mbeidh na bóithre, na cosáin, an soláthar uisce, an córas draenála, an fhaiche phoiblí, na soillsí poiblí agus seirbhísí eile ag baint leis an bhforbairt curtha ar fáil agus críochnaithe go sásúil, nasctha le comhaontú ag tabhairt an chumhacht don údarás pleanála an t-urrús seo, nó aon chuid de, a úsáid chun aon chuid den fhorbairt a chríochniú go sásúil nó a choimeád. Bíodh foirm agus méid an urrúis mar a aontófar idir an údarás pleanála agus an forbarthóir, nó ceal aontú, bíodh siad mar a réiteoidh an Bord Pleanála.
Cúis: Ionas go mbeidh an fhorbairt bheartaithe críochnaithe go hiomlán. Prior to commencement of development, the developer shall lodge with the planning authority a cash deposit, a bond of an insurance company, or other
PL 07.227782 An Bord Pleanála Page 11 of 12 security to secure the provision and satisfactory completion and maintenance until taken in charge by the planning authority of roads, footpaths, watermains, drains, public open space and other services required in connection with the development, coupled with an agreement empowering the planning authority to apply such security or part thereof to the satisfactory completion or maintenance of any part of the development. The form and amount of the security shall be as agreed between the planning authority and the developer or, in default of agreement, shall be referred to the Board for determination.
Reason: To ensure the satisfactory completion of the development.
13. Íocfaidh an forbarthóir leis an údarás pleanála suim airgid mar ranníoc i leith bonneagair phoiblí agus saoráidí poiblí a théann chun tairbhe na forbartha i limistéar an údaráis pleanála agus a sholáthraítear, nó a bhfuil ar intinn go soláthrófar iad, ag an údarás áitiúil nó thar a cheann de réir téarmaí na Scéime Ranníocaí Forbartha déanta faoi Alt 48 den Acht um Pleanáil agus Forbairt, 2000. Íocfar an ranníoc roimh thosnú na forbartha nó ina leithéid de íocaíochta chomhleanúnacha a éascódh an t-údarás pleanála agus bíodh sí faoi réir aon fhorálacha chuí innéacsaithe den scéim ag an am íoctha. Aontófar sonraithe curtha chun feidhme téarmaí na scéime idir an údarás pleanála agus an forbarthóir nó, ceal aontaithe, déanfar an ní a tharchur chuig an Bhord chun breith a thabhairt ar chur chun feidhme téarmaí na scéime go cuí.
Cúis: Is riachtanas den Acht um Pleanáil agus Forbairt, 2000 coinníoll a chur leis an gcead ag éileamh ranníoc de réir na Scéime Ranníocaí Forbartha atá déanta faoi Alt 48 den Acht sin.
The developer shall pay to the planning authority a financial contribution in respect of public infrastructure and facilities benefiting development in the area of the planning authority that is provided or intended to be provided by or on behalf of the authority in accordance with the terms of the Development Contribution Scheme made under section 48 of the Planning and Development Act 2000. The contribution shall be paid prior to the commencement of development or in such phased payments as the planning authority may facilitate and shall be subject to any applicable indexation provisions of the Scheme at the time of payment. Details of the application of the terms of the Scheme shall be agreed between the planning authority and the developer or, in default of such agreement, the matter shall be referred to the Board to determine the proper application of the terms of the Scheme.
Reason: It is a requirement of the Planning and Development Act 2000 that a condition requiring a contribution in accordance with the Development Contribution Scheme made under section 48 of the Act be applied to the permission.
______Louise Kiernan Inspector 26 th June, 2008
PL 07.227782 An Bord Pleanála Page 12 of 12