Limerick County Council
Caherdavin Local Area Plan 2005-2011
July 2005 Caherdavin Local Area Plan 2005-2011 ______
This Plan was formally adopted on 25th July, 2005
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Table of Contents
Part One Introduction 4-9
1.1 What is a Local Area Plan 6 1.2 Purpose of the Plan 7 1.3 Public Participation 7 1.4 Implementation 9 1.5 Format & Content of the Plan 9
Part Two Overall Strategy 12-16
2.1 Study Area 14 2.2 Development Opportunities & Constraints 15 2.3 Development Strategy & Objectives 16
Part Three Policy & Objectives 18-71
3.1 Housing 20 4.1 Built & Natural Environment 30 5.1 Urban Design 36 6.1 Community & Recreation 46 7.1 Water Services & Waste Management 50 8.1 Transport & Infrastructure 54 9.1 Economic Development 64 10.1 Retail 68 11.1 Land Use 70
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Part Four Development Control Guidelines 72-101
12.1 Introduction 74 12.2 Housing 76 12.3 Economic Development 84 12.4 Recreation & Community 92 12.5 Environment & Heritage 93 12.6 Transport & Infrastructure 94
Part Five Strategic Environmental 102-110 Assessment of the Plan
13.1 Introduction 104 13.2 Environmental Assessment Process 105 13.3 Planning & Environmental Issues 106 13.4 Trade offs between differing aspects of policies 110 13.5 Conclusions 110
Appendix One Caherdavin Zoning Matrix Table Caherdavin Zoning Map No.1
Appendix Two Amenity Map No.2
Appendix Three Caherdavin Archaeological Site Map No.3 Caherdavin Protected Structures Map No.4
Appendix Four Caherdavin Flooding Map No.5
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Part One
Introduction
‘This Local Area Plan covers the period from 2005 to 2011 and will be valid for six years from the date of adoption’
Main Sections
What is a Local Area Plan
Purpose of the Plan
Public Participation
Implementation
Format & Content of the Plan
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CHAPTER 1 Introduction
1.1 Introduction
1.1.1 What is a Local Area Plan?
This is the Local Area Plan for Caherdavin. The Local Area Plan is a legal document and is a public statement of planning policies for Caherdavin. This Plan replaces the previous 1999 Caherdavin District Development Plan. The Plan seeks to provide a framework for how Caherdavin can develop. It provides some ideas as to how this development can be achieved, what new developments are needed, where public and private resource inputs are required, and some of the rules and regulations that will guide development in the district.
1.1.2
This Local Area Plan will cover the period from 2005 to 2011 and will be valid for six years from the date of adoption by Limerick County Council. Limerick County Council is committed to ensuring that the Plan remains compatible with both regional and national guidance documents such as the National Spatial Strategy and the Regional Planning Guidelines.
1.1.3
This Plan will outline the planning policies and objectives for Caherdavin. All planning applications for Caherdavin will be measured against the contents of the Plan.
1.1.4
The Plan has been prepared having regard in accordance with the requirements of the Planning & Development Act, 2000 (as amended) and the Planning & Development Regulations 2001 to 2002. The Plan also has regard to the policies and provisions of national guidance documents.
1.1.5
The Plan has been prepared having regard to the policies and objectives of the Limerick County Development Plan. The Limerick Planning, Land Use and Transportation Study (PLUTS), the Retail Strategy for the Mid West Region, the City and County Retail Strategies and the Regional Planning Guidelines are also considered. The Department of the Environment’s (DOEHLG) National Spatial Strategy is also considered and Limerick County Council will have regard to this strategy in future development proposals for the area.
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1.2 Purpose of the Plan
1.2.1
The purpose of the Plan is to:
Facilitate and encourage planned, co-ordinated and appropriate sustainable development throughout Caherdavin;
Protect the natural and built environment by ensuring that new development is of good quality and that it takes due cognisance of surrounding features, both built and natural and neighbouring land uses;
Provide a basis for co-ordinating public and private development throughout the area;
Inform the community of Caherdavin how their area will be affected for the period up to 2011.
1.2.2
Given the interest in local development and related issues shown by residents of Caherdavin and the commitment of the Council and local development agencies, there exists an opportunity to improve the physical fabric and overall environmental qualities of the area.
1.3 Public Participation
1.3.1
Limerick County Council, addressing issues and questioning the future development of the district produced a ‘First Choices’ document for Caherdavin. The document was produced to stimulate discussions on key issues, which should be considered in preparing the current Plan. The document was made available to the community at local centres such as the library and the Post Office, the County Hall Dooradoyle and the Council Area Office at Annacotty.
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1.3.2
A public workshop was held in the Glenmore Park Community Centre on the 29th September 2004. A number of issues arose at the workshop and these issues are summarised as follows:
Table 1.1
Main Themes Emerging
Population: Conscious that Caherdavin is losing population and should grow. Gateway to Limerick/First Visual Impressions Travellers Halting Site and non descript commercial units Housing: Provision of a mix of housing: eg serviced sites, cluster type developments in more rural parts Type and design of houses should reflect settings. Easily maintained and robust boundary walls to housing Utilities: Adequate waste water disposal facility to facilitate further development. Transport: Cycle paths and safe walkways Constructing new junctions on Condell Road, to access potential zoned land. Community Facilities: Neighbourhood Park School place provision, if the district is to grow Retention of green lung between Caherdavin and North Circular Road is essential Provision of amenity facilities for the actively retired Industrial/Commercial Development: Development potential of Clondrinagh Industrial Estate hindered by limited road access. Impact of Retail/Commercial/Business development at the Coonagh roundabout in conjunction with the South Clare Economic Corridor
1.3.3
The themes, which emerged from the consultation process, form the basis of the structure of the issues dealt with in the Plan.
1.4 Methodology
In assessing where we are going in terms of future planning and development in the Caherdavin area, the existing 1999 Caherdavin district plan will be used as a basis to establish how things have progressed on the ground during the last 5 years and how many of the objectives have been met. If objectives have not yet been met, (as it is reasonable that the achievement timescale may have been a longer term timescale than the 6 year lifespan of the Development Plan), their validity is questioned and whether they are still part of the larger plan in terms of resources/funding if that is the case and whether they are still realistic.
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Objectives Achieved Extension of Caherdavin District Shopping Centre (currently under construction) Expansion of the Clondrinagh Industrial Estate (however, uptake has been slow; needs to be reviewed as to how to stimulate development) Upgrade of existing water services serving existing properties Pro-active in increasing awareness of waste management
Objectives Not Achieved Neighbourhood Park – Initial landscape Plan prepared, but not progressed to date Expansion of water services to meet future growth Shannon riverside walkway is still very informal
Long term Objectives Limerick Southern Ring Road phase 2 – scheduled for completion in 2009 Distributor road from Knockhill, Caherdavin (North Ring Road) to Moyross
Implementation
1.4.1
Although the Plan is produced by Limerick County Council and Limerick County Council has a key role in guiding the development of the area, the Council is constrained in its efforts by limited resources. This factor underlies the need to maximise resources, both financial and human amongst other organisations and individuals. It should be noted that the purpose and function of the Forward Planning section in its role of producing this 6 year plan is to allocate and reserve land for future uses in order to plan for living, workable communities which will then in turn guide proposed development.
1.4.2
Once the Local Area Plan is adopted, it will be implemented by the application of development control powers and a combination of public, private and voluntary sector investment. Mechanisms for the implementation of policies are set out in the relevant sections of the Plan.
1.4.3
There are many proposals set out in this Plan over which the Council would have no direct responsibility or control. The provision of educational facilities, are essentially the responsibility of the Department of Education while the provision of a facilities for the actively retired comes under the auspices of Voluntary Community Groups . While the Council will make every effort it can to facilitate the provision of social, community and transport infrastructure and facilities, it is not in all instances the direct provider of such services.
1.5 Format and Content of the Plan
1.5.1
The Plan comprises five sections as follows:
Part One introduces the Plan.
Part Two details the strategy and outlines the development opportunities and constraints of the area.
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Part Three comprises nine sections and this part of the Plan could be considered to be the most important part, as it contains the policy objectives of the Council that will be needed to further develop a prosperous and successful district.
Part Four outlines the Development Control Guidelines that will be applied to development proposals in the District.
Part Five details the Strategic Environmental Assessment (SEA) of the Plan. This, however, does not constitute a Mandatory SEA as required under the SEA Directive (2001/42/EC) and the DOEHLG Planning Guidelines on SEA Implementation (November 2004), as the formal preparatory work on this Local Area Plan was commenced prior to 21st July 2004.
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Part Two
Overall Strategy
‘To facilitate improvements to the built and natural environment of Caherdavin and to promote new development in a planned and sustainable manner ‘
Main Sections
Study Area
Development Opportunities & Constraints
Development Strategy & Objectives
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CHAPTER 2 Overall Strategy
2.1 Study Area
2.1.1 Description:
Caherdavin is situated on the north side of the city and forms the northern environs of Limerick City. It is bisected by the Ennis Road and the Cratloe Road, i.e. the former which carries a high volume of traffic into the city. The area is essentially residential, characterised by 1960’s semi-detached suburban housing and has grown relatively little since then apart from some housing developments off the Clonmacken Road in more recent times. The area is bounded to the south by the River Shannon, to the west by the Crompaun river, to the north by the railway with no clear boundary on the city side as development has been well integrated between the two.
2.1.2
The surrounding rural hinterland to the north west and south west is agricultural land and is an area of lowlying flat floodplain, open countryside. Given the proximity of the area to Limerick City, the surrounding countryside has come under substantial pressure for sporadic one-off housing in recent years.
2.1.3 Population:
Table 2.1 Population Trends
Year 1996 2002 2022
Population Medium growth rate 7099 6932 8207* 18% High growth rate 44% 7099 6932 10059* Source: Census of Population 1996 and 2002
*population projections carried out by Limerick County Council based on the National Spatial Strategy, Mid Western Regional Planning Guidelines and the Planning Land Use Transportation Strategy
2.1.3.1 Policies affecting the area:
Caherdavin’s proximity to Limerick city and Limerick’s designation as a gateway centre in the National Spatial Strategy which seeks to counterbalance the growth of Dublin, will have implications for population growth in Caherdavin. This too has consequent implications for infrastructure in the area, such as the capacity of sewage and water facilities to cater for the enlarged population. This is dealt with in more detail later in the Plan.
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Development Boundary
The development boundary for Caherdavin has been taken as the existing boundaries as designated in the 1999 Caherdavin Development Plan. In retaining this boundary the following factors have been considered:
The existing built and natural environment and road structure.
Population decline and the need to stimulate growth and demand for housing through facilitating land provision for facilities and amenities..
The need to offer more up to date and wider provision of shopping and housing mix.
Proximity to existing and potential community and commercial facilities and the need to encourage sustainable growth.
2.2 Development Opportunities and Constraints
2.2.1
Development opportunities and constraints are taken into consideration when writing this Plan and they also contribute to the development of the overall Plan strategy.
2.2.2 Opportunities
The following is a list of opportunities, which exist for the future development of Caherdavin:
Compactness of the area/established community.
Proximity to Limerick City.
Extension of Neighbourhood Shopping Centre
Good road network
Natural environment of the river embankments and nearby open countryside.
Adequate amount of underutilised lands zoned for industrial developments
Large areas of agricultural land
New sewerage scheme serving existing housing.
2.2.3 Constraints
There are a number of constraints to development which currently exist:
Poor drainage and land subject to flooding
Limited infrastructure for foul effluent disposal
Social Exclusion
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Continuous need to ensure that, within the development boundaries outlined, a self sufficient “urban village” which serves local employment, facilities and services needs.
Limited indoor sports facilities
2.3 Development Strategy and Objectives
2.3.1
The overall development strategy for Caherdavin is to “facilitate and stimulate growth and expansion, whilst at the same time, improvement of the built and natural environment -to promote new development in a planned and sustainable manner, encouraging more permeability through the area in the form of footpath/cycleways to create vitality and viability, while ensuring that the residential, educational, amenity and employment needs of it’s current and future population are met.”
2.3.2
There is a presumption in favour of development in Caherdavin and it is the Councils aim through the production of this plan is to stimulate growth by highlighting the opportunities and constraints of the area and rezoning land for the necessary uses to cater for this growth in a planned manner. It also lies within an area of high pressure and thus it is necessary to carefully control the expansion of Caherdavin. Within this context, the development strategy for Caherdavin is to stimulate growth in an orderly and sustainable manner, i.e. consolidate the existing district before considering further expansion if needs be
2.3.3
The specific objectives for Caherdavin over the Plan period are to:
Facilitate and stimulate the growth and expansion of the area in a sustainable manner within the zoned areas by consolidating the existing settlement boundary (1999 plan) before phased expansion into newly zoned lands.
Faciltate the expansion and growth of the Clondrinagh Industrial Estate by providing an improved road access/egress and encouraging an overall masterplan of the area in conjunction with private developers.
Neighbourhood Park: Maintain and enhance the local natural heritage resources and facilitate the creation of a Neighbourhood Park.
Encourage social inclusion through the provision of a connecting link road from Moyross to the Northern Ring Road and rezone a parcel of agricultural land for residential use to attract private sector ‘affordable housing/first time buyers housing’ to create a gradual social mix and help alleviate the area of its over emphasis on social housing only.
Ensure the safety of vehicular and pedestrian traffic throughout the area and encourage more permeability through the area through the development control process, by fostering links between existing and proposed footpaths/ cycleways.
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Part Three
Policy & Objectives
‘Implementation of specific policy objectives’
Main Sections
3.1 Housing 4.1 Built & Natural Environment 5.1 Urban Design 6.1 Community & Recreation 7.1 Water Services & Waste Management 8.1 Transport & Infrastrure 9.1 Economic Development
10.1 Retail 11.1 Land Use
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CHAPTER 3 Housing
Overall Strategic Aim
The Plan’s Overall Strategic Aim for housing seeks to improve the overall quality of life by providing for housing for local needs; making the best use of the existing residentially zoned area including vacant and under-used land; strengthening the area as an important place to live; reducing the need to travel; and protecting the natural environment.
3.1 Introduction
This chapter includes policies and proposals addressing the need for housing land, new land allocations, different types of residential development within the area and social and affordable housing. The aim is to ensure that choices of sites, which are both suitable and available for house building, are provided for in Caherdavin.
The National Spatial Strategy identified Limerick/Shannon as a Regional Gateway as a measure to counterbalance the growth of Dublin and its environs. This includes Limerick City and its environs and therefore the Plan Area forms part of this designation of national importance and its role has specific implications for the residential development of the area. The first implication is that the area will come under increasing pressure for development and higher densities will be aimed for in the larger Metropolitan Area.
A number of factors need to be taken into account when planning the provision of new housing in the Plan Area. These include household projections for Caherdavin, the needs of the wider Limerick Metropolitan Area, the capacity of the area to accommodate more housing, the environmental implications and the capacity of the existing or planned infrastructure.
3.2 Population trends
The Caherdavin Plan Area falls into Limerick North Electoral Division. The total population residing in the Caherdavin in 2002 was 6932. This is a decrease of approximately 4% in the last decade for the Plan Area, an actual population decrease of 316 from 1991-2002. Comparing the different census periods, from 1981 – 1986 the Plan Area’s population grew by more than 34% as shown in table 3.1. This changing growth rate makes it necessary to reassess the situation in its entirety.
Table 3.1: Past population trends in Caherdavin Year Population Population % Increase Increase 1981 4857 - - 1986 6506 1649 33.9 1991 7248 1004 13.1 1996 7102 -146 -2.01 2002 6932 -170 -2.39 Source: Central Statistical Services, 1981-2002
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3.3 Population Projections
Although this Plan will expire in 2011 it is necessary to consider the future of Caherdavin within a longer planning horizon to ensure that sufficient land is zoned for residential use. Given the recent population changes in the area over the last couple of years and the complexity of accurately predicting the future population of an area, a prediction period up to 2020 was considered appropriate.
Given past trends in terms of population growth in the city environs, and national and regional spatial guidelines and predictions, it is anticipated that the future population of Caherdavin in 2020 could range from 8207 in a medium-growth scenario to 10002 in a high-growth scenario. In calculating these figures projections from the National Spatial Strategy, the Regional Planning Guidelines and adjoining Local Authorities were taken into account.
Medium growth scenario: Under this scenario it is expected that their will be a moderate population growth and an overall growth rate of approximately 18% from 2002-2020 is anticipated (See Table 3.2). This is an increase of 1275 people from the area’s population in 2002.
High growth scenario: Under this scenario a high population growth is expected and an overall growth rate of approximately 44% from 2002-2020 is anticipated (See Table 3.2). This is an increase of 3127 people from the area’s population in 2002.
Table 3.2: Population Projections – Caherdavin Growth Scenario 2002 2020 Additional % Population Pop change Medium growth 6932 8207 1275 18% High growth 6932 10059 3127 44%
3.4 Land for Housing Development
3.4.1 Land Currently Available for Housing Development
59.9ha of land zoned for Residential use in the 1999 District Development Plan, remained undeveloped in June 2004. The bulk of this land is to be found in the Clonmacken to the east and west of the N18 Condell Road.
3.4.2 Future Land Requirements
Wider Limerick Metropolitan Area
It is anticipated that the proximity of the Caherdavin district to Limerick City, current levels of housing demand, availability of residential zoned lands, continued employment growth and the restrictive settlement policy operating in the surrounding rural hinterland, will all contribute to population growth and a subsequent demand for housing.
Future Scenario’s
Assuming an average density of 25 Units per hectare and providing an oversupply of 60% to allow for land that is zoned but not released for development over the plan period and to provide adequate locational choice, there will be a requirement for an additional 51ha to cater for the housing need under the medium-growth Scenario. The existing undeveloped residentially zoned land totals 59.9ha and therefore exceeds the anticipated future demand for land for the period up to 2020.
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To cater for the housing need under the High-growth Scenario an additional 96ha needs to be provided to cater for the additional population at 25 units/ha (this figure takes into account the increase in housing from the existing population). An excess of land over projected needs is required if allowance is made for the significant ‘lead-in’ time for the servicing of residential lands and for the carrying out of residential development itself. Other aspects to consider include delays in bringing major residential developments to the market and the need for flexibility and ‘market choice of location’. Therefore an allowance is made for land in addition to the local need of between 50-70%. This implies a further 36ha (extra 60%) on top of the 59.9ha, which brings the total required land to 96ha.
Scenario 2002 2020 Additional Additional Pop required land Medium growth 6932 8207 1275 51ha* High growth 6932 10059 3127 96ha* * Includes an overestimate of 60%
The numbers of units used (25 units per hectare) are indicative only and are included to demonstrate that the housing requirement can be met. Detailed proposals for different sites, taking into account constraints such as land quality and natural or historic features, may demonstrate that permission could be granted for a different number of dwellings.
The dwellings to be built to meet the strategic housing requirement will be accommodated as follows: on land where planning permission for residential development has already been granted; on sites already allocated for residential development and on other identified sites within the urban area without planning permission; and on new sites allocated for residential development in this Plan.
H1 To provide sufficient serviced, zoned land on suitable sites to ensure that the projected demand for housing in the area is met.
H2 To encourage a variety of house types, sizes and tenure in individual schemes so as to create an adequate social mix. House design and layout should reflect the requirements of different categories of households within the County.
3.4.3 New Allocations
In addition to the residentially zoned land that has not been developed in the previous plan period, new allocations are proposed to be rezoned for residential use. These sites, which vary in size and location, were considered against a set of criteria, which include impact on the character of the area; transport; natural resources; land use compatibility; and infrastructure. In considering development applications for residential development on these lands emphasis will be placed on environmental and transport considerations, covering the overall impact of new development on the character of the surrounding area and the need to reduce the use of the private car.
The newly zoned land and an approximate indication of the land size include:
Clonconane/Ballygrennan: 45.2ha Clonmacken: 7.2ha Total 52.4ha
Consequently an additional 52.4ha is proposed to be zoned for residential purposes. This, together with the existing total of 59.9ha of undeveloped residential land, will ensure an adequate supply of land for residential development.
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3.4.4 New Residential allocation - Clonconane/Ballygrennan
Policy Objective H3 proposes approximately 45 hectares (111 acres) of residential development land with associated ancillary open space and local facilities in the Clonconane/Ballygrennan area to the North-east of the City. This new allocation is the most significant residential site proposed during the Local Plan period.
The area of land located in the Clonconane/Ballygrennan area has been identified for a high quality and sensitively designed residential development on the basis of the criteria set out in Policy Objective H3. The development is linked to the construction of the North Ring Road and the completion of the Strategic Services Master Plan for the Caherdavin area. The construction of the North Ring Road and the completion of the Strategic Services Master Plan for coordinated service provision in the area will ensure that the development at Clonconane/Ballygrennan will not overload existing roads and services in the Caherdavin area.
Land should be reserved within the development for a school(s), local shopping/commercial facilities, open space and proposed railway station in the interests of the proper planning and sustainable development of the area and in the event that the existing and expanded education and shopping facilities in the adjoining Caherdavin area prove inadequate to cope with the additional demand from the Clonconane/Ballygrennan area.
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H3 Permission will be granted for a residential development, ancillary open space and local facilities in the Clonconane/Ballygrennan area shown on the Zoning Map no. 1 for a high quality urban extension to the north-east of the City provided it is in accordance with the following criteria:
(a) The phasing of development in relation to the infrastructure and service provision for the site shall be in accordance with the following:
(i) The phasing of the development shall be concurrent with the construction of the North Ring Road and the new junctions shown on Zoning Map No. 1. Phase I of the development shall be served via the new distribution road and the indicative access point onto the North Ring Road between the Coonagh Roundabout and the improved junction on the Cratloe Road. Phase 2 of the development shall be served via the new distribution road and the indicative access point onto the North Ring Road shown on Zoning Map 1 between the new junction on the Cratloe Road and the new junction location in the Ballygrennan townland to the north linking to the Moyross area of Limerick City. No other access points to the new distribution road or the existing road network will be permitted in any other locations from the development, unless otherwise agreed by the Planning Authority.
(ii) No development shall be permitted until the Strategic Services Master Plan specified in Policy objective U1 for the Caherdavin area is completed.
(b) Land should be reserved within the development for a school(s), local shopping/commercial facilities, open space and proposed railway station shown on the Zoning Map no. 1
(c) The development shall include proposals for comprehensive landscape framework including pedestrian/cycle links. Adequate pedestrian/cycle links should be provided from the site to the adjoining developments and the road/cycle network in the area
(d) The development on the site shall be in accordance with the good design practice set out in the urban design chapter of the Plan. There is scope for streetscape development at/adjoining the existing Country Club where small scale local retail (size restriction 80m square) shall be provided.
(e) The provision of social and affordable housing of a type and scale to be agreed with the County Council in accordance with Policy Objective H9
(f) A flood risk analysis, hydrological survey and details of mitigation measures against potential flooding will be required on those parts of the site shown as prone to flooding in Map no. 5 in the Appendix. The flood risk analysis shall cover the parcel of land to be developed and any adjacent undeveloped land immediately adjoining the site.
3.5 Residential Land use Considerations
3.5.1 Housing Densities
The Council is keen to ensure that a wide range of housing needs can be met and that a range of dwelling types and sizes are provided during the plan period. Therefore, the Council will encourage the provision of a variety of dwelling types based on the principles as outlined in the Department of the Environment, Heritage and Local Government (DOEHLG) (1999) publication on ‘Residential Density – Guidelines for Planning Authorities’. 24______Forward Planning Limerick County Council July, 2005 Caherdavin Local Area Plan 2005-2011 ______
There is a need to consider the density of each site separately taking into account the character of the surrounding area, the location, and the size of the site. However, this does not mean that densities must be applied uniformly across a site, particularly if the site is large and is capable of accommodating a range of densities.
In circumstances where higher densities are proposed, particular attention will be paid to the quality of the environment that is created and the impact of the development on the character of the surrounding area. In other circumstances, lower densities may be more appropriate in order to protect the character of the area or on visually exposed sites.
The location of the development is particularly important; lower densities are more likely to be appropriate on the edge of the urban area and higher densities for redevelopment closer to the city centre. Well-designed, high-density development close to alternative modes of transport to reduce the use of the private car will be promoted.
H4 To apply minimum density housing standards of 25 units per hectare subject to high quality design, to promote the principles of sustainable development.
H5 ‘Low Density Serviced Sites’ will be considered by the Council where appropriate within the context of a professionally prepared Master Plan by recognised accredited architects submitted by the landowners/developers subject to normal Development Control Standards
H6 To ensure developers provide new housing with effective composting facilities, by applying suitable planning conditions to new residential development.
3.5.2 Infill residential developments
The provision of infill residential developments within the existing residential or mixed-use developments will generally be permitted subject the Development Control Guidelines set out in Chapter 12. The Planning Authority particularly encourages these where they eliminate a derelict structure or vacant site.
H7 To Facilitate infill residential developments and the redevelopment of sites and buildings, which are currently derelict, underused or empty for residential purposes where appropriate subject to normal Development Control Standards.
3.5.3 Small Scale Businesses in Residential Area
There has been a growth in the number of applications for small scale business from people working in their own homes. The scale and nature of operations will be taken into account. Uses such as the repair of vehicles will not be permitted in a residential area. The level of customers/callers will also be taken into account (see Development Control Guidelines set out in Chapter 12 for further guidance)
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H8 To Permit home based economic activities where, by virtue of their nature and scale, they can be accommodated without detriment to the amenities of residential areas.
3.5.4 Childcare facilities
The Council will encourage the provision of childcare facilities as an integral part of proposals for new residential development. Generally, one childcare facility with places for 20 children shall be provided for every 75 family dwellings.
3.6 Special Types of Housing
3.6.1 Private Rented Accommodation
The council has a statutory duty in enforcing the regulations on registration, standards and rent books in the private sector. Landlords are obliged to register all houses to which the regulations apply with the Housing Authority. The Finance Act 2001 has inserted new provisions where there has been a reduction in stamp duty rates for new residential property. The Act has also made provision for income tax relief on rental income in respect of refurbishment capital expenditure as well as interest payments in respect of certain qualifying properties.
The private rented accommodation market is not as strong in Caherdavin as it is in the other Environs e.g. Castletroy, Dooradoyle/Raheen. One of the reasons being that the volume of new build is somewhat less than the other environs areas and that it is essentially an established residential area with relatively few facilities to attract a young working population.
3.6.2 Social and Affordable Housing
The Plan aims to increase the supply of affordable and social housing through the planning system. The Local Authority, having formalised and adopted a Housing Strategy, can negotiate both social & affordable housing on suitable sites with developers.
In tandem with the provision of Council housing, there is now an onus on the Council to facilitate the growth of affordable housing. Affordable housing is defined, as housing which is accessible to people whose incomes do not enable them to buy or rent housing for their needs in the housing market. Such affordable housing and particularly the availability of affordable and serviced residential sites is a major issue, which the public have raised. Limerick County Council’s ‘Housing Strategy’ specifically addresses this issue and defines and quantifies the need for such housing in the Caherdavin area and the county as a whole.
Limerick County Council prepared a Housing Strategy for the county (which is currently under review) for the period 2001 to 2006 in accordance with Part V of the Local Government (Planning & Development) Act, 2000. The Planning and Development Amendment Act 2002 increases flexibility as to how an applicant for permission for development can comply with the requirements of Part V. In addition to the existing options of providing land, units or sites within the proposed development to local authorities, the following possibilities are now available subject to satisfying the local authority:
Transfer to the local authority of other land within its functional area; or Provision of new units on other lands within its functional area; or The transfer of fully or partially serviced sites on other lands within its functional area; or Payment of a financial contribution in lieu which must be used for the provision of social and affordable housing; or A combination of any of the above
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H9 To secure the provision of social and affordable housing, i.e. housing provided at a discount to meet the needs of those who cannot afford to buy or rent on the general market. The supply and location of this housing will be guided by the County Housing Strategy and the provisions of the Planning and Development Act 2000 (as amended), which seek to promote integrated housing developments.
3.6.3 Applications for Social Housing
The need for Social and Affordable housing will have to be met through the Social and Affordable Housing Scheme in Limerick County Council’s Housing Strategy. At the present time there are 21 housing applications for Affordable Housing under Part V of the Planning and Development Act 2000. These applications are for family (3 bedroom) size units.
Currently there is no Social Housing stock in the Caherdavin district. However, there are applications for 17 family units and 24 small units (1 or 2 bedroom). The demand for small type dwellings is a reflection of changing demographics within the country as a whole as illustrated through the increase in the number of single person households.
3.6.4 Traveller Accommodation
The Plan aims to provide appropriate accommodation for Traveller Families under the available Social Housing Options, including Traveller specific accommodation if considered necessary. This will be for families who are considered indigenous to the area in accordance with Limerick County Council’s Traveller Accommodation Programme. A Plan has been prepared for the upgrade of the existing Halting Site at Lansdowne Bridge on the Ennis Road (the County Boundary) for the upgrade of the sewerage treatment plant and the provision of halting bays on the existing Halting Site. The design and layout of any proposed accommodation will have regard to ‘Revised Guidelines for Residential Caravan Parks for Travellers’, (1997), issued by the DOELG.
H10 To Provide appropriate accommodation for Traveller Families under the available Social Housing Options, including Traveller specific accommodation if considered necessary.
3.6.5 Elderly Persons’ Housing, Rest Homes and Nursing Homes
The provision of specialised accommodation for the elderly, rest homes and nursing homes on suitable sites within the residentially zoned area will be permitted on suitable sites. Suitable sites will be those which can provide a pleasant environment for residents and which preferably are readily accessible to shops, bus stops and routes, day and community centres, recreational facilities (including parks and open spaces) and post offices.
3.6.6 People with Disabilities
The Council will aim to facilitate ease of access to new houses in as far as possible in terms of ‘Universal Access Design’ whereby there are no barriers for wheelchair access or even a person with a baby buggy, and facilitate the provision of accommodation for people with disabilities
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3.6.7 Student Accommodation
The provision of specialised accommodation for the students on suitable sites within the residentially zoned area will be permitted on suitable sites. Suitable sites will be those which can provide a pleasant environment for residents and which preferably are readily accessible to educational facililties, shops, bus stops and routes.
The first signs of demand for student accommodation in the Caherdavin area are to be seen in a new private development built on the corner of Cratloe Road/Redgate Road and a large scale purpose built development for Limerick Institute of Technology at the end of Galtee Avenue, Ballygrennan. Whilst L.I.T. is in the city borough, its proximity to Caherdavin means that it is an influencing factor.
3.6.8 Rural Housing
A large proportion of the Caherdavin area is zoned as agricultural and some low-density development has occurred in these areas. However, these areas are designated for agricultural use and it will be a priority to retain the rural character of these areas. Adequate land is zoned for residential development within the Plan Area and therefore it is imperative to protect these lands against pressures for development generated by its proximity to the City. Strict control will continue to be maintained over the development of one-off housing in this area and development will be diverted into residentially zoned areas.
H11 To permit one-off housing on agriculturally zoned land for the long term habitation of farmers and their sons or daughters, subject to normal planning and environmental criteria.
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CHAPTER 4 Built & Natural Environment
Overall Strategic Aim
The Plan’s Overall Strategic Aim is to seek to safeguard and protect the local, natural and built environment and local cultural heritage, for the benefit of the existing community and future generations.
4.1 Introduction: Built Environment
4.1.1
The placenames in the Caherdavin area tell the story of the area’s topography, its economic history, and the structural development of its built heritage of the past. A number of townlands tell of a pastoral economy- Cluain, meaning meadow, is found in 33% of the placenames in the area. Backing this view of pastoralism is the placename An tSeanbhuaile, which tells us of the practice of sending, for the summer months, herds of cattle to graze in areas inaccessible in the winter. There are indications of the areas of residence of these farming peoples- Cathair Dháibhín tells us of the Stone Fort of Davin, while Baile Uí Dhroighneáin (Ballygrennan) translates as the Place of Ó Droighneáin, or Thornton.
4.1.2
The physical remains of the archaeological and architectural heritage are scant, though extremely valuable in their own right. Due to the low-lying nature of much of the topography in the Caherdavin Area, and its propensity for seasonal flooding, it is only in recent decades that the area has opened up for development- driven by the expanding population of Limerick City and its Environs.
4.1.3
Recent research programmes have identified the Estuary of the Shannon as a valuable source of archaeological evidence for past fishing practices. On land there are some archaeological sites, which are detailed on an accompanying Map 3 and listed in Appendix 3. Though the surface remains of some of these sites are scant the sub-surface remains can be extremely rich. In other cases the sites are upstanding but have been incorporated into subsequent new-builds and remodelling of the structure, for example, Ballygrennan Castle. All development activities in and around such sites, which are entered in the Record of Monuments and Places, must be undertaken with all due care and attention. To this end the National Monuments Acts (1930 – 1992) requires that two months notification of any such works must be given to the Minister for the Environment, Heritage and Local Government. In consultation with the Minister and the Department’s Heritage Service (previously Dúchas), Limerick County Council may require archaeological assessments of the sites, which may include excavations, to be undertaken prior to works commencing.
BN1: To protect the sites of archaeological heritage entered in the Record of Monuments and Places, identified on Map 3 of this Plan and listed in Appendix 3 in accordance with policies laid down in the County Development Plan.
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4.2 The Record of Protected Structures
The Record of Protected Structures for the Caherdavin Area, though limited in numbers, is particularly rich in that it ranges over a wide spectrum of site types. From a thatched farmhouse, to Castle Park House, to examples of 20th century architecture (such as Christ the King Parish Church) there is a microcosm of the county’s heritage here. Evidence for past religious and social practices can be seen with presence of a Children’s Burial Ground at Coonagh. The locations of the sites entered on the Record of Protected Structures are listed in Appendix 3 Map 4. Those elements, which it is proposed to add to the Record, are also included on this map and listed separately in the Appendix.
BN2: To encourage and facilitate the rehabilitation, restoration, conservation and change of use of old buildings and protected structures in preference to their demolition and redevelopment, in accordance with policies laid down in the County Development Plan. This will require the maintenance of essential architectural character, retention of features of special interest and respect for the structure’s setting
BN3: Important non-structural elements of the built heritage associated with a Protected Structure such as historic gardens, walls, parkland and demesne features along with curtilage, attendant grounds features (which occupy the area in their vicinity) shall be protected. Proposed developments in proximity to a Protected Structure, which would seriously affect its character, will not normally be permitted
4.3 Protected Structures and Planning Permission
4.3.1
Protecting the built heritage under the provisions of Part IV of the Planning and Development Act 2000 – 2002 has positive benefits for the structures concerned in that they become eligible for consideration under the provisions of the Conservation Grant Scheme operated by Limerick County Council.
Any works that would materially affect the character of a protected structure require planning permission. To facilitate the owners of protected structures in seeking clarification as to the works that would be deemed to be exempted from planning permission the owner or occupier should request, in writing, a Declaration under the provisions of Section 57 of the Planning and Development Acts from this Planning Authority. This will set out those works that can be undertaken without planning permission and indicate those works for which planning permission would have to be sought.
4.3.2
Whether or not planning permission is required the owners and occupiers of protected structures are strongly advised to meet with the Planning Authority to discuss their intentions, having sought competent advice on best practice for carrying out such works. Once the requisite clearance to undertake the works is obtained, owners and occupiers are strongly advised to engage competent craftsmen, working to appropriate guidance, to undertake the works.
Works which involve stabilising a building (or elements of it), weather-proofing it (roofs, windows, rainwater goods), or conserving original or early surviving elements of it (joinery and renders) may qualify for assistance under the Conservation Grant Scheme.
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4.3.3
To facilitate the retention of older buildings, the Council will give consideration to the relaxation of car parking and other relevant development control requirements for new build in appropriate circumstances. This policy will be implemented through the development control process.
The Derelict Sites Register will continue to be updated to procure redevelopment or refurbishment by the private sector.
BN4: To assist and encourage active participation by Heritage groups, Community Associations and local people in the conservation and restoration of landmark buildings and structures.
BN5: To seek the elimination of unsightly and derelict buildings through continuously updating the Derelict Sites Register and through enforcement procedures where necessary.
4.4 Natural Environment
4.4.1 Introduction: Caherdavin’s Natural Environment
Caherdavin’s river borders which clearly delineate most of it’s form part of the natural resources which both add to it’s character and play a role in providing an amenity resource for local resident’s. Within open space and agricultural areas zoned are field boundaries, which, while lacking mature impressive trees nonetheless from an essential part of the natural fabric of the area. Consideration will also be given to the preparation of Tree Preservation Orders where these are deemed necessary.
It is important that Caherdavin’s Natural Environment be preserved and designed sites be protected. In the proposed plan the approach shall be one of sympathetic zoning in which agricultural and open space designations have been imposed adjacent to the designated sites where possible. The river Shannon has been designated as a Special Area of Conservation (SAC), while the Crompaun River is also locally important as a tributary of the Shannon. Knockalisheen Marsh, a Natural Heritage Area under previous designation, is now known as a ‘Designated Natural Area’ (DNA) an area of wet grassland and fen, is another site present in the area. The presence of designated sites will have implications for development, in terms of buffer zones, but could also constitute an opportunity, as the designation of such areas is generally recognition of good species diversity and river quality, which would have positive implications for angling activities, or for nature based activities such as bird watching or nature walks.
BN6 To promote the integration of existing natural and landscape features and habitats into future developments through careful design and mitigation measures where necessary
BN7 To preserve, protect, maintain and enhance by incorporating into new development proposals where appropriate the existing stands of mature trees and field boundaries which contribute to the character of the area. There will be a presumption against the removal of hedgerows, trees and landscape features within development sites. Prior removal of such features before applying for planning permission will not be favourably looked upon and it will be at the discretion of the Planning Authority to request a management plan for features and habitats within proposed development sites.
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The Caherdavin area also has relatively large areas of low-lying land, which would prior to the development of the district over the last 50 years or so would have been part of the flood plain of both the Shannon and local tributaries. This type of land places limits on what can be achieved both in terms of physical development and also has implications for the provision of space for active recreation such as playing pitches. The evidence for this lies in the large amount of excavated drainage channels, which still remain and also the vegetation, which is largely of wetland character. This too has implications for development in that it is important for potential developments to demonstrate, where they are permitted in former flood prone areas, that they would not have an adverse effect on flooding regimes within the area and in areas upstream and downstream of the development’s location. This is dealt with in the Development Control Guideline Chapter.
Quite apart from the importance of the river corridors of the area from an ecological perspective, the River Shannon and the Crompaun is of particular importance to Caherdavin. This is due to a number of reasons:
1 The presence of the Shannon is important in adding an amenity value to the southern portion of Caherdavin. On the whole over the last 10 years or so Limerick City and environs has attracted favourable comment for the sensitive development of it’s water front area. With sensitive zoning policies as practised in the plan and sustainable recreational use this part of Caherdavin provides a scenic backdrop to the commercial development of the waterfront on the opposite bank.
2 The river Crompaun as a tributary of the River Shannon and the presence of the wet grasslands of it’s floodplain, provides a wildlife corridor and a feeding ground in the late autumn and winter for wildfowl. Numbers of waders such as snipe also use the areas close to the Crompaun as a breeding site. With raised bank sides the river also provides an opportunity for an attractive walkway. This is dealt with in more detail in the Community & Recreation Chapter.
3 It has become accepted practice in flood risk management internationally, for river flood plains to remain undeveloped and to allow them to flood naturally in order to decrease the flooding risk to populated areas and developed zones.
4.5 Special Area of Conservation and Designated Natural Areas .
Two designated areas exist within the plan area. These are the Lower River Shannon SAC site and Knockalisheen Marsh DNA. These are summarised in the table below. These are also identified on the Amenity Strategy Map 2
Site Code Site Titles Designated Special Area of Comments. Natural Area Convervation 002001 Knockalisheen X Wet grassland Marsh and fen. Lower River Shannon X Part of Shannon 002165 SAC site catchment. Important for Salmonids
Lower River Shannon Special Area of Conservation site: This site is unusual in that covers a number of different counties. It is a riverine designation with it’s principal aim being the conservation of aquatic life. Several listed species such as lamprey exist in the stretch of river covered by the plan and the Shannon is also important for salmonid species. It is also an important feeding and breeding ground for wintering wildfowl perhaps less so here than further down stream, nonetheless it is important to ensure that any activities undertaken in the plan area would not have an impact on water quality and habitats either within the plans area or downstream. This could be achieved by creating a buffer zone along the embankment side of about 10m in width. This would also be necessary to ensure access for ______33 Forward Planning Limerick County Council July, 2005 Caherdavin Local Area Plan 2005-2011 ______maintenance and monitoring purposes by the Office of Public Works personnel to monitor and maintain flood defences.
Knockalisheen Marsh, Designated Natural Area: This site consists of unimproved pasture, while the lower parts near the river are extremely wet and consist of wet grassland and fen communities that are species rich. Also included on the site are beds of Common Reed. This site is important because it is a good example of an unimproved wetland grassland complex with high plant species diversity. It is also important in that it serves as feeding ground particularly for common wading species such as snipe. The other importance of the site for flood control purposes is that it provides a “storage area” for floodwaters, which might otherwise cause damage elsewhere. With the proximity of the city of Limerick and the environs, this aspect of the site should not be ignored. To prevent interference with the site it would be best to introduce zoning measures that would protect it. The site is zoned as a designated site but the inclusion of the agricultural zoning around it as a buffer is a further step in avoiding disturbance to the site.
BN8 To preserve and protect the Lower River Shannon Special Area of Conservation site from development in order to maintain it’s importance in terms of ecology but also to retain it’s importance as an amenity area both for the Caherdavin area, the City and the Environs as a whole. It is also considered important to preserve it and appropriate parts of the Crompaun flood plan as a Flood Risk management zone.
4.6 Habitats within the plan area.
Within the boundaries of the LAP there are areas of low-lying land with drains serving to large extent as field boundaries. This is the case particularly in the Coonagh East and West. There is a limited tree and shrub species component associated with these field boundaries though the drains themselves are useful refuges for aquatic life. The grassland in lot of these situations has been modified as a result of intensive agricultural use. These areas are present in the south-western portion of the plan area. Development has resulted in the loss of some of this habitat within the more built up areas of Caherdavin. This habitat is locally and nationally common however and the loss of some of this habitat has to be balanced against the development of residential areas, where they can be easily serviced and where journey time is reduced (see Strategic Environmental Assessment Chapter). In the northern portion of the Caherdavin District, some of the grassland tends to be drier and therefore would be expected to support a slightly different range of species. Again this type of habitat is common both on a local and national scale.
The open space areas and the gardens associated with dwellings also provide habitats, which can be important for common songbirds.
The Council will facilitate the development of riverside walkways as an alternative means of gaining access to and benefit from the natural environment which is an asset to the area.
4.7 Trees listed for preservation within Caherdavin LAP.
Many of the field boundaries within Caherdavin, as outlined above, lack mature or “specimen” trees. The trees, selected for preservation, are by and large the remnants of older ornamental plantings (characterised by the presence of beech or horse chestnut) or are mature field boundaries or shelter- belts which are local landscape features. These are identified in the Amenity Strategy Map 2.
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CHAPTER 5 Urban Design
Overall Strategic Aim:
It is the aim of the Council to improve urban design in order to give identity and create sense of place, ensure safe and convenient ease of access and improve natural surveillance which in turn relates to community and civic pride.
5.1 Introduction
A central function of land use planning is to New housing schemes are often unresponsive ensure that new development presents a high to both site characteristics and site specific quality living environment for its residents, design. More often than not we see the both in terms of the standard of individual widespread use of standard house types dwelling units and in terms of the standard of where the access road dominates. overall layout and appearance of the scheme. The County Council is exploring how to find In line with the sustainability statement set out more effective means of delivering in the Planning and Development Act 2000, development of a quality that will there is a need for high quality, sustainable introduce/provide variety and interest to new housing developments to contribute relieve monotony and ensure attractive urban towards improving the quality of the built landscapes, both the built and natural environment. This is supplemented by the environment. Traffic Management Guidelines (Department of Transport)(2003) and Action on Architecture (Department of Arts, Heritage, Gaeltacht and the Islands)(2002).
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5.2 What is urban design?
Urban design is concerned with the visual quality of new development and its fit in its local and wider context. It is about 3-dimensional form and space relationships, civic pride and public realm. It is the art of making places for people, combining a mix and fit of buildings and uses to create living Communities It is hoped that by presenting some principles that this would prove useful and a positive move in taking forward a theme which has been under emphasised for so long. The principles are not exhaustive and will be subject to further refining.
It is hoped to introduce coherence and create distinctiveness in the Caherdavin area where no strong character is established through the contribution of new development. This can be achieved by responding to topography, creation of entry points, continuity with established spatial pattern, linkages to existing street network, integration of urban form with surroundings, introduction of landscape and other features to give distinct character to new development.
New development should follow the approach of the ‘Urban Villages’ (self sufficient for basic services) concept in order to reinforce existing or create new neighbourhood identities.
Any new development project should begin with an understanding of the local context and the relationship of new buildings to the existing and create identity of place.
There are 6 principles which new developments should reflect in their layout and design. These basic principles, whilst primarily focused at housing development can be applied to other types of development.
Developing Balanced Communities Making Places for People Creating Environments that People Understand Getting the Local Detail Right Building Safe and Secure Places to live Designing Sustainable Environments
5.3 Developing Balanced Communities
The physical layout of housing schemes, the types of houses that are built and levels of access, open space and car parking are all critical aspects of developing mixed and balanced communities.
The Council expects new housing developments to: - provide an appropriate range of house types and tenures - avoid having the same type, height and density of development throughout - adopt layouts which enable safe and convenient access to existing facilities and public transport
High density development, such as flats and smaller terraced properties, can provide excellent street frontages and gateways into schemes. Varying the density of housing throughout a large development helps create a balanced neighbourhood and often provides a more attractive design solution.
Good design, variety and mix creates a sense of place and makes for a more pleasant liveable space, thus avoiding monotonous, soulless suburbs.
Natural interaction lends itself to more of a sense of community.
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Diagram 1 – Housing Layout - Bad Example: standard 1970s housing estate which is monotonous and road layout designed to give priority to the car.
UD1 To resist standardised layout and design solutions in housing schemes by recreating street patterns, providing mix and variety of design, varying scale, height and density, encouraging direct access from the street allowing for more of an inter-relationship between home and community.
In developing a Balanced Community, the following factors should be taken into account:
(a) Is there a range of public spaces with a pedestrian emphasis which acts as a principal organising element in the network? (b) Are there specific parts of the site, such as street frontages or gateways, where higher density development is possible? (c) Are there elements of higher density housing spread throughout the site? (d) Are there existing public transport routes and commercial and community facilities within easy/safe walking distance?
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5.4 Making Places for People
The layout and design of new development should be physically integrated with existing areas. In the making of places, it is not the road layout that is paramount, but the relationship of buildings to one another.
Traffic management and subtle changes in street materials should complement the use of layout to reduce vehicle speeds Layouts must not be dominated by poorly designed parking areas or roads that are too wide.
New housing layouts have a more uniform function than more historic places, but that does not mean that they are incapable of becoming people friendly places. Density, building form and enclosure are the main ingredients in creating developments that have a clear sense of place. Laying out buildings to develop a network of spaces and streets should be the first step in layout design. The relationship between the scale and design of buildings and the width of different roads is vital, as is the integration of pedestrian and cycle routes into the fabric of new development.
All routes must be safe, convenient and overlooked. Streets must be designed with the movement of pedestrians and cyclists in mind.
The purpose of the road hierarchy associated with the sustainable place making model is to maximise permeability and facilitate appropriate frontage development whilst ensuring that maximum safety standards are maintained source: Department of Transport Traffic Management Guidelines, 2003. (see Table 12.1 in the Chapter 12 on the Design Guidelines for urban residential development for further guidance)
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UD2 In making places for people, the following factors should be taken into account: a) Has every opportunity to make connections with existing street and path patterns been investigated? b) How does the layout use individual or groups of buildings to create and enclose spaces, forming attractive streets, squares and courtyards? c) How does the layout/orientation of buildings themselves slow traffic? d) Does the layout of these spaces allow for appropriate parking/access? e) Is this approach to the layout complemented by variations in street design and the use of high quality street materials in order to slow traffic? f) Street materials and street lighting must not only be of high quality but easily maintained.
UD3 To create a sense of place by introducing a strong relationship between the scale and design of buildings and the relationship of buildings to one another. Changes in street alignment, width, design and materials should complement the use of layout to reduce vehicle speeds.
Layouts must enable safe and convenient access to existing facilities and public transport without being dominated by roads. Open Green Spaces should be overlooked by Residential units.
5.5 Legibility – Creating environments that people understand
People must recognise and relate to the areas where they live, work and visit. If people do not feel comfortable in an environment they are unlikely to forsake their reliance on the private car in favour of travelling by foot, bicycle, public transport.
- Resist standardised layout and design solutions in housing schemes - Recreate street patterns through new build facing towards and accessing directly from the street. - Walkways and natural features, parks, rivers, canal, etc provide life in a housing area. Indicate ‘ownership’ of public space through front elevation overlooking which offers informal supervision. - Provide street life in Apartment development with all ground floor apartments having their separate entrance doors to the street as well as those to upper floors
Usable green space must be designed into schemes from the start. It is unacceptable for green space to emerge from the left over spaces on which houses cannot be built. Planting, open space and existing watercourses should be incorporated into the development and if required/necessary safe access to them should be enhanced. It is the responsibility of the developer to ensure these needs are met.
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UD4: An Urban Design Statement shall accompany all significant proposals, (i.e. 20 or more dwellings) wherein the following questions should be addressed: a) How does the layout and detailed design maximise the visual impact of gateways and routes into and through the development? b) How does the layout and detailed design maximise the visual impact of edges to the development, of corners and of nodes and central points within it? c) Does all new development face towards and directly access the street? d) Has care been taken to achieve high quality, consistent boundary treatments within and on the edges of the development? e) Can these boundaries be easily and comprehensively maintained in the longer term? f) Is Green Space overlooked and is there a well thought out maintenance regime for open space and incidental planting throughout the new development?
Diagram2: Infill site in Urban Area.
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Getting the local Detail Right
New development should use the preservation of mature trees and new planting appropriate to the area to help integrate old and new development. A detailed landscaping proposal should be submitted at planning application stage for new housing developments.
UD5 Retain natural landscape features to provide native mature soft landscaping giving a balance between the natural and built environment
Good Example; respecting the existing building line and streetscape Bad example: standard Developer layout:: non site specific (anywhere) suburban style housing
Diagram 3:Infill Street Gap Site
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5.7 Building safe and secure places to live
Wherever possible, buildings should face towards streets, paths and open spaces, offering natural surveillance. This is a feature of older, more established areas.
- Using traditional street layouts in larger developments can improve security - Private and public spaces should be clearly defined - Remote paths and/or public spaces to the rear of properties should be avoided - Sensitive and thoughtful use of lighting is important.
The design of housing layouts can make a major contribution to both preventing crime and reducing the fear of crime. Most crime is opportunistic and common sense measures can help make an area secure for both people and property. Such measures include: - ensuring that streets or spaces are well-used and overlooked to make the criminal feel exposed - using layouts to define what is public and what is private space - indicating ownership and responsibility for spaces with boundaries and different street materials, bollards, bollards, street furniture and lighting.
UD6: In building safe and secure places to live, the following factors should be taken into account:
(a) How does the layout encourage natural surveillance, can neighbours see each others houses? (b) Are all traffic and pedestrian routes overlooked? If not, why not? (c) If separate off street footpaths or cycle routes do form part of a layout, they should be on routes which generate high levels of movement and should be as short as possible. Long indirect pedestrian and cycle links may well feel uncomfortable for users and may provide escape routes for criminals (d) How does building layout, building design, boundary treatment, street materials, planting and lighting ensure a clear distinction between public and private space? (e) Are communal green open spaces located where they are well related to surrounding areas and just as importantly overlooked
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5.8 Designing Sustainable Environments
It is important that new housing developments contribute towards sustainability objectives in as many ways as possible. Pollution prevention, recycling and energy efficiency can all be addressed by new housing development.
UD7: In designing sustainable environments, the following factors should be taken into account:
a) A Sustainability Statement required for all housing developments of 5 or more dwellings (see section 12.1.3 of Development Control Guidelines) b) Carrying Capacity Test: is the environmental setting capable of absorbing development in terms of drainage? c) Has the design of a surface water run-off system including ponds and wetlands been considered as part of the landscape structure? d) Has provision been made for a local recycling facility in the design of the housing layout? e) Has a tree shelter belt been planted around the edge of the development, especially on the north east side of the site, in order to reduce heat loss.
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5.9 Special Development Nodes
High quality urban design which makes a statement in terms of ‘distinctiveness’, ‘landmark feature’, ‘sense of place’ will be expected at these high visibility gateways to the built Environment of Limerick. The Special Development Nodes identified on zoning map no.1. The council will encourage quality innovative modern design in terms of whether it would be in context with the surrounding area.
UD8 At the Special Development Nodes identified on the Zoning map no.1, at the main gateway locations into the Caherdavin area, high quality innovative design will be required in all development in and adjacent to these gateway locations in Caherdavin
UD9 Landmark locations/focal points/gateway buildings i.e. street corners, road junctions should be emphasised by form and massing and/or a complementing detail (i.e. higher density development/ an additional storey, design feature etc). In housing developments in particular, this would also act as a natural method of traffic calming where there is not full visibilty around a corner.
Landmark buildings are essential to creating a sense of place in terms of mental maps that people associate with a certain place.
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Diagram 4: Landmark locations/focal points/gateway buildings
5.10 Flexibility of Standards
To assist in achieving the above objective of higher quality innovative urban design, the Planning Authority will, where these quality parameters have been clearly demonstrated, adopt a more flexible approach to the application of the general plan standards on such matters as specifications and car parking etc.
CHAPTER 6 COMMUNITY & RECREATION
Overall Strategic Aim
“To ensure the retention of services and facilities in Caherdavin and to work in partnership with the local community to make enhanced use of local human, cultural, institutional and physical resources”.
6.1 Introduction
Community and recreation are defined as non-residential uses with the principal purpose of providing a service and facility to a local community. Land use zoning for Community and Recreation is established in the Zoning Map no. 1 contained in this Plan. Zoning for Community and Recreation includes uses such as, Education, Institutional, Civic Areas, Open Space, Sports, Recreation and Amenity. The range of facilities in any area is a measure of its vitality and standing and thus the appropriate provision of these facilities is an important issue in the formulation of the Local Area Plan for Caherdavin.
There is continued demand for localised facilities to meet the needs of a variety of groups in the Caherdavin District area. Groups will require different types of buildings according to their needs in terms of location, size and accessibility.
The County Council will promote and encourage the provision of community, social, leisure and sports facilities in locations where they are accessible to and meet the needs of people in the area. These facilities can range from public open space facilities to small places like, meeting rooms, local community halls, indoor sports facilities and entertainment venues.
6.2 Current Situation
6.2.1 Recreational Facilities
In this section the term ”recreation facilities” refers to all sports, recreation, leisure and public open space facilities. The district of Caherdavin is currently served to a minimum level of provision. It has a catholic church, individual doctors surgeries, very limited facilities at the small community centre, Glenmore Park, a Gaelic Athletic Association (G.A.A) club and playing fields (Na Piarsaigh), Thomond Rugby football grounds. Indoor sports facilities, for example, gym, ballgame halls etc are available during limited hours to members of the public at the
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Limerick Institute of Technology which is in the immediate borough boundary. Sports facilities and a swimming pool are also available at the Greenhills Hotel private club.
6.2.2 Community Facilities
This is not an exhaustive list of what exists in the area – its purpose is to provide a general picture only.
Education: There is adequate educational facilities for the current population of Caherdavin and with a relatively low level of new development or growth in recent years. Caherdavin Boys School, Redgate Road, has 286 pupils at the time of writing. This has reduced by more than 50% over the last 20 years. Hence, the school has adequate capacity for population and does not require additional land for expansion at present. The Girls School, Blackthorn Drive currently has 312 pupils and again has seen a significant drop in numbers. Hence, it has adequate capacity to cater for additional school numbers and would not foresee a need to require additional land for expansion purposes.
St. Nessans Secondary School which is just outside the Caherdavin District caters for the Caherdavin area. The school plans to increase by 50% (within its existing grounds) and will be able to cater for future growth.
To cater for the new residential development zoned in the Plan area (see Housing Policy objective H3), additional land has been zoned for educational and community facilities in the Coonagh and Clonconane/Ballygrennan areas, to cater for the increased population in the future.
Childcare: This is catered for by the private sector (eg. Little Treasures on the Ennis Road) and also through the Department of the Environment & Local Government (2001) Guidelines for Planning Authorities (see Development Control Guidelines Chapter 12) whereby any development 75 units or greater should make provision for such facilities. However, it is noted that developments in the Caherdavin area have been relatively small scale and as to whether the cumulative number of new houses has resulted in a shortfall of provision needs to be investigated.
Health and Social Services: There are a number of individual doctors surgeries and dentists in the area. A new Health Centre forms part of the Extension to the district shopping centre at Jetland. This will provide a more comprehensive / all encompassing facility.
There is no Garda Station in the Caherdavin District but it is serviced by nearby Mayorstone, also on the north side of the city. An Garda Síochána have advised that they have no current proposals to acquire lands in the area for their use.
Religion: The community is served by Caherdavin Catholic Church, located on Blackthorn Drive
It is a Policy objective of the Council, in association with Local Community Groups and organisations:
CR1 To continue to work with the community, including forming partnerships with local residents to counter disadvantage and social exclusion and secure improvements in the quality of life.
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Open Space and Play Areas It is important to viewthe provision of open space and recreational amenities with the Caherdavin area as being important not just to the area itself but also as being of importance to the nearby city area and also the environs as whole. One of the central means of ensuring that adequately serviced open space is provided within the area of the plan is the provision of the proposed neighbourhood park on Clonmacken Road.
The main park is Glenmore Park, adjacent to the community centre, off Blackthorn Drive and incidental areas of open spaces within housing areas. In relation to a childrens play area, there is no such provision currently. However, this is being addressed through the masterplan for the proposed neighbourhood park and Limerick County Council’s Draft Local Play Policy with different kinds of play areas described, some being of local importance such as open space within housing developments ranging to formal play grounds.
The Council will encourage development proposals, particularly those for residential development, to include play space and informal outdoor recreational facilities that can be accessed by all provided that they meet the standards set out in the Development Control Guidelines of the Plan. It is recognised that in some circumstances more limited open space provision for developments to provide play space and informal recreational space maybe appropriate due to its proximity to the proposed neighbourhood Park or because of site restrictions or the nature of the development proposed. In the instance of site restrictions, developers will be required to contribute financially or in kind to Council approved schemes for the provision and maintenance of play space or informal recreational/community facilities provided elsewhere. The County Council’s Development Contribution Scheme sets out a mandatory requirement in relation to the provision of open space in the Caherdavin Area.
CR2 To ensure new residential development incorporates appropriate provision for managed open space or other informal recreational facilities for the benefit of local residents.
CR3 Protect existing open space, by not permitting development, which would result in the loss of or reduce the recreational value of open space, including public and private playing fields, allotments and informal open space, unless a replacement site is provided which is equivalent in terms of accessibility, size and quality.
CR4 Retain existing areas of amenity open space, such as, woodlands, archaeological monuments and visual landmarks, throughout housing areas, in addition to the standards set above.
Walkways/cycleways It is important too to consider walking routes within the area. With limited resources it is best to concentrate on what the local population view as the most important open space assets. For maximum utility the most popular walkways would have to be serviced with parking areas. One suggestion would be to link the proposed walkway from the previous plan which stretched from Meelick bridge, along the Crompaun river to the N18 would be linked with the car parking available in the proposed retail development at the Coonagh Cross Roundabout.
For the purposes of nature conservation and the preservation of the ecological and scenic qualities of the River Shannon the area adjacent to the Shannon is another such area. The need for the sensitive development of the water front area coupled with the need for the integration of areas of natural character to complement the extensive development which has taken place on the opposite bank emphasises the importance of such a natural area for both the environs and the city of Limerick.
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Currently there are limited cycleways within the area. The proposed neighbourhood park will have a number of them connecting with adjacent areas. It is the Council’s intention over the time period of the plan to further develop the cycle network of Caherdavin and to integrate them with both city and the remainder of the environs. A route has been proposed to follow the N18 road from the Coonagh roundabout towards Limerick city. Within the limitations of resource constraints and the requirements of road engineers it is hoped to pursue the establishment of such cycle links following the opening of the Limerick Ring Road Phase 2
CR5 To provide a riverside walkway along the Rivers Shannon and Crompaun in the District.
It is recognised that there is a need for additional open recreation space. A proposed Neighbourhood Park previously identified in the Caherdavin 1999 District Plan, is provided on the Condell Road and Clonmacken Road. As the land is not in Council ownership, the Council will pursue the acquisition of such lands from the owners. However, this may have to be acquired through Compulsory Purchase Order, if the purchase cannot be agreed with the landowners.
CR6 To ensure that the District has adequate recreational open space for active and passive recreational use through pursuing the completion of the acquisition of land necessary for the Neighbourhood Park and to develop that park.
CR7 To accommodate the development of a Childrens’ Play Area in the Neighbourhood Park and encourage the provision of indoor community based sports facilities
CR8 Ensure that through the uses of the resources put in place by development Fund Contributions that priority is given to the development of the New Neighbourhood Park and the development of selected walkways within the Plan area.
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CHAPTER 7 Water Services and Waste Management
Overall Strategic Aim
“To provide for adequate water and sewerage facilities in Caherdavin, provide additional land serviced by the public sewer and where this is not possible due to resource constraints, a Masterplan for Foul and Storm Water Disposal for newly zoned residential land. Also, provide additional more sophisticated waste recycling facilities”.
7.1 Introduction
The provision of adequate water supply and waste water treatment utilities to serve the anticipated level of population growth of Caherdavin requires the coordination of service provision and conscientious monitoring of the situation.
There is an urgent need for a comprehensive management plan for existing and future services in Caherdavin. Therefore, a Strategic Services Master Plan is proposed, in which the newly designed distributor road network will be coordinated with the supply of services for the area. The Master Plan will provide a framework for coordinated service provision in the area and is expected to go out on tender by the end of 2004.
U1 To develop a Strategic Services Master Plan for sections of Caherdavin, which will provide a framework for coordinated service provision in the area.
U2 To use development levies as a contribution to the upgrading or provision of facilities and services, where such services have facilitated or will facilitate development.
7.2 Water Supply
Drinking Water to the Caherdavin area is supplied from Newcastle reservoir, Castletroy. Limerick City Council is at an advanced stage of procuring an upgrade for the Clareville treatment plant at Annacotty which produces potable water for the City and Environs. This should be effective from mid 2005, hence there would be a potable water supply for future further development in Caherdavin
U3 To ensure the development of an adequate water supply in Caherdavin which will continue to keep pace with local needs. Use development levies as a contribution to the upgrading or provision of water services, such services that have facilitated or will facilitate development.
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7.3 Sewerage
Under the City Council’s Limerick Main Drainage Scheme, the County Council has upgraded the waste water collection facilities at Caherdavin so that no untreated waste water goes into the River Shannon. The scheme that has been carried out did not include the expansion of the public sewer network into unserviced undeveloped land due to lack of funding and resources. It has been agreed between the Water Services Department and Planning to appoint consultants to carry out a study in relation to a new public sewer and how to accommodate storm water and take flood prevention measures.
U4 To endeavour to service new areas with cost effective wastewater services, which reflect the needs of the community and to ensure that the ‘polluter pays’ principle is adhered to in all waste management activities.
7.4 Surface Water
Development pressure within Caherdavin has highlighted the need to address increased run- off from new development in a coordinated fashion. The managing of surface water has become an issue of increasing importance. It is generally recommended that surface-water run-off should be designed in new development at 4 litres per second (per hectare), but in certain circumstances a lower figure maybe required by the County Council. The Services Master Plan, mentioned earlier will also address foul and surface water drainage issues in the area.
U5 Where acceptable in principle, proposed new development in areas where existing surface water drainage is unable to accommodate an additional discharge, the submission of surface water design calculations establishing the suitability of drainage between the site and a suitable outfall will be required by the County Council.
7.5 Flood Risk Area
The Council is committed to avert insofar as possible, the threat of flooding in new developments, to minimise the impact of structures and earthworks on floodplains and river flow, and to reduce insofar as possible, the rate and quantity of surface water run-off from all new developments. For those, contemplating developments within areas that may be prone to flooding shown on Map no. 5 in the Appendix, the incorporation of measures to take flooding patterns into account is required.
It is the policy of the Council not to permit development, which is sensitive to the effects of flooding in flood prone or marginal areas, unless adequate mitigation measures, which may involve a Flood Impact Analysis, are proposed to the satisfaction of the Local Planning Authority.
Appropriately designed development, which is not sensitive to the effects of flooding may be permissible in flood plains, provided it does not significantly reduce the flood plain area or otherwise restrict flow across floodplains.
U6: Appropriately designed development, which is not sensitive to the effects of flooding may be permissible in flood plains, provided it does not significantly reduce the flood plain area or otherwise restrict flow across floodplains (e.g. parks, sports pitches, certain types of industry, warehousing etc.) Such proposals should have provision to reduce the rate and quantity of runoff i.e.minimisation of concrete surfaces and use of semi permeable materials and include adequate measures to cope with the flood
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risk, e.g. adequate drainage systems, safety measures, emergency response facilities and/or warning and response systems.
U7: Development which is sensitive to the effects of flooding in flood prone or marginal areas will not be granted planning permission unless adequate mitigation measures, which may involve a flood Impact Analysis, are proposed to the satisfaction of the Local Planning Authority.
7.6 Waste Management
Recent years have seen dramatic change in the approach to waste management – both control and disposal. There is now greater emphasis on waste management ie waste minimisation, re-use and recycling. Recycling depends on a shared responsibility between the Local Authority, industry, consumers and the business sector. An increase in population in Caherdavin will increase the pressures on waste recycling facilities in the area.
The Local Authorities of Limerick County, Limerick City, Clare and kerry have jointly prepared a Regional Waste Management Plan (The Limerick/Clare/Kery Waste Management Plan) in accordance with legislative requirements and the policy statements, to organise waste management in an integrated fashion on a regional basis. The plan encompasses areas of planning, regulation, collection, recycling, recovery and disposal of non hazardous wastes generated within the region. It sets out the policy for an integrated approach to waste management for the next 25 years in the region. It also recognises the cross regional dimension to modern waste management and does not confine solutions to county or regional branches.
The Council has recently opened new Civic Amenity Centres in Newcastle West and Kilmallock with a third planned in Mungret, to serve the northern and north eastern (including Limerick city environs) part of the county.
A Recycling Centre will be provided in the New District Shopping Centre which adjoins the Dunnes Stores Jetland site.
U8: The provision of Bring Banks or other appropriate recycling facilities will be required as part of the overall development in the case of new or extended shopping centre developments and commercial neighbourhood centres, educational, sports and recreational facilities. These facilities will be funded and maintained by the property developers, operational managers or occupiers as appropriate to ensure that the ‘polluter pays’ principle is adhered to in all waste management and water services activities.
U9 To implement the policies and objectives of the Regional Waste Management Plan in Caherdavin.
The Council will offer pre -application advice to persons considering developing recycling sites/waste disposal sites and associated developments and continue to raise awareness of waste Management issues within Caherdavin by Community Education and awareness.
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U10 To offer pre-application advice to persons considering developing recycling sites/waste disposal sites and associated developments and continue to raise awareness of waste management issues within Caherdavin through community education and awareness.
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CHAPTER 8 Transport and Infrastructure
Overall Strategic Aim
“ To facilitate the future development of Caherdavin through the provision of a safe, sustainable transport system, which will integrate land use and all modes of transport to minimise environmental impact and reduce the need to travel, whilst at the same time facilitating ease of movement for the existing residents of Caherdavin.”
8.1 Introduction
The issue of traffic and pedestrian movement is an important one for Caherdavin. Currently ease of movement for car users, pedestrians and cyclists alike, is hindered by the steady flow of constant traffic along the Ennis Road. It is anticipated to encourage and facilitate walking and cycling which would in time reduce dependency on the car particularly for short trips.
An effective transport system is vital for the national and local economy. Given Caherdavin’s important economic and transportation role on both a local and regional level, it is of utmost importance to ensure the efficiency of the movement network in this area. However, the management of the transport network in the Caherdavin Area has become more challenging due to a number of factors. Firstly, the larger Limerick Metropolitan Area’s function as major urban centre especially in view of its Gateway designation in the National Spatial Strategy generates and attracts huge volumes of traffic and a substantial number of this traffic passes through the Caherdavin due to its location on the outskirts on the city and the links to national primary and secondary routes.
A related issue is the high increase in car ownership and usage, attributed to the expansion of the economy, which adds to the traffic burden in the area. According the Mid-Western Regional Planning Guidelines, Limerick City’s suburbs have shown one of the highest growth rates in road traffic in recent years in the whole Mid-Western region.
The economic prosperity of the district and the city as a whole is heavily dependent on the efficiency of its transport system. The quality of life the district can offer its residents will owe much to the ease, comfort and time taken to reach everyday destinations such as work, school and shops.
The construction of the Southern Ring Road will address some of the inadequacies of the existing national road network in facilitating long distance national traffic as well as traffic generated locally. However, the implementation of complementary measures such as the promotion of public transport and other more environmentally friendly means of transport and the promotion of forms of development that reduce dependence on private car transport in the area, are critical in successfully addressing the transportation issues in the Caherdavin area and providing a long-term solution to the problem.
8.2 The Transport network in Caherdavin
The Caherdavin district is divided by the Ennis Road/R445 Northern Ringroad and the Cratloe Road. When considering the Caherdavin transport network it is important to examine the actual road network (including cycle lanes, pedestrian ways, bus lanes) and the road users including public and private transport modes as well as pedestrians and cyclists. In assessing
______53 Forward Planning Limerick County Council July, 2005 Caherdavin Local Area Plan 2005-2011 ______the transportation issues in the area, it is also important to bear in mind the impact of different land uses and their traffic generating capacity.
Given the importance of the construction of the Southern Ring Road on all the aspects of transport in Caherdavin, the discussion of the area’s transport network will start off with this scheme.
8.2.1 Limerick Southern Ring Road
As mentioned earlier the Caherdavin Area is experiencing increasing congestion on its road network for a number of reasons. The Limerick Southern Ring Road scheme will improve access from the National Primary network into the Greater Limerick Area and remove unnecessary through traffic from the local road network, and consequently reduce congestion and improve environmental standards and safety. The scheme provides for a high quality roadway around the southern periphery of Limerick City and its environs between the N7 (Limerick-Dublin Road) at Annacotty and the N18 (Limerick-Galway), linking all national routes converging on the city as follows:
N18 Limerick-Shannon-Ennis-Galway N69 Limerick-Foynes-Tralee N20 Limerick-Cork N21 Limerick-Newcastlewest-Tralee via N20 N24 Limerick-Waterford N7 Limerick-Dublin.
The first phase of the scheme that entailed the construction of the dual carriageway from Rossbrien to the Carrowkeel, is completed. The Limerick Ring Road Phase II has completed the preliminary design and planning stage with building commencing in 2006 and completion expected in 2009. It will connect the Limerick Southern Ring Road Phase I and the N20 Adare/Limerick scheme to the existing N18 Ennis Road in the townland Cratloemoyle adjacent to Cratloe Creek. This new scheme will provide an alternative option for traffic wishing to cross the Shannon in Limerick and alleviate pressure on the existing bridges (Shannon Bridge, Sarsfield Bridge and Thomond Bridge), which carry significant amounts of cross-city traffic with both national and local destinations.
Limerick Southern Ring Road: ROAD DESCRIPTION STATUS N7 Phase I Rossbrien - Carrowkeel Construction Completed N7/N18 Phase II Rossbrien – Ennis road Design Stage Completed Opening expected in 2009
It is expected that the scheme will result in a significant reduction in the volume of traffic on the existing three bridges in the city centre and the Caherdavin area with expected improvements in the journey time of both national and local traffic. For example, it is predicted that the Annual Average Daily Traffic(AADT) on the Ennis Road (between Coonagh roundabout & Ivans Cross) will reduce approximately from 28,520 AADT to 13,610 AADT when the Limerick Southern Ring Road Phase II is opened in 2009.
T1 To design, reserve land for and construct the Limerick Southern Ring Road (Phase II), including the fourth Crossing of the River Shannon.
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T2 To prohibit frontage development and the creation of any new access points whatsoever on the Limerick Southern Ring Road (Phase II), including the Clonmacken Link.
T3 To acknowledge the role of the Southern Ring Road as a high priority city entrance and arrival point requiring continued priority in the maintenance of roadside landscaping and improved street furniture, where resources permit.
8.2.2 Public Transport
Opportunities exist to promote alternative transport options to the private motorcar like cycling, walking and public transport in the area. By providing and encouraging alternatives to car use, congestion can be reduced along with the adverse impacts of vehicular traffic on safety and the environment.
Currently, alternatives to private transport in Caherdavin consist of rail and bus services, walking and cycling. The Limerick to Ennis railway line operate a passenger service running through the Caherdavin area. Iarnrod Eireann long term development strategy for this commuter service is to improve access to the existing and new development in the Ballygrennan/Moyross area and as such land is reserved for railway station should the future capacity justify this and to reduce car usage in the city centre.
T4 To Reserve land for railway station adjacent to Ballygrennan/ Moyross North Ring Road junction with a view to a possible future rail stop on the Limerick to Ennis line should the future capacity justify this and to reduce car usage in the city centre.
Bus Éireann operates a Coonagh service from Limerick’s City Centre to the Coonagh Area, which terminates at the Coonagh roundabout on the Ennis Road and a Caherdavin service from Limerick’s City Centre via Ennis Road, Thomond Park, Moyross, Caherdavin and Ivans Cross. A proposal to extend the Coonagh service via the new junction arrangements at the northern end of the Clonmacken Road to serve the extended Jetland District shopping should also be considered.
8.2.2.1 Proposed Quality Bus Corridor
To address the problem of the competition of buses for road space with private vehicles that currently impedes the further advancement of public transport in the Plan Area, a dedicated bus lane (‘Quality Bus Corridor’) is proposed. This lane is proposed for Ennis Road, from the Coonagh Roundabout to the City Centre. The County Council’s Transportation Department is working in co-operation with the City Council & Department of Transport in the preparation of proposals for the afore mentioned bus Quality Corridor. Hence it is in its infancy at this stage. It is anticipated that this would extend to incorporating the following aspects of road use: cars, pedestrians and buses alike in order to accommodate the bus lanes. . This will include the provision of an inbound bus lane, cycle lanes, footpaths, pavement, drainage, etc. This proposed bus lane would serve to make public transport more attractive to the travelling public as it would improve the service that is being offered.
T5 To promote the use of public transport wherever possible and investigate measures to encourage the extension of public transport in the Plan Area. Current proposed measures include: (i) Providing a Quality Bus Corridor along the Ennis Road to the Coonagh roundabout
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T6 To encourage major travel generating uses to locate close to existing or proposed public transport routes.
The establishment of a co-ordination committee involving Bus Eireann, Gardai, and Limerick County and City Council, will be considered to oversee the provision of an integrated public transport system in the City and Environs.
8.2.2.2 Strategic Park and Ride
The public transport needs of many residents in Limerick can be met by conventional bus services. However, due to Limerick’s regional status, many people travel from longer distances for the purpose of work, shopping and recreation. Due to the widespread origins of many of these longer trips in to Limerick, it is not always possible for conventional bus services to a viable alternative.
The Limerick PLUTS recommends that sites at which park and ride can operate on the radial routes into Limerick City Centre should be identified where possible. The County Council therefore will support the creation of park and ride on the N18 radial route in the vicinity of the Coonagh Roundabout where they can reduce the overall length of car journey’s into Limerick and the City Centre. A site will be identified in consultation with Limerick City Council, the Bus operators, developer/landowners and other appropriate bodies and organisations.
T7 A strategic Park & Ride site will be identified where feasible during the Plan Period on the N18 radial route in the vicinity of the Coonagh Roundabout in consultation with Limerick City Council, the Bus operators, developer/landowners and other appropriate bodies and organisations. The most appropriate location for the Park & Ride site shall be determined in conjunction with other relevant policies to ensure the local setting, environment and access arrangements are fully considered.
All park and ride schemes should be designed for people with disabilities and to promote the potential for linked trips by walking, cycling and by car to and from the site.
8.2.2.3 Walking and Cycling
The Caherdavin Area is well supplied by footpaths and walking is a popular outdoor activity in the area. The encouragement of walking and cycling for short journeys is part of the overall strategy to help reduce pollution by reducing the level of use of and dependency on private cars. There are opportunities to make walking and cycling safer, which will contribute to objectives for better-balanced and sustainable transport provision.
Existing and Proposed cycle lanes:
The Caherdavin area is located within walking and cycling distance from the city and other important locations for both utility and leisure purposes. Amenity Strategy Map no.2 shows the existing and proposed cycle lanes for Caherdavin and should ultimately form part of a coordinated cycle and walking strategy for Caherdavin.
The proposed routes as shown in Amenity Strategy Map no. 2 were designed to place emphasis on routes to schools and shops and form links to the city and will consist of cycle
______56 Forward Planning Limerick County Council July, 2005 Caherdavin Local Area Plan 2005-2011 ______lanes that will link Clonmacken, Coonagh and the Clonconane/Ballygrennan area to the District Shopping Centre and Limerick city. The proposed cycle network for the Caherdavin Area will link up with the City Council’s proposed cycle network.
The development of the cycle network in the Clonmacken and Clonconane/ Ballygrennan area will mainly be carried out as part of new road construction. The new distributor road network is shown on zoning Map no.1 in that area. These cycle routes will link up with a potential cycle lane shown on Amenity Strategy Map no. 2 that will ultimately link up with the District Shopping Centre and the City.
Furthermore, an opportunity exists to provide a landscaped shared-surface footpath and cycleway along the Crompaun River and River Shannon, that could link up with the City’s proposed Dock Road Cycle Route. Such a route could become an important amenity in the area accentuating the border between the city and the environs, but also forming the means of integrating the two adjacent areas.
It will be possible to cycle along most of the Limerick Southern Ring Road Phase II, with the exception of the tunnel where cyclists will not be permitted as this is considered to be unsafe.
The proposed scheme will provide opportunities for the transfer of a substantial number of traffic movements from the existing roads serving the Caherdavin Area and this should render the existing roads more attractive for cycle journeys.
T8 To promote the development of walking and cycling as viable alternatives to the private car, by creating more permeability through the design of suitable walking and cycling links between residential estates, open spaces and retail/commercial zones where appropriate. Proposed footpaths and cycle lanes are shown in Amenity Strategy Map no. 2
In the long term cycleways and walkways within the area should be interconnected to form a network. This will make it possible to take a variety of routes to get to a particular destination and serve to lessen private car traffic on any one route.
Policy Objective T9 seeks to promote the development of walking and cycling as viable alternatives to the private car, by creating more permeability through the construction of additional footpaths and cycle lanes. This shall ensure the provision of a safe environment for the movement of vehicular, cyclist and pedestrian traffic
T9 To ensure that new developments allow for: (i) Successful incorporation of safe and efficient pedestrian routes and cycleways (and to link up with existing where relevant); (ii) A choice of transport modes and maximising the use of existing public transport services and infrastructure; (iii) Appropriate provision for access, internal layout, and parking, landscaping and environmental measures; (iv) Not adversely affecting existing pedestrian, cycling and other transport facilities.
T10 To promote the short term provision of cycle routes particularly in the southern end of the District (see Amenity Strategy map no. 2 ) once downgraded following opening of Southern Ring Road Phase 2 and long term provision on the North Ring Road to serve the Limerick Institute of Technology just outside the area
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8.2.4 Integration of Transport and Land use
The location and type of new development can have a significant impact on the amount and method of travel as the pattern of new development are greatly influenced by transport infrastructure and policies. The integrated planning of land use and transportation can make it easier for people to carry out their everyday activities with less need to travel, particularly by private car, and contribute to the environmental goals set out in the Government’s National Spatial Strategy.
The Council supports the more effective integration of land-use and transportation planning as set out in the Traffic Management Guidelines, 2003. New development, which attracts people to travel from a wide area, for example, to work or to shop, will be considered more appropriate if public transport can readily be used.
The concentration of development within or close to existing built-up areas generally provides the best opportunity to reduce the need to travel. It also encourages increased use of public transport, cycling and walking, and mitigates the wider environmental damage brought about by dependence on the private car. Each new development will, however, still need to provide adequate access and should not adversely affect existing access. Depending on the scale of development, Transport Assessments may be required and Safety Audits may be sought.
T11 Developers will be required to provide detailed Transport Assessments where new developments will have a significant affect on travel demand and the capacity of surrounding transport links. Where a Transport Assessment identifies necessary on and off site improvements for the development to be able to proceed, the developer will be expected to fund either partially or entirely the improvements by entering into a formal agreement with the Council (see Chapter 12 Development Control Guidelines).
T12 Developers will be required to provide a Road Safety Audit for the formation of a new access to a national road, or where the development may give rise to an increase in traffic on an existing access to a national road. A Road Safety Audit would also be required for a change of layout of an existing access to a National Road.
If following a review of the car parking and public transport provision two years after the opening of the new retail/commercial development at the Coonagh Roundabout in accordance with the condition(s) attached to the planning permission for the site, the Planning Authority consider additional car parking and public transport facilities, including park and ride facilities are required, the Council will support the provision of these facilities on the lands zoned for open and recreational use to the north of the site as shown on the zoning map no. 1, to ensure safe and adequate provision of car parking and adequate provision of car parking and public transport facilities associated with the retail/commercial development.
T13 To support the provision of additional car parking and public transport facilities, including park and ride facilities on the lands zoned for open and recreational use to the north of the new retail/commercial development at the Coonagh roundabout site as shown on the zoning map no. 1, if required by the Planning Authority. The new detailed design for the new facilities shall be determined through the Development Control process in conjunction with the local setting, environment, landscaping and access arrangements.
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Parking Standards:
The Council’s adopted parking standards are set out in the Development Control Guidelines. Limerick County Council recognises the need for the current standards to be applied flexibly and that reductions in the parking standards may be appropriate taking into account the availability of passenger transport and public car parking, and the need to encourage the use of more energy efficient modes of transport.
8.2.5 Road Network
The road network in Caherdavin is made up of national, regional and local routes:
(a) National Road Network. In the case of the Caherdavin the national network is represented by branches of National Primary Routes: i. N18 Limerick-Shannon-Ennis-Galway ii. R445 Limerick-Dublin. (b) Regional Road Network: These roads in the Plan Area include the R859 Clonmacken Road (c) Distributor Roads: These roads form important links between local districts within the Caherdavin Area. (d) Major Access Roads: These roads provide local journeys and provide links to housing areas serving 100-300 residential units. (e) Minor Access Roads: These are minor roads that generally serve small groups op houses of up to 50 dwellings.
8.2.5.1 Improvements to the Distributor Road Network:
The Council recognises the importance of providing safe and adequate access to existing and developing districts within the Environs. To this extent new distributor roads and junction locations are shown on zoning Map no. 1. It should be noted that the alignment of the new roads in the plan is indicative only and they will definitely be aligned as part of the detailed design and development process. Similarly the location of junctions is indicative only and the exact position for construction purposes will be dependent on detailed design.
The type of junctions shown will be determined at the design stage. Each proposed distributor road will be required to have the following minimum cross section:
Carriageway 7.5metres Footpath 2 x 2 metres Cycleway 2 x 2 metres Verge 2 x 2 metres
The Council will ensure the provision/improvement of the following distributor roads/junctions:
1. A distributor road (North Ring Road) from Coonagh Roundabout heading North through the townlands of Clonconane and Ballygrennan. This road will cross the existing Cratloe road at a new junction location and will terminate at a new junction location in the Ballygrennan townland with a link to the Moyross area of Limerick City (Note that the Zoning Map no. 1 shows a probable future extension of this road to the County boundary
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(shown dashed). The actual line of this extension is indicative only and subject to future detailed design.)
2. A new junction location on the distributor road from Coonagh Roundabout heading north will serve to access retail/community zoned land to the West.
3. A new junction location on the N18 at Clondrinagh to service the retail/commercial developments zoned land to the Northeast and the industrial zoned land to the Southwest.
4. A new distributor road from the proposed junction at Clondrinagh heading North through the proposed commercial/retail zoned lands.
5. A distributor road from a new junction on the Link Road in the proposed Caherdavin District Centre to a point shown on the zoning Map no. 1
6. Two new junctions on the N18 Condell Road between Coonagh roundabout and the Dock Road roundabout
T14 Improve the efficiency of junctions in the District to enhance the free flow of traffic through the District.
T15 Provision for vehicular movement in and around housing developments should be based on a network of spaces rather than being driven solely by the provision of road hierarchies.
T16 To provide for and allow for the provision of, and carry out major upgrading and improvements to national routes within the environs of Limerick city including the provision of pavements, overlays to existing roads, the provision of new sections of road and the provision of relief routes where their provision is required on planning, traffic or environmental grounds. For these purposes it is the policy of the Council to reserve the corridors of any such proposed routes free of developments, which would interfere with the provisions of such improvements.
T17 To ensure safe and adequate access to existing and developing districts within the Environs by providing/improving new distributor roads and junction as shown on zoning Map no. 1. It should be noted that the alignment of the new roads in the plan is indicative only and they will definitely be aligned as part of the detailed design and development process. Similarly the location of junctions is indicative only and the exact position for construction purposes will be dependent on detailed design.
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T18 Frontage developments and the creation of new access points along new routes and along other major routes within the city environs need to be limited and controlled in order to secure the safety and carrying capacity of the routes and in order to protect public investment of their provision/improvement. For these reasons it is the policy of the Council:
(a) To prohibit frontage development and the creation of new access points from the Coonagh Roundabout to the Clonmacken Roundabout to the City Boundary.
(b) To prohibit frontage development, the creation of any additional new access points or any significant intensification of use of the existing accesses from development along the Ennis Road from the Coonagh Roundabout westwards to the county boundary except those indicated on the Zoning Map no. 1. All development which involves a significant intensification of use in this location shall channel traffic via the improved junction onto N18 Ennis Road at its junction with the Clondrinagh Industrial Estate shown on Zoning map no. 1.
(c) To seek to channel traffic into a limited number of properly designed access points on other major access roads to the city and other important distribution roads as indicated on the Zoning Map no. 1.
T19 Advertising signage adjacent to the R445, N18 and other major transport routes will be prohibited.
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CHAPTER 9 Economic Development
Overall Strategic Aim
‘To support and protect the existing economic base whilst seeking to diversify and enhance the local economy through both inward investment to secure the Districts role as a location for economic growth, thus providing more local employment within the area’.
9.1 Introduction
The Local Authority recognises its role in the formulation of land use policies, which facilitate economic development. The Planning authority facilitates this by improving infrastructure and enhancing the physical environment. This increases the capacity of the district for growth. Also a visually pleasing well kept environment makes an area more attractive and acceptable for investment.
The Council will work in co-operation with all concerned agencies and local development groups involved in the provision of employment, developing local resources and promoting Caherdavin as an investment location.
9.2 Current Situation
There is not a significant economic, industrial or retail base in Caherdavin which was built primarily as a residential suburb in close proximity to the city centre. However, there is now a move away from single use districts to a more self sufficient urban village in terms of reduced short journeys and sustainability.
9.2.1 Commercial
The Caherdavin district has a limited local economy with only a parade of shops, one or two local stores and a Dunnes Stores. The provision of local commercial facilities is essential to ensuring the vitality of any community. These facilities also play a three public houses which are mainly part of other uses i.e hotel, Country Club and the hotel.
9.2.2 Industrial
Clondrinagh Industrial Estate is a small scale Traditional Industrial Estate which has crucial role in promoting social inclusion and reduce the need to travel. Caherdavin has two hotels and is served with one Post Office, Bank and a Credit Union at Redgate Road . The only other professional services being doctors and dentists surgeries. There are small warehouse type/ car and engine repairs businesses and is fronted along the Ennis Road with Car Sales showrooms. This is a key location for industry on and adjacent to a major network intersection. There are substantial lands zoned here for industry should further expansion be required. However, the Clondrinagh Estate has become outmoded and unkempt in its appearance and many of the premises are not compatible with the needs of present day businesses. In order to attract inward investment, high quality sites would be required along with hard and soft landscaping upgrades of the existing Industrial Estate.
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EC1: To improve the quality and distribution of investment opportunities by promoting the upgrade and refurbishment of the existing Clondrinagh Industrial Estate environment by encouraging a high standard of design and layout to create a high quality Industrial Park to attract light industrial /High Technology uses, through the preparation of a Masterplan co-ordinated by the developers and prepared by qualified architects in consultation with the Planning Authority.
9.2.3 Employment
Clondrinagh Industrial Estate is the main provider of employment in the area along with the hotels, shops and schools. The majority of residents work outside the area as the Caherdavin is essentially a residential suburb of the city. However, there may be scope to facilitate more ‘mixed use development’ in order to create an urban village self sufficient in itself for basic services and employment.
Table 9.1: Employment by Sector in the Caherdavin District Sector % Agriculture 6 0.2 Building and Construction 122 0.44 Manufacturing 394 14.6 Commerce (Sales) 413 15.3 Transport 192 7 Public Administration 283 10.5 Clerical 305 11.3 Professional 481 17.8 Service Industry 11.2 Other 206 7.6 Total 2705 100 Source: CSO, Small Area Population Statistics, 2002
EC2: To provide opportunities both for new job creation and the expansion of existing industry/business by ensuring that adequate and serviced land is available.
9.2.4 Tourism
There are no tourist attractions in the area but it at the gateway to two tourist areas eg Limerick city and the Co. Clare/Bunratty area. There are two hotels and some guest houses on the main arterial routes.
9.3 Commercial Development
The Council will facilitate enterprise investment in Caherdavin and will work in co-operation with all concerned development and employment agencies, including the County Enterprise Board, Shannon Development, FAS, Forbairt, Forfas, Leader Groups and Local Development groups. The main objective of this co-operation is to encourage the provision of employment,
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The Planning Authority will have regard to the advice in the adopted County and City Retail Strategies for the period 2001- 2011 to assess commercial uses such as retail warehousing, car showrooms, garden centres, car and machinery hire premises that have similar locational needs as conventional retailing and often require more extensive sites than are generally available in the defined shopping centres, but are not generally appropriate uses for industrial zoned areas. The Planning Authority will have regard to this advice to ensure such commercial uses are developed in a planned, orderly and sustainable manner. Small scale enterprises are encouraged to develop throughout the district, subject to normal development control standards. This will have a positive effect on ht sustainability of the district.
EC3 To have regard to the County and City Retail Strategies to ensure commercial uses such as retail warehousing, car showrooms, garden centres, car and machinery hire premises are developed in a planned, orderly and sustainable manner.
EC4 To allow small scale home enterprises such as offices and hairdressing salons in residential areas provided it will not result in a loss of amenity in terms of traffic generation, residential amenity, noise levels and visual amenity.
9.4 Land Use
Light Industrial/commercial proposals for other areas can be considered provided they respect relevant planning criteria and are in accordance with the Zoning Matrix Table as set out in Appendix One, with particular regard to the landscape setting of the area, the availability of infrastructure and the impact on adjacent properties.
Land Use Zoning objectives relating to economic activity is shown on the Zoning map 1 contained in this plan. The zoning types applicable to this chapter are industrial, commercial and mixed uses.
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CHAPTER 10 Retail
Overall Strategic Aim
‘ To strengthen the role of the Caherdavin District Centre as the primary retail centre and encourage new retail development that would sustain the vitality and viability of the district, facilitating combined shopping trips and minimise the need to travel.’
10.1 Introduction
Within the shopping hierarchy of County Limerick, Caherdavin would be defined as a District Centre, serving the immediate needs of the District, the surrounding Limerick Environs and Rural Hinterland. The provision of shopping facilities is essential to the vitality and viability of the district. Retail provision is currently very limited in the district. The 1999 Caherdavin Local Area Plan made provision for the extension of the Jetland Dunnes Stores site by zoning additional lands for an extension of commercial development to the north west which is now currently under construction. This will incorporate retail, restaurants and a Health Centre. The rest of the Caherdavin area to the north is served by a small district centre on the north side of the Ennis Road, which is essentially a parade of shops, a Local Shop on the Cratloe Road and Pinewood local shops which is just inside the city boundary.
10.2 District and Neighbourhood Centres
Different facilities are appropriate to different levels in the hierarchy according to their catchment area. The Retail Hierarchy consists of Regional, District and Local Level. The latter can be in the form of Neighbourhood Centre, parade of shops and local shops. Another large scale area is zoned Commercial adjacent to the Coonagh roundabout whereby any proposals for retail/commercial would be assessed against the Mid West Retail Strategy and County Limerick Retail Strategy 2003, to determine whether it would have a detrimental effect on the vitality and viability of the city centre retail core and other centres including District Centres. Following the opening of the new retail/commercial development at the Coonagh Roundabout, additional car parking and public transport facilities, including park and ride facilities will be considered if required by the Planning Authority on the land to the north of the retail/commercial development as indicated on zoning map no. 1 (see chapter 8 – Transport & Infrastructure).
10.2.1
The shop on the Cratloe Road serves a type and level of shopping below that of a district centre. With the large adjoining population and the projected increase in population along with increasing consumer needs, there will be increased demand for retail services. Although, the retail centres of Limerick city and suburbs will continue to compete, it is important that the retail sector of Caherdavin is allowed grow. This is necessary to promote the plan’s strategy, to create a self sustaining community in the district and reduce the need to travel for everyday services.
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R1 To strengthen the role of the District Shopping Centre by ‘enhancing and expanding the District Centre ‘ as set out in the Retail Strategy for County Limerick, 2003 increasing both convenience and comparison floorspace, concentrating shopping and related facilities
R2 To respond to changing retailing trends by encouraging appropriate retail development in a sustainable, planned manner, which maximises local infrastructure and other resources. However, this will involve restricting major retail development to locations within appropriate zones. Within the Neighbourhood Centre, the gross shopping floor area should not exceed 900sqm in area.
R3 To ensure that new retail development is of a high standard of architectural design, finish and layout and easily accessible by public transport, walking and cycling
10.3 Retail Strategy and Policies
The development of a retail services sector will be a critical component of the growth strategy for Caherdavin. Limerick County Council seeks to enhance and re-enforce the role of the District and Neighbourhood centres by encouraging greater use of existing infrastructure. The Retail Guidelines (2000) published by the Department of the Environment and Local Government provide a comprehensive framework to Local Authorities to guide the development of the retail sector of urban areas in their jurisdictions. Under these Guidelines, the Planning Authority identifies areas that would facilitate retail development in a planned, orderly, and sustainable manner. These guidelines are supported by the Retail Strategy for the Mid-West Region and the County and City Retail Strategies for the period 2001-2011.
R4 To encourage local shopping facilities (corner shops) to serve new residential developments in order to ensure ease of access/convenience for residents & promote a continued sense of community by reducing journeys to higher order centers. Floor areas will generally be restricted to a maximum of 40sqm.
R5 To facilitate and encourage the provision of commercial leisure facilities and the improvement of the quality of existing retail stock and provision, whilst facilitating basic convenience retail provision within easy access/walking distance of homes.
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CHAPTER 11 Land Use Zoning
Overall Strategic Aim
‘To ensure that adequate land has been zoned and to provide clear explanations of the various land use categories used and the zoning objectives that apply to them’
11.1 Introduction
The Local Area Plan has zoned certain land for specific uses, such as residential, commercial, mixed use and open space. These zonings will be used to guide development to appropriate locations and should be read in conjunction with the zoning matrix, which states the uses are acceptable in different types of zoning.
Land Use Zoning Zoning Total Hectares Undeveloped Area (hectares) Residential Use 207.7 112.3 Commercial 33.6 19.6 Industrial 43 27.7 Public Greenspace & 54.5 N/A Neighbourhood Park Education &Community 11.4 6.1 Facilities Agriculture 467.5 N/A
11.2 Land Use Policy Objectives
It is the policy of Limerick County Council:
LU1: To ensure that development, during the lifetime of this plan, proceeds in accordance with the specific zoning objectives that apply to particular areas as set out in the plan.
LU2: To locate new development within the development boundary that defines the extent to which the Caherdavin area is expected to grow during the lifetime of the plan.
11.3 Land Use Objectives
Limerick County Councils primary aims and objectives for the Local Area Plan are set out, in broad terms below. This list is not exhaustive and represents the major elements influencing the philosophy of the Plan and the actual land use pattern ultimately selected.
Sustainability: The principle of sustainable development is advocated throughout the Plan and it is important to ensure that the planning and development of Caherdavin reflects the principles of sustainability. This covers a whole spectrum of issues ranging from higher density self sufficient suburbs with their own services and facilities, a reduction in the use of the private car, to making more efficient use of existing undeveloped land and derelict/underused sites.
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Residential Density: The Planning Authority must have regard to the ‘Residential Density Guidelines’ issued by the Department of the Environment. While the presumption will be toward higher densities than have been the norm, as there is scope particularly within close proximity of the city, this does not mean that it is envisaged to increase the density of the area throughout as ‘Low Density Serviced Sites’ are also planned for the area. This should ensure that the needs of different house size and type are catered for within the built up area or on the edge of the built up area.
Improved Urban Design : Inextricably linked to the above is the issue of housing layout, mix and type. The Planning Authority will give favourable consideration to design and layouts which display individuality and distinctiveness, whilst at the same time respecting the landscape setting in which they are located.
Flexibility of Standards: To assist in achieving the above objectives of higher quality urban design, the Planning Authority will, where these quality parameters have been clearly demonstrated, adopt a more flexible approach to the application of the general plan standards on such matters as specifications and car parking etc.
Improved facilities: In terms of stimulating growth, additional amenity facilities by way of a Neighbourhood Park is proposed through reserving land for this use. There is scope for the upgrade of the existing retail facilities on the north side of the Ennis Road and currently the extension of the existing District Centre (Jetland) is underway. Land has also been zoned for additional Community & Education facilities to cater for future provision of indoor sports facilities and perhaps a swimming pool should the demand, justification and financial resources come about.
Movement and Permeability: It is an aim of the Council to improve movement and circulation within the area by promoting more pedestrian /cycleway access, by linking new housing developments with existing pedestrian links particularly to retail and social facilities, through the Development Control process and to upgrade the existing where necessary.
The relevant bodies and agencies involved have been notified of the gap in provision of bus service to the Clonmacken Road which could easily be accommodated by extending the service to encircle the new distributory road between the Ennis Road and the Clonmacken Road.
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Part Four
Development Control Guidelines
‘Controlling development in a planned and sustainable manner’
Main Sections
Introduction Housing Economic Development Recreation & Community Environment & Heritage Transport & Infrastrucutre
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CHAPTER 12 Development Control Guidelines
12.1 Introduction Formatted
The purpose of this Local Area Plan is to facilitate and guide development in the area whilst meeting, as far as possible the communities needs and protecting the environment. This is in accordance with the Planning and Development Act which is designed ‘to make provision in the interests of the common good, for the proper planning and development’ of their areas. All applications for planning permission will be evaluated against the policies and objectives of this Plan, which have been formulated in light of the needs of sustainable development.
The purpose of this section of the Plan is, firstly, to give general guidance to applicants on the criteria used by the Planning Authority to assess planning applications and secondly, to give guidance on criteria that will be applied in assessing particular types of development. While it is not an exhaustive list of every type of development, it contains the more frequent type of planning applications received by the Planning Authority. Reference to other agencies and national guidelines is also made and these and their latest revisions will be taken into consideration.
12.1.2 General Guidelines
• Pre-application discussion is encouraged and advised as it can eliminate delays at future stages of the planning process, particularly in the case of large developments and the development of sites in sensitive areas. This advice and guidance will be given free of charge. • Major considerations of the Planning Authority when assessing planning applications will be their impact on amenity, traffic safety, local infrastructure and the environment • Retention and refurbishment of existing structures, particularly in the open countryside, is favoured over demolition and new build, where practical and reasonable. • The use, scale, siting and design of new developments should be sympathetic to their surroundings. Integration of proposals into the landscape is most desirable and the removal of hedgerows and other natural features should only be proposed, if otherwise unavoidable. • The emphasis is on high quality - in materials, design and landscaping. • Simplicity in materials, design and finishes should be incorporated. Modern and innovative high quality designs will be permitted, however they will be required to have traditional references.
12.1.3 Sustainability Statement
All residential developments of five houses or more or commercial / industrial developments bigger than 5000sqm shall be accompanied by a sustainability statement. In Ireland sustainability has been defined by the Comhar document “Principles for Sustainable Development”.
Significant residential or commercial / industrial developments should be proofed for compliance with the principles of sustainable development. The following sustainability checklist should be used (where appropriate):
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SUSTAINABILITY CHECKLIST
TRANSPORT
1) Density to support public transport 2) Provision for public transport, cycling, pedestrians, and environmentally friendly transport. 3) Pedestrian Priority – Hard surface area designed to accommodate play, pedestrians, cyclists, public transport & private vehicles. 4) Good Accessibility & pedestrian permeability.
ENERGY
5) Minimise energy demand and minimise energy levels in building design, location and orientation 6) Use renewable materials: natural, ecological and locally produced. 7) Minimise waste and make provision for re-cycling in the collection of waste.
ECOLOGY
8) Identify and integrate into design related features of the site such as trees, shrubs, watercourses, and topography. 9) Protect bio-diversity and use native species. 10) Develop a green framework linking urban areas and surrounding countryside. 11) Provide green areas where they will provide maximum enjoyment and form an integrated part of the building design. 12) Protect water quality and use water elements for spatial coherence. 13) Plan to reduce noise levels from cars and to reduce their use. 14) Identify and reduce likely sources of noise pollution.
LAND
15) Promote efficient use of space for urban development. 16) Rebuild and renovate existing buildings. 17) Integrate existing buildings into new urban policies. 18) Apply urban design guidelines encouraging variety in layouts, mix of areas, views to landmarks and skylines, open spaces & historic associations.
SOCIAL QUALITY
19) Provide a mix to cater for different household sizes and social integration. 20) Provide residential areas close to services, workplace, and schools. 21) Provide access for mobility impaired. 22) Design for privacy in and around dwellings
12.1.4 Development Contributions and security bonds
It is the policy of the Planning Authority to require development contributions from the developer, when granting planning permission, which will assist in offsetting the cost of providing services (i.e. water, sewerage, roads, open space and community services etc.) and which will assist in the ongoing provision and improvement of services. The level of contribution shall be in accordance with the terms of the Development Contribution Scheme adopted by Limerick County Council.
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To ensure the satisfactory completion and maintenance of larger scale developments undertaken by private developers, the Planning Authority will impose as a condition of permission that a cash deposit or security bond be lodged with the Planning Authority, prior to commencement of development.
12.1.5 Enforcement and Unauthorised Developments
The Planning Authority through its enforcement powers under the Planning and Development Act 2000-2002 will seek to prevent unauthorised development. Unauthorised development is where development is carried out without a grant of planning permission or does not comply with the conditions attached to a grant of planning permission. The Planning Authority will monitor developments to check if planning conditions are complied with or if permission has been granted in the first instance.
The Planning Authority will take enforcement action whenever it is expedient to do so, having regard to the policies and objective in this Plan and other material considerations.
RESIDENTIAL DEVELOPMENT
12.2 Housing
12.2.1 Residential development – Urban Areas
It is a policy objective of the Planning Authority to improve the living environment of residential estates. Quality will be the main criterion used in assessing housing layouts. This quality will be reflected in an interesting layout, house design, location of open space, retention of natural site features, planting schemes and surface materials.
The provision of schools, shopping, open space, playing pitches and other community facilities will also be encouraged and facilitated in line with housing developments and population growth.
From a construction perspective, developers will be required to adhere to standards set out in Department of the Environment, Heritage and Local Government (1998) publication entitled ‘Recommendation for Site Development Works for Housing Areas’ (1998) and the DoEHLG, Department of Transport and the Dublin Transportation Office ‘Traffic Management Guidelines (2003).
Of particular concern to the Planning Authority are unfinished housing estates (in terms of open space, landscaping, road surfacing, lighting etc.). The Planning Authority will, by planning condition, impose a security by way of bond, cash deposit or other means so as to secure the satisfactory completion of the estate.
Definition: A housing estate for the purposes of these standards will comprise a minimum 5 newly built houses.
The following are general good practice guidelines in the development of housing estates:-
• House design should be simple, visually pleasing with the avoidance of use of too-many finishes and over elaborate details.
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• Provision of a variety (within an overall common theme) of house types, sizes, designs, layouts, building lines (staggered/stepped) in any one housing development. Housing estates, particularly large ones should cater for a variety of house types to ensure social mix, large and small detached, semi detached, terraced and apartments.
• Houses should be designed in such a manner as to minimise overlooking and overshadowing of adjoining residences and to facilitate future extensions to do likewise. Energy-sensitive siting will be encouraged for example, south facing developments where possible.
• In the case of detached and semi-detached houses, pedestrian access to the rear should be provided (other than through the house).
• Provision of cul-de-sac developments should be avoided unless they form part of a well connected road network. Connected road networks help reduce the sense of isolation and encourage walking and cycling
• Where open plan estates are proposed, these shall be designed in an integrated manner where the pedestrian has priority. Open plan estates require a better level of road surface treatment such as areas of paviors, cobblelock etc.
• Roads should not dominate the layout of development. Long straight roads should be avoided as these can lead to increased vehicular speed. Vehicle speeds should be managed by buildings and space with physical traffic calming measures being only used as a back-up measure. Well-designed spaces can effectively filter traffic without the need for speed humps or other measures.
• New housing developments will be required to provide for visitor parking as per standards set out below.
• Through traffic should be eliminated through the provision of a road hierarchy (as detailed below) where possible. Housing layouts, which give priority to the pedestrian, are preferable.
• Adequate and strategically located open space (standards outlined below) fully landscaped with safe pedestrian access is required including appropriate amenity areas, children play areas and incidental amenity spaces.
• Possible linkages with existing residential developments and community and service facilities will be encouraged whether by pedestrian links, cycle ways or locating open space adjacent to existing development subject to good design and high levels of natural surveillance for safety an security reasons.
• In the provision and design of pedestrian links, unlit long narrow straight links with high walls either side, between or at the rear of properties should be avoided.
While each planning application for residential developments will be considered having regard to the proper planning and sustainable development of the area, the following are some general development guidelines in relation to housing estates.
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Table 12.1 Design Guidelines for Urban Residential Developments
Topic Standard/Guideline
Density The Planning Authority will have regard to the principles as outlined in the Department of the Environment, Heritage and Local Government (DOEHLG) (1999) publication on ‘Residential Density – Guidelines for Planning Authorities’ in considering the density and layout of housing estates. Housing densities should be appropriate to the location of the development and have regard to pattern and scale of adjoining development. Design A high quality of architectural design and layout are the main criteria for achieving a high quality living environment and all housing developments will be assessed against the general good practice guidelines set out in this Plan. In the overall design and layout, ‘people should come before traffic’, with vehicle speed managed by arrangement of building and spaces and traffic calming measures, where appropriate, to provide a safe environment for pedestrian and cyclist.
Note: A Design Guide for ‘Residential Estates’ is in the preliminary stages of preparation by the Planning Authority. Applicants will be required to consult this document on the general design principles, once it is published. Space between Minimum 3 metres for full length of dwelling equally divided between the dwellings two. Minimum front 6 metres. Notwithstanding this, the importance of maintaining building Garden length lines and providing adequate car parking will also be taken into account. Variation in building lines will be permitted provided that there is overall coherence to the design. Minimum Rear 11 metres with single and two storey dwellings except at corner sites Garden length where rear garden areas should be at least 120 sq.metres. Where development consists of three or more storeys this distance will need to be increased having regard to DOEHLG‘Residential Density – Guidelines for Planning Authorities’
Open Space A minimum provision of 15% of the total gross area of the site or in accordance with the County Council’s Development Contribution Scheme that sets out a mandatory requirement in relation to the provision of open space in the Caherdavin Area. A variety of types and sizes of open spaces should be provided to cater for active and passive recreational needs for children and adults of all ages. The minimum requirements per 1000 population for the different types of open spaces is set out below: Types of Open Children A minimum of 0.8ha per 1000 population Space Play Areas A minimum of 0.1ha of children’s play area is required for a development of 40 dwellings or more (based average household size of 3.0 persons per house)
Sports/ A minimum of 1.6ha per 1000 population, where Playing appropriate fields A minimum of 1.6ha per 1000 population, where General appropriate. This is in addition to the requirements for Amenity play areas and sports fields set out above space
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The minimum unit of open space shall be 200sq. metres with any one side greater than 10m.
Note: no account will be taken of incidental open space such as grass margins, left over areas, nor an area due to its nature (marshy) or topography (slope) is deemed unsuitable.
The location, siting and design of the public open space will have regard to the following:-
a) be well designed of a high visual standard and shall be functional and accessible to all b) provide for the retention of existing natural features c) include proposals for drainage and landscaping of the public open space d) Houses shall not be permitted to back onto open spaces. e) Provide high levels of natural surveillance and overlooking by as many houses as possible. f) be provided with a boundary fence/wall where open space is adjacent to a main access road.
Where the scale or nature of the development does not allow sufficient spaces for the minimum public open space requirements, the Planning Authority will seek financial contribution in lieu of all or part of the required open space towards the provision or improvement of open space and sport facilities in an accessible location a reasonable distance from the site. Boundary Fences/ Rear/ Between 1.8 and 2.0 metres in height and extending for 3 Walls Side metres from the rear elevation of the dwelling on the side boundary.
These shall be in keeping with the overall design of the estate and generally be of solid block and capped and plastered on their public side adjacent to public open space or public highway. Parking 3 bedrooms or less - 1 space 4 bedroom or more - 2 spaces Note: These spaces will be required to be provided within the curtilage of the house. Where development is likely to involve significant letting, an innovative parking layout should be proposed to accommodate increased car parking within the curtilage of the house above the standards outlined above. Grouped car parking arrangements shall be encouraged where appropriate. Visitor Parking 1 Visitor parking space per 3 houses Trees, Hedgerows All housing applications will be required to include landscaping plans. and Landscaping There is a general presumption in favour of retaining existing trees, hedgerows and landscape features to form the focus of a housing estate development. Particular attention should be paid in the housing layout, positioning of underground services and roadways to avoid the removal of these natural features. If some trees and hedgerows have to be removed, planning permission will be conditional on replanting of native trees and hedgerows with a particular emphasis on broadleaf species.
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All trees, hedgerow and landscape features to be retained shall be identified and appropriately protected with suitably secure fencing prior to commencement of development, details of which shall be agreed with the Planning Authority.
There will be presumption against developments which involve the large- scale removal of sound mature tree and hedgerow species whether they are listed for preservation in this Plan or not.
Sustainability A Sustainability Statement is required for all residential development of 5 Statement or more dwellings (See Section 12.1.3)
Biodiversity Due recognition shall be given to protected species under the Wildlife Act 2000 and where possible all efforts will be made to ensure that development will have minimal impact on the natural environment.
Archaeology Developers will be required to carry out archaeological monitoring, archaeological assessments and provide buffer areas around archaeological features in accordance with guidance in Section 12.5.2 of the Development Control Guidelines.
Recycling Provision shall be made for ‘bring centres’ in large scale developments, except in exceptional circumstances and shall be provided for in accordance with the requirements of the Environment Section.
The design of all dwellings shall take account of the Environment Section requirement for segregated collections of dry recyclable good and organic wastes.
Sanitary Services Provision shall be in accordance with the Department of the Environment, Heritage and Local Government’s Publication ‘Recommendation for Site Development Works for Housing Areas’ (1998). Each House shall have individual sewer connections to the main sewer.
Adequate provision for the disposal of surface water separate from the foul sewerage system is required. It is generally recommended that surface-water run-off should be designed in new development at 4 litres per second (per hectare), but in certain circumstances a lower figure maybe required by the County Council.
Roads, footpaths and Construction Road and footpath design and construction shall be in lighting accordance with DoEHLG ‘Recommendation for Site Development Works for Housing Areas’ (1998). The Planning Authority generally expects to see all new roads in residential development designated as 20mph zones, to reduce speeds and accident rates in accordance with DoEHLG, DOT and DTO ‘Traffic Management Guidelines’ (May, 2003).
Provision in accordance with ESB’s publication ‘Public Lighting lighting in Residential Estates.
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Road Layout & Design
Minor Access Road Up to 50 dwellings approximately
1. May be cul-de-sac, link or loop; 2. Development access/frontage permitted; 3. Parking may be in-curtilage and/or on-street parallel or perpendicular in designated locations; 4. 20mph (30kph) design speed; 5. 5.5 metres maximum carriageway width; 6. Entry treatment required to housing areas; 7. Other speed restraint measures for minor access roads required as per Table 7.2 of the Department of Traffic Management Guidelines, 2003.
Major Access Road 50-200 dwellings approximately
1. Should have two linked access points to the wider road network or if a link is not possible or feasible, a single access point serving an internal loop; 2. Development access/frontage permitted; 3. A maximum of 50% car parking on the major access road may be in-curtilage with the remainder of major access road parking on- street parallel and/or perpendicular in designated locations; 4. 20 mph (30kph) design speed; 5. 5.5 metres maximum carriageway width (6m where perpendicular parking); 6. Entry treatment required; 7. Other speed restraint measures required for major access roads as per Table 7.2 of the Department of Transport Traffic Management Guidelines, 2003
Local Collector Road 200 – 800 dwellings approximately
1. 200 – 400 dwelling should have a minimum of two linked access points to the wider road network; 2. 400 –600 dwellings should have a minimum of four linked access points to the wider road network; 3. 600 – 800 dwellings should have a minimum of four linked access points to the wider road network; 4. Development access/frontage permitted; 5. Car parking on local collector may be on-street parallel, or access and egress in forward gear only; 6. 30mph (40kph) design speed; 7. May accommodate a bus route; 8. Speed restraint measures for local collector roads required as per table 7.2 of the Department of Transport Traffic Management Guidelines, 2003
Source: DoEHLG, Department of Transport and Dublin Transportation Office ‘Traffic Management Guidelines’ (May, 2003). Access to Lands Where a land does not immediately adjoin a proposed access junction/distributor road, the Council will require adjacent landholders/developers to design a layout that will ensure that such land is not ‘landlocked’ and will allow future access.
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Transport A Transport Assessment is required for all major residential development Assessment in accordance with the guidance set out in section 12.6.6 of the Development Control Guidelines.
Note: In cases of innovative designs and layouts, the above standards may be relaxed. Their design and layout shall also have regard to the DOEHLG ‘Residential Density – Guidelines for Planning Authorities’.
In relation to accommodation for the elderly e.g. by approved Voluntary Housing Organisations, the normal Development Control Guidelines in relation to open space, size of rear gardens etc. may be relaxed/reduced having regard to the reasonable requirements of the occupants of the dwellings and the ability to manage and maintain such areas will also be a material consideration.
12.2.2 Residential Development – Serviced sites
To help strengthen and consolidate the settlement structure, residential serviced site will be promoted in the settlements where services already exist. Residential serviced sites offer a real alternative to the individuals wishing to build and design their own houses in small towns and villages rather than the open countryside. Land will be zoned for such purposes through the Local Area Plan process, where considered appropriate.
It is desirable that serviced sites of not less than 0.10 hectares (0.25 acres) are provided on this land, except in exceptional circumstances. Larger sites will be required for housing exceeding 250sqm to allow sufficient space for private amenity space, parking and landscaping.
Whilst individual house design on the serviced sites is encouraged the overall design of the scheme must be consistent, in terms of scale, proportions and material finish. House designs and layout features, which are overtly suburban in character, will not be acceptable. Traditional forms and materials appropriate to the setting should be used. Relevant criteria from the Section on Urban Design Guidelines above should be incorporated into the overall scheme.
A Master Plan should be produced by the developer showing the overall layout, infrastructure, services and landscaping for the whole of the serviced site during the planning application stage. All future development should be constructed thereafter in accordance with the Master Plan, unless otherwise agreed with the Planning Authority.
12.2.3 Infill Residential Development
These guidelines relate to the provision of residential developments within existing residential or mixed-use developments. The Planning Authority particularly encourages these where they eliminate a derelict structure or vacant site. The following guidelines should be applied to infill sites in street locations:
• The site density, coverage and open space requirements will be considered on a site- specific basis to permit a development to integrate with the existing adjoining development. The development control standards set out for new residential developments may be relaxed in the case of infill developments
• Design, height, scale, materials used and finishes should be compatible with existing adjacent properties.
• The height of building should be broadly similar to adjoining properties particularly in elation to eaves and ridge roof levels.
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• Boundary treatment should ensure an effective screen between proposed and existing development.
• Private open space should provide space for bin and fuel storage areas
• Car parking provision in accordance with standards outlined in Table 12.5 or in cases where this is not possible a contribution to the Planning Authority towards the provision or improvement of alternative car parking in the area.
In relation to infill sites in rural areas and low density housing, the proposals should respect their location in terms of height, scale, materials used and finishes to ensure they integrate into the surrounding area.
Proposals for the subdivision of houses or plots will need to conform to the guidelines set out for urban residential development in this Plan. Backland sites will only be considered where these guidelines can be met, unless it can be demonstrated to the satisfaction of the Planning Authority that the amenities of adjacent residential properties will not be adversely affected.
12.2.4 Apartments and Multiple occupancy
Planning applications for the development of apartments are subject to the guidelines and standards set out below.
The Planning Authority is aware that in areas of multiple occupancy developments there are a greater number of people. This can adversely affect the amenities of the area - increased traffic generated coupled with car-parking requirements, lack of commitment to (public and private) open space maintenance (particularly when residents may not be the home owners), increased noise, nuisance and general disturbance.
The subdivision of existing dwelling houses into apartments/flats will not generally be permitted within residential estates designed and developed for single-family occupancy.
Table 12.2 Design Guidelines for Multiple Occupancy Formatted
Topic Standard/Guideline
Density The Planning Authority will have regard to the principles as outlined in the Department of the Environment, Heritage and Local Government (1999) publication on ‘Residential Density – Guidelines for Planning Authorities’ in considering the density and layout of housing estates. Housing densities should be appropriate to the location of the development and have regard to pattern and scale of adjoining development. Collective Open A minimum provision of 15% of the total gross area of the site. Space Storage Space Fuel and bin storage along with bring centres shall be provided. Car Parking 1.5- 2.0 spaces per residential unit. 2 bedrooms or less - 1 space. 3 bedrooms or more -2 spaces. Note: Where development is likely to involve significant letting, an innovative parking layout should be proposed to accommodate increased car parking within the curtilage of the site above the standards outlined above. Visitor Parking 1 space per 2 apartments.
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Design A high standard of architectural design is required throughout. Apartments of a modern design will be encouraged. Landscaping Plan As per Urban Residential Guidelines, outlined in Table.12.1 Management Proposals for on-going management of the development are required to be submitted at the planning application stage.
12.2.5 House Extensions
In assessing an application for a house extension, the Planning Authority will have regard to the following:-
• The Department of the Environment, Heritage and Local Government (1999) publication on ‘Residential Density – Guidelines for Planning Authorities’ in considering the existing site density and remaining private open space.
• High quality designs for extensions will be required that respect and integrate with the existing dwelling in terms of height, scale, materials used, finishes, window proportions etc.
• Pitched roofs will be required except on some single storey rear extensions. Flat roof extensions visible from public areas will not normally be permitted.
• Impact on amenities of adjacent residents, in terms of light and privacy.
• Effect on front building line - extensions will not generally be allowed to break the existing front building line. However a porch extension which does not significantly break the front building line will normally be permitted. In terrace and semi-detached situations, extensions which significantly protrude beyond the front building line and/or along the full front of the house will not be permitted.
• Ability to provide adequate car parking within the curtilage of the dwelling house.
• On unsewered sites, where an extension increases the potential occupancy of a house, the adequacy of the sewage treatment and disposal facilities should be demonstrated by the applicant. It maybe necessary with significant extensions to relocate an existing septic tank or proprietary system and percolation area to comply with public health requirements
12.3 Economic Development
12.3.1 Industrial/Commercial Development
Industrial/Commercial development should generally be located in or adjacent to settlements where infrastructure has been provided and in line with the principle of sustainable development. In assessing an application for development the Planning Authority will weigh the development against its impact on the environment. Applications for industrial/commercial developments will be considered having regard to the following:-
Zoning of area (if applicable) more favourable consideration will be given to development in their appropriate zones having regard to the Zoning Matrix Table.
Site coverage - The maximum site coverage for industrial/commercial development on greenfield sites shall be no more than 40% coverage. Site coverage is determined by dividing the ground floor area by the gross site area
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Sustainability Statement is required for all large-scale industrial/commercial development above 5000sqm (See Section 12.1.3)
Design of buildings/structures on site; In existing industrial estates, new developments may be required to adhere to an overall architectural theme to ensure uniformity and co- ordination.
Height - the height of buildings should be no more than necessary for the operation of the business and should take account of the land-uses, character and amenities of the area.
Neighbouring uses- Location relative to adjacent land uses - if the development constitutes a ‘bad neighbour’ it will not be permitted.
Use - Nature and scale of operations. Full details of proposed use, including industrial processes involved, any toxic materials, chemicals or solvents used should be submitted to the Planning Authority
Hours of operation - particularly where the proposed development is located in proximity to residential areas.
Services - Availability of adequate services to serve the development - water, sewerage, etc.
Access - Traffic generation, access and road safety. Generally one vehicular access point will be permitted to serve the development with a minimum carriageway width of 7.5 metres with a 2 metre wide footpath to either side. Adequate turning areas must be provided within the curtilage of the site unless satisfactory alternative arrangements are agreed with the Planning Authority.
Parking - Functional parking provision (car parking for staff/visitors, loading/ unloading areas etc.) in accordance with Planning Authority’s vehicle parking standards in Table 12.5.
Storage – All external storage including bin storage, oil tanks etc..shall be visually screened from the public areas with adequate screening by fencing or walls of not less than 2 metres in height.
Fuel & Waste Storage - Proposals for and location of safe storage on site and disposal of waste is required. A storage area of sufficient size for all recyclable materials generated from the development to the requirements of the Waste Management Act (Packaging Regulations) 2003 should be provided. All overground oil, chemical storage tanks should be adequately bunded to protect against spillage.
Boundary treatment and Landscaping – Proposal should be accompanied by a survey of existing vegetation on the site and a suitable landscaping scheme using native species to screen the development from public areas. Existing trees and hedgerows of amenity should be retained where possible. No security fencing will be permitted forward of front building line of any industrial or warehouse facility other than during the construction phase of the development.
Lighting and noise – Impacts resulting from lighting and noise from sites should be minimised. A detailed study may be required prior to the commencement of development in sensitive locations (e.g. adjacent dwelling houses, nursing home etc.) to outline probable impacts and mitigation measures. Noise level arising from any development should not exceed 55 Db (A) Leq, when measured at the site boundaries by daytime and should not exceed 45 Db (A) Leq at any other time. Lower noise limits may apply in areas where background noise levels are particularly low.
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Advertising - The level and scale of advertising shall be carried out in accordance with criteria set out below in Section 12.3.6.
12.3.2 Small Scale Businesses in Residential Area
There has been a growth in the number of applications for small scale business from people working in their own homes. The scale and nature of operations will be taken into account. Uses such as the repair of vehicles will not be permitted in a residential area. The level of customers/callers will be taken into account. The Planning Authority will permit these in cases where:
The use of the house for business purposes is secondary to its use as a dwelling and the floor area of the business should reflect this. The business serves a local need. Adequate parking requirements are met. No loss of residential amenity to adjoining residences in terms of general disturbance, noise, traffic generation etc.
Permission will be subject to normal environmental and planning criteria. Any subsequent change or proposed expansion of the business will need to be re-considered by the Planning Authority to assess whether the premises are still acceptable.
12.3.3 Retailing
12.3.3.1 General Guidelines
It is a policy objective of the Council to facilitate the provision of shopping in the Caherdavin. The preferred location for new retail development where practicable and viable is within the district and neighbourhood centres. These help to sustain the vitality and viability of the area. In assessing applications for large retail development, the Planning Authority will have regard to the County retail strategy (2003).
In practice, developers will be required to investigate sites in the County for new retail development. Retail Impact Statements (R.I.S.) are required with planning applications where thresholds of 1000sqm (gross) for convenience retail developments and 2000sqm (gross) for comparison retail developments are exceeded in this area. In cases where thresholds are not exceeded the Planning Authority may still require an R.I.S. where the effect of the proposed development on the existing retail centre is likely to be significant.
The Planning Authority will pay particular attention to the cumulative impacts of a development – where individually a development may fall below the threshold level for requiring an R.I.S. but cumulatively they exceed it a developer may be required to submit an R.I.S.
Prior consultation is advised in cases where a planning application involves the preparation of a Retail Impact Assessment. R.I.S.’s are available for public inspection and comment, and shall be taken into consideration when assessing the application.
12.3.3.2 Retail Warehouses
Retail warehouses are generally large scale single retail stores catering for the car-borne customer and specialising in non food products such as furniture, carpets, tiles, DIY, electrical goods etc and other uses such as car sale/showrooms. A retail park generally comprises a number of such warehouses.
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The emergence of retail warehouses is as a result of the inability of town centre locations to cater for these type of developments in terms of size, servicing requirements, accessibility and goods sold.
The Planning Authority will pay particular attention to the following when considering an application for a retail warehouse:
Type of goods sold - in the event of a grant of planning permission, a condition may be imposed restricting the type of goods sold. Size of Building - the size of the premises may be restricted as may the sub-division into smaller units. Design of building - due to their scale and size they can have a significant visual impact a high quality design will be required. Landscaping - a comprehensive scheme submitted at application stage. Road network in the vicinity and traffic generation are important considerations.
Parking standards in accordance with those set out in Table 12.5 will be required. In addition to general servicing requirements, due to the large area of hardsurfacing associated with these developments, the Planning Authority will pay particular attention to surface water run-off. Impact on residential amenities. The accessibility of the proposed development to public transport.
12.3.3.3 Convenience / Local Shops
Local shops or corner shops have an important role to play in satisfying the day-to-day needs of their immediate area. Local shops within housing estates should generally be integrated with the estate development at the planning application stage.
In assessing an application for a ‘convenience shop/local shop’, the following will be taken into consideration by the Planning Authority:
Floor areas (gross) in excess of 40 sq.m. will not be permitted.
The design of the shop shall be in keeping with the overall character of the area. A high quality shop front will be required. The level of advertising matter will be strictly controlled.
Developments likely to have significant adverse affects on residential amenity will not be permitted.
Parking provision - while it is acknowledged that most customers will arrive on foot parking will also have to be provided in accordance with the standards set out in Table 12.5. In addition a servicing/loading/unloading area shall also be provided.
The level and scale of advertising shall be carried out in accordance with criteria set out in Section 12.3.6
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Petrol Filling Station/Service Stations
The Planning Authority requires an overall integrated design concept using high quality materials and attention to landscaping.
Uses The role of petrol filling/service stations is changing - from being purely for the provision of fuel to the provision of a wide range of goods and services for example shops, restaurants, fuel depots, etc. Some function as the sole retail outlet for a local area. These uses should be secondary to the use as a petrol filling station and they should not adversely affect retail developments in the town or village where they are located except those which will reinforce the physical fabric of the town or village and give vitality and vibrancy to a town’s/village’s core.
Applications for retail uses not associated with the motor fuel sales/motor industry will not be considered unless the applicant can demonstrate a need for an outlet at the location. In general the floor area will be limited to 100 sq.m. in size in urban areas and 25sq.m in other areas except in exceptional circumstances. Uses such as vehicle repair and car sales will normally be acceptable.
Location Applications for petrol filling/service stations will normally be acceptable inside the 40mph speed limit areas. Notwithstanding this, its proposed location relative to proximity to junctions and bends, width of road, likelihood of causing a traffic hazard or interference with the traffic flow as well as other planning criteria will also be taken into account in speed limit areas. They will not be permitted in the open countryside.
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Table 12.3 Design Guidelines for Petrol Stations
Topic Standard/Guideline
Design An integrated design dealing with buildings, structures, advertising matter, lighting, overall layout etc. of good architectural merit is an essential part of a planning application. Access Generally 2 access points with a minimum width of 7.3 and a maximum width of 9.1 m with appropriate radius of curvature based on road design speed.
Proposals for pairing stations (i.e. on opposite sides of major roads or to avoid traffic turning right across a road) may be considered more favourably. Site Depth: Minimum 22 metres. Boundary The front boundary of the site shall be defined by a wall not exceeding 0.5 metres in height and the area between this and the road edge shall be levelled and laid so that surface water does not pond in the area nor flow onto the public road. A footpath shall also be provided outside the boundary wall. Location of The pump island shall not be located closer than 7m from the roadside Structures boundary. No obstruction other than pump island shall be located within 15 metres of the road boundary. No structures whether permanent or temporary shall interfere with the sight lines of drivers or obstruct pedestrians. Lighting All fixtures or fittings shall be provided in such a way so as not to cause a glare to road users or unduly detract from the visual amenities of the area. Design/ Design of stations will be required to be of high standard. Canopies should be Advertising appropriate to their setting in terms of height and design. Minimal advertising will be permitted and shall generally be restricted to a main identifier sign structure, which shall not exceed 4.5 metres in height.The forecourt and adjacent footpath shall not be used for advertising whether for permanent or temporary structures. Landscaping A landscaping plan is required for all applications for petrol filling/service stations. Parking Parking requirements are set out in Table 12.5. The location of such parking will be such as to minimise pedestrian/vehicular conflict. Surface Water Surface water from the development will be required to be contained within the site and piped to the public system. No surface water will be permitted to pond within the forecourt, adjoining the boundary walls or along the entrance/exit lanes.
12.3.5 Takeaway Premises
Takeaway premises in the defined retail centres.
Takeaway premises are often of concern to people who live close by and indeed those living in the wider area when noise and disturbance is generated by increased pedestrian and vehicular traffic drawn into an area. Proposals for takeaway premises within the defined retail centres identified in the zoning map no.1 and the Adopted County Retail Strategy 2003 will be permitted except where:
The development would be likely to prove detrimental to the amenities of the occupiers of nearby residential properties, to the visual amenity and to parking, traffic and litter problems which could not reasonably be controlled by uses of planning conditions, or
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The applicant has failed to demonstrate that a satisfactory ventilation flue could be provided that would not cause problems of noise and fumes for the occupiers of nearby properties and it would not be detrimental to visual amenity, or A further change of use from retail use (Class 1) would seriously affect the retail vitality and viability of the defined retail centre due to existing concentration of takeaway premises in an area
Takeaway premises in the small local centres and primarily residential locations.
Many smaller local shopping centres are situated in predominantly residential areas and as such strict adherence to the criteria set above will be required if the uses are to be considered acceptable. In any other location where residential properties are nearby there will be a general presumption against takeaway premises being allowed unless it can be demonstrated to the Planning Authority that criteria a) and b) above are met and the noise and general nuisance can be reasonably controlled by restricting the opening hours of the premises and installing a satisfactory ventilation flue. Opening hours outside the hours of 0900 – 2300 on Mondays to Saturdays and at any time on a Sunday may be unacceptable if significant detriment is likely to be caused to amenity of local residents by the operation of a takeaway premise in these locations.
12.3.6 Advertising/Advertisements Signs
Advertising matter will be required to be sympathetic in scale, design, materials and colour and be sympathetic with their surroundings. They should not interfere with traffic safety and they should not obstruct traffic signs.
The Council when considering applications (planning and licences) for advertising signs shall have regard to the provisions contained in the Department of Environment’s “Traffic Signs Manual” 1996, and any subsequent national policies in regard to advertising. A licence is required where the sign is on or along a public road and planning permission is required where the sign is on private property. Under the 1997 Litter Pollution Act, the Local Authority has powers to remove any sign which is not exempted development or does not have permission under the Planning Acts.
The Council will advise potential applicants on acceptable design of advertisements prior to submitting applications. The following is the Council’s policy in regard to advertising. More development specific guidelines are included below. Where a development is not specifically mentioned a potential applicant is advised to contact the Planning Authority prior to submitting the application.
General Advertising Policy:
(a) Encourage the use of hand painted signs and to prohibit plastic box signs, which are internally illuminated.
(b) Limit the numbers of signs where it is considered they would lead to cluttered appearance at a junction or on a building.
(c) On buildings and structures of historic, artistic and architectural interest, only permit advertising which is in character with the building or structure.
(d) Provide an advertising area or advertising facility in central or focal areas in the district and in lay-bys.
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(e) Limit advertising in areas of special amenity, areas where views and prospects of scenic importance are listed. A maximum size of 1 square metre for advertising is recommended.
(f) Only permit roadside directional signs manufactured by NSAI certified manufacturers in accordance with Department of the Environment, Heritage and Local Government’s current standards.
(g) Restrict the use of advertising structures on public footpaths and on road margins where they conflict with pedestrian or traffic safety or with visual amenity.
(h) Large advertising hoardings (billboards) will be prohibited in the countryside and will only be considered as temporary structures where they screen a derelict site in the built-up area.
(i) Permit fingerpost signs or advance signs for tourist attractions where they do not conflict with traffic safety.
(j) Provide properly designed advance signs at the entrances to the District, indicating particular services and facilities by symbols.
Specific Advertisement Guidelines
Shop Front
There has been a noticeable trend in shopfront improvement as shopowners realise that a well-designed shopfront can contribute significantly to the attractiveness of the business. The Planning Authority is particularly anxious to encourage good shopfront design, maintaining traditional shopfronts where appropriate, controlling advertising (particularly projecting signs) and generally improving the appearance of retail premises. A well designed shopfront forms an integral part of the overall building relating in scale, proportion and vertical alignment as well as to adjoining buildings also. Advertising is an integral (not dominant) part of the facade and should be so designed. To achieve this the Planning Authority will assess a planning application having regard to:
Materials: the use of natural materials such as timber, stone and plaster which compliment the architectural character of the building itself and reflect existing finishes in the streetscape will be favoured.
Advertising Matter: ground floor level advertising will be permitted while restricting advertising above this level. (Advertising aimed at the pedestrian rather than the passing motorist). Advertising should be in scale with and not dominate nor interfere with features of the shopfront. The numbers of projecting signs (particularly brand projecting signs) will be restricted. The use of traditional hand painted signs is preferable. The Planning Authority will not favour the use of plastic (PVC, perspex) and internally illuminated signage.
Shutters: Application involving roller shutters unless of the open grille or demountable type painted to match the existing shopfront will not be permitted. The roller shutters should be located inside the shopfront wherever possible, in the interests of visual amenity.
External lighting: The external lighting shall be sympathetic in design and materials to the shopfront and the existing streetscape
Corporate Image: Developments involving the use of corporate logos/advertising matter/shopfronts should be in accordance with good civic design and with existing streetscape.
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Industrial Estates/ Enterprise Centres
In industrial estates/enterprise centres, particularly where there are non-competing uses, the grouping of advertising signs should be considered whereby all the names (and logos) of the establishments located within are placed on a single advertising structure.
This would be located at the entrance and can be accompanied with a layout map of the estate indicating their location. This introduces uniformity and reduces clutter. This is the current practice of Shannon Development. To facilitate this the Council will:
Encourage the use of grouped advertising signs in industrial estates/enterprise centres.
Permit on site advertisements small in scale where they are considered not to detract from the environment.
Shopping Centres/Retail Parks
There has been a growth in the number of large retail developments on the outskirts of the city aimed at the car borne population. The need for advertising for such centres is minimal as most centres carry a similar range of goods and services. Given that they are usually strategically located at major traffic junctions, it is the policy of the Council to restrict the number of advance directional signs.
Advertising Hoardings
Advertising hoardings have tended to be out of scale with the townscape and detract from the open countryside with adverse impact on amenity. Generally they are used to advertise a single product. The space is usually leased from the advertising company for a period of time often as little as two weeks.
In relation to large advertising hoardings, the Council will:
Discourage large advertising hoardings except in industrial areas where their presence by reason of scale and design is not out of character with the existing environment. Restrict such advertisements in the open countryside. Permit advertising hoardings on a temporary basis where they screen a derelict building or other eyesore.
12.4 Recreation and Community
12.4.1 Childcare facilities
In line with the Childcare Facilities – Guidelines for Planning Authorities 2001, suitable sites for full day care facilities would include detached houses / sites or substantial semi-detached properties with space for off-street parking and / or suitable drop-off and collection points for customers and also space for an outdoor play area. A lay by facility along the front of the site may be acceptable which facilitates drop-off and enables vehicles leaving and entering the site in forward gear. Other suitable areas include neighbourhood/ community centres or schools, facilities in proximity to place of work, for example an industrial estate and premises / sites on primary traffic routes close to public transport nodes.
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Sessional/after-school care facilities may be considered in any residential area as ancillary to the main residential use subject to the criteria outlined above in relation to traffic, parking and open space.
The Council will encourage the provision of childcare facilities as an integral part of proposals for new residential development. Generally, one childcare facility with places for 20 children shall be provided for every 75 family dwellings, depending on the existing level of childcare facilities.
Applicants for childcare facilities are advised to supply the following supporting information as part of the planning application: Nature of the facility – Full Day Care, Sessional, Drop In, After School Care. Details of proposed opening times. Proposed number and age range of children. Proposed number of staff. Internal floor area devoted for use. Details of external areas for play areas. Detailed landscaping/screening proposals. Car-parking arrangements (See Table 12.5 on parking standards).
It is advised that applicants consult with the Environmental Health Officer, the Chief Fire Officer as well as the Planning Authority in advance of making a planning application.
Where planning permission is granted, the Planning Authority may impose conditions on the above (apart from the number of staff). In addition, a temporary permission may be imposed, to enable the Planning Authority to access the impact of the proposed development on the amenity of the area.
12.5 Environment and Heritage
Developments in Environmentally Designated Areas
County Limerick’s identified Environmentally designated areas (designated by the Department of the Environment, Heritage and Local Government (DOEHLG)) include (to date) Natural Heritage Areas, Special Protection Areas and Special Areas of Conservation. These designations do not imply a total ban on development however, developments likely to seriously impact on these areas will be carefully controlled in line with sustainable policies and objectives.
The overall emphasis in amenity areas will be quality of design and integration of development into its surroundings. Developments in these areas will therefore be required to minimise their visual impact by careful siting, design and landscaping. The design of developments in these areas will be of high standard using traditional materials and finishes.
Prior consultation with DOEHLG is advised in cases where a planning application involves developments in Environmentally Designated Areas to ensure that all issues that are likely to arise are considered and appropriate mitigation measures in habitat sensitive sites are incorporated.
Developments in areas of Archaeological Potential
The value of archaeological sites and monuments in the County is recognised by the Planning Authority. Applicants are advised to consult the archaeological maps (available in the Planning Authority for consultation) and Local Area Plans in order to ascertain whether their development is located in an area of archaeological potential. Where a development site
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In cases where it is deemed that the Archaeological Heritage would be affected by a proposed development (due to their location, size or nature), the Planning Authority will require an archaeological assessment. The applicant will be formally requested, as part of the planning process to have a report prepared by an archaeologist on the archaeological implications, if any, of the proposed development either prior to a decision on a planning application or prior to commencement of development on site
In relation to development proposals the planning authority will adopt a policy of archaeological monitoring which will be required on developments where the scale and nature of such developments may, in the opinion of the planning authority, have a negative impact on previously unknown archaeological features/artefacts. In areas of residential zoning, consideration will be given to applicant monitoring the entire area rather than considering individual applications within this zoned area on it’s merits.
In relation to archaeological assessment of sites, applicants will also be required to define the buffer area or area contiguous with any monument which will preserve the setting and visual amenity of the site. The area of the monument and buffer should not be included as part of the open space requirement demanded of specific developments but should be additional to the required open spaces.
Developers are also advised of additional requirements under the National Monuments (Amendment) Act, 1994.
12.6 Transport and Infrastructure
12.6.1 Development requiring access to Public Roads
12.6.1.1 General Guidelines
The potential impact of any development on the public road network is an important consideration of the Planning Authority when assessing a planning application for development. All applications for development involving access onto the public road network or the intensification of the use of an existing access will be assessed having regard to:
Classification of the public road Speed limits which applies at the point of access. Width and carrying capacity of the road. Nature, scale and layout of the development. Volume and nature of traffic likely to be generated by the development. Design of the access and the sight line visibility Number of access points in the vicinity. Level of parking required and provision of on-site parking. Lighting and advertising matter associated with the development. Footpath and public lighting requirements .
Standards for sight lines, radii, gradients and junction spacing will vary.
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12.6.1.2 National Road Policy
In accordance with National Roads Authority Circular 1/95, it is national policy to restrict access onto National Primary Roads and National Secondary Roads. Frontage development will therefore be prohibited along these roads. Exceptions to this rule include:
(a) Developments in built-up areas where access is deemed to be safe and where a 50Km.p.h speed limit applies
Or
(b) Where persons such as members of the farming community wish to build houses for their own occupation, on their own land and where no reasonable alternative site/access is available to them.
12.6.1.3 New Sections of National Primary Road
(a) In order to protect the investment in new roads, it will be the policy of the Planning Authority to prohibit new development accesses from existing frontage development along new sections of the national road, and
(b) In the case of the new national road in the area i.e. Southern Ring Road Phase 2, it will be the policy of the Planning Authority to prohibit the creation of any new access whatsoever onto these roads after construction.
12.6.1.4 County and Regional Roads
In assessing an application on Regional and County Roads the Planning Authority will have regard to the general guidelines set out above in Section 12.6.1.1 and the following:
Standard of access road – in terms of width, alignment and road surface
Standard of site entrance – in terms of location, sightlines and proximity to existing accesses and junctions in the vicinity
12.6.2 Building lines on Public Roads
Table 12.4 Building Lines on Public Roads Building Lines (Minimum) County Roads and Regional Roads 20 metres Measured from National Primary and National Secondary 30 metres nearest edge of Roads road surface. New National Primary Roads 90 metres
Note: In order to limit the negative visual Note: The development may impact arising from a series of dwellings along be located closer a road in rural areas, dwellings generally to the New National Primary should avoid regular minimum set back and road if the applicant can be staggered in relation to adjacent show that acceptable noise development, subject to the amenities of levels can be achieved nearby residents being protected and no adverse effect on carrying capacity and traffic safety.
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12.6.3 Vehicle Parking Standards
The Planning Authority will require the provision of adequate off-carriageway car parking for new developments and where appropriate grouped parking arrangements, in accordance with the standards set out hereunder. Their provision should not adversely affect the amenities of the area whether by their location, layout or design. Particular attention to the parking needs of persons with disabilities is required in all applications for developments where the public have access. Operational parking (an area for delivery vehicles, loading and unloading) may also be required in some cases to service premises in accordance with standards set out below.
In assessing requirements for parking, consideration maybe given to the dual use of spaces i.e. where greatest demand for use of spaces do not coincide. Multi-storey car parking and dual/shared usage of parking by a number of users is encouraged. Parking design and layout shall be developed in accordance with DoEHLG, Department of Transport and Dublin Transportation Office ‘Traffic Management Guidelines’ (2003).
Table 12.5 Vehicle Parking Requirements Parking Land Use Unit Spaces
per Unit Retail (Class 1)* Offices/ Banks/Financial 1 per 20sq.m (gross) institutions (Class 2)* (i.e. where - Up to 1000 sqm services provided principally to 1 per 12sq.m (gross) visiting members of the public) Over 1000 sqm
Offices (Class 3)* per 35sq.m (gross) 1 Takeaways per 25 sq.m public floor area 1 Restaurant per 8sq.m public floor area 1 Bar lounges, function rooms per 4 sq.m net public space 1 Dwelling 3 bedroom or less 1 4 bedrooms or more 2 Visitor Parking Per 3 dwellings 1 Flat/Apartment 2 bedroom or less 1 3 bedroom or more 2 Visitor Parking Per 2 apartments 1 Bed and Breakfast per bedroom 1 Accommodation. Retail Warehouse per 20sq.m gross floor area 1 Library per 25 sq. gross floor area 1
Churches Per 3 seats 1 Schools -Primary Per Classroom 2 Secondary Per Classroom 3 Hospitals Per bed 1.5 Clinics/surgeries per staff member 1 per consulting room 2 Nursing Homes per 4 residents 1 Hotel/Motel/Guesthouses. Per bedroom 1 Light/General industry per 35sq.m of Gross floor area 1 Warehousing per 100sq. m of gross floor area 1 Conference Facilities per 35sqm of Gross floor area 1
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Ballroom, Dance Clubs, per 10sq. m of dance floor and sitting down space 3 Community Halls etc. Crèches/Playschools/ Per staff member 1 Nurseries Per 5 children 1 Cinema/Theatre Per 3 seats 1
Leisure centre Per 25sqm of gross floor area 1
Golf /Pitch and Putt Courses Per Hole 3 Playing Pitches Per Pitch 25
Notes: * See Schedule 2 (Part 4) of the Planning & Development Regulations 2001
The standards may be relaxed/reduced in the following cases:
1. Where public car parking is available in the vicinity of the development which is adequate both to serve the development and to perform its original purpose, or where such parking provision is proposed.
2. Where adequate on-street parking is available and is likely to be available in the foreseeable future and where the car parking activity associated with the development is not likely to give rise to a loss of amenity or to traffic congestion.
3. Where on the particular planning merits of the case or in central urban areas, it would be unreasonable to require full provision. Where public car parking facilities have been provided or are to be provided which facilitate the development, in these cases, the Planning Authority will require the payment of a contribution towards the provision of such car-parking space. The amount of the contribution will be related to the size and the nature of the development.
4. Where a Transport Assessment provided with a proposed development demonstrates appropriate measures and contributions to reduce car usage and increase access by other forms of sustainable transport (public transport, cycling and walking) to the satisfaction of the Planning Authority.
Increased car parking may be required in the following case:
Where schools are used for nighttime activities such as night classes additional spaces for buses and cars may be required. The exact requirements will be determined in each case. In some cases the use of hard surfaced recreational areas may be acceptable.
Table 12.6 Car Parking Dimensions Car Parking Bay 2.44 m X 4.88m Disabled Parking Bay 3.0m X 4.88m Circulation Aisles Between 4.3 m and 6.1 metres depending on alignment Loading Bay 6.1 m X 3.0 m
12.6.4 Cycle and Motorcycle Parking
Provision of one secure (loop type) cycle parking space for every 20 spaces car parking spaces for new office, retail, leisure, industrial and commercial uses is required. For educational establishments two cycle parking spaces per five students will be required. Provision of cycle parking in well-lit, secure and undercover locations will be sought whenever possible.
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Provision for motorcycle parking will also be required, to encourage other modes of transport. In addition, motorcycles using standard car space are not an efficient use of land.
12.6.5 Access for people with Disabilities
10 percent of the population has a disability and to date the built environment has not catered for this fact very well. It is a policy objective of the Planning Authority to ensure where possible that the built environment caters for the needs of people with disabilities.
The Building Regulations (Part M - Access for the Disabled) sets out the needs of persons with disabilities and these have to be taken into consideration in the design of new and existing structures that allow public access, for example schools, libraries, shops etc. These needs relate, in particular, to access, internal circulation, parking, and sanitary facilities.
Designated car parking spaces should be reserved for people with disabilities in accordance with need. In general, one designated space for every 25 spaces car parking spaces provided for new office, retail, leisure, industrial and commercial uses is required. Their location should be clearly signposted and bays marked.
These spaces should be located closest to the point of entry to the building with no crossing of vehicular routes. The pedestrian route should be defined (e.g. textured surface), non-slip and well lit.
Footpaths at the junctions of roads in new housing developments should be dished to cater for disabled persons and incorporate tactile paving.
The Planning Authority, on all Developments requiring public access, shall have regard to the National Disability Authority guidelines: ‘Building for Everyone’ (2002) to ensure adequate universal access.
In respect of the location of housing, sheltered housing or homes for those with disabilities, and for older people, these uses shall be located close to existing clusters or central to the community and convenience retail facilities and amenities. The maximum distance from such facilities shall be no more than 300 metres safe walking distance. Exceptions shall only be made where suitable sites cannot be found, an urgent need is being addressed, and at least one amenity/facility can be provided in situ, and in the absence of a retail facility, provision is made in parking for delivery services.
12.6.6 Transport Assessments
The Council will require developers to provide detailed Transport Assessments where new developments will have a significant affect on travel demand and the capacity of surrounding transport links. Where a Transport Assessment identifies necessary on and off site improvements for the development to be able to proceed, the developer will be expected to fund either partially or entirely the improvements by entering into a formal agreement with the Council.
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The thresholds for Transport Assessments are as follows:
Traffic to and from the development exceeds 10% of the traffic flow on the adjoining road, Traffic to and from the development exceeds 5% of the traffic flow on the adjoining road where congestion exists or the location is sensitive, Residential development in excess of 200 dwellings, Retail and leisure development in excess of 1000 square metres, Industrial Development in excess of 5000 sq. m. Distribution and warehousing in excess of 10,000 sq m, Office, education and hospital development in excess of 2,500 sq.m
Source: Traffic Management Guidelines by DOT (May 2003) and Dublin Transport Office, Traffic &Transport Assessment, NRA draft guidelines (Sept.2004)
It should be noted that in areas where development is likely to impact on the local road infrastructure, it would be at the discretion of the Local Authority to request a Transport Impact Assessment.
Where a Transport Assessment demonstrates appropriate measures and contributions to reduce car usage and increase access by other forms of sustainable transport (public transport, cycling and walking) to the site, this shall be to the satisfaction of the Planning Authority.
12.6.7 Telecommunications Antennae and Support Structures
The Planning Authority will consider applications for telecommunication masts, ancillary buildings and fencing on their merits. Such developments should conform to the concept of environmental sustainability - meeting socio-economic objectives while conserving natural resources upon which development depends. The Planning Authority shall adhere to The Department of Environment, Heritage and Local Government publication entitled ‘Telecommunications Antennae and Support Structures - Guidelines for Planning Authorities when assessing planning applications.
Pre-application discussion with the Planning Authority is advised in all cases. Ideally the long- term plans of the developer should be discussed at the earliest possible stage. However, some telecommunication structures are Exempted Development under the Planning and Development Regulations 2001. Further advice should be sought from the Planning Authority on this matter.
Every effort should be made by the developer to minimise their visual intrusion in the landscape. This will vary depending on their location. Developments should be sensitive to their location. A photo or video montage taken from a variety of locations in consultation with the Planning Authority may be required at application stage. Colours of mast structures and fencing should be in harmony with their surroundings.
In order to avoid unnecessary proliferation of masts in the countryside opportunities for:
co-location or sharing a structure should be thoroughly investigated by the developer. The Planning Authority requires evidence of this.
The location of antennae of appropriate design on existing buildings such as a Church spire or existing utility structures such as a water tower. Forestry plantations and existing industrial areas, etc. may also be suitable locations.
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Every effort should be made to distance developments from, residential areas, schools and other designations. The siting of a mast, which would seriously impact on a building or structure listed for preservation, on archaeological/geological sites and monuments or along tourist and walking routes, will not be considered favourably.
Opportunities for alternative types of masts and support structures should be fully investigated. The newer 3G infrastructure can be more appropriate in sensitive locations (e.g. on or around Protected Structures), due to the limited nature of the slimline equipment, subject to sensitive design, siting and materials being used. Support structures should be provided at minimum height while ensuring effective operation. Monopole structures are preferable to lattice tripod or square type structures.
Evidence of consideration of alternative sites will have to accompany planning applications. A statement of compliance with the International Radiation Protection Association Guidelines or the equivalent European Pre-standard which has been conditioned by the licensing arrangements with the Department of Transport, Energy and Communications shall be supplied at application stage.
Where possible grid connections shall be required to be undergrounded. The Planning Authority will require the removal of obsolete structures and site reinstatement as a condition of planning permission. In certain cases bonding may be required. Within the life of a planning permission, opportunities to modify and improve existing structures may be considered favourably.
Where permission is granted, it will be for a temporary period not exceeding 5 years. This will enable the Planning Authority to re-access the need for the telecommunications mast in this location in the light of technological advance.
This guidance should be read in conjunction with the detailed Development Control guidelines on Telecommunications Antennae and Support Structures provided in the County Development Plan and Policy INF38 – INF43 of the County Development Plan that indicate that the Council support the development of the telecommunication industry and positively support the extension of broadband infrastructure throughout the County. In particular Policy INF41 on Broadband connectivity emphasises that the County Council will support the provision of 3G technology to encourage the expansion of the broadband network, subject to normal planning criteria being met.
12.6.8 Flood Risk Management
The Council is committed to avert insofar as possible, the threat of flooding in new developments, to minimise the impact of structures and earthworks on flood plains and river flow, and to reduce, insofar as possible, the rate and quantity of surface water run-off from all new developments
For those, contemplating developments within areas that may be prone to flooding shown on Map no. 5 in the Appendix, the incorporation of measures to take flooding patterns into account is required. In relation to developments within flood prone areas; developers should comply with the requirements of policies on flooding in Chapter 7.
Development proposals, including the filling of land in areas which are at risk from flooding / floodplains or perform a flood control function will only be permitted where it can be demonstrated that such development;
Has been designed to minimise risk of inundation and will not contribute to or increase the risk of flooding elsewhere;
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Has adopted all reasonable measures to improve the management of flood waters on and adjacent to the site and to assist the protection of properties within the vicinity of the site; Does not impede the flow of flood water or the ability of the floodplain to store water and to flood naturally and takes account of the impact on riparian habitat and wetland; Incorporates building design measures and materials to assist evacuation and minimise damage from inundation; and Can provide for the maintenance of any approved privately funded flood defence measures to the satisfaction of the Council.
Applicants may be required to submit a hydrological survey and assessment information in support of their proposals where they are within a known flood risk area and may be required to make a contribution to flood defences.
Minimising Run-off
Development within flood plain areas should have maximum provision to reduce the rate and quantity of runoff. The following measures should be utilised where appropriate:
Minimise the proportion of concrete surfaces (impermeable surface) and maximise the use of semi-permeable surfaces. Swales and soakaways to allow a proportion of the run-off from impermeable areas to soak into the ground. Retention basins to handle large volumes of storm water and release it into local watercourses over time at a manageable rate.
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Part Five
Strategic Environmental Assessment of the Plan
‘Evaluation of the likely consequences of the Plan’s policy objectives on the environment’
Main Sections: Formatted Formatted
Introduction to Strategic Environmental Assessment (SEA)
The SEA process for this Local Area Plan
Assessment of the main planning goals and strategic development principles.
Assessment of the Plan’s Policy Objectives
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CHAPTER 13 Strategic Environmental Assessment of the Plan
13.1 Introduction to Strategic Environmental Assessment of Local Area Plans
The Planning and Development Act 2000 Section 10-(5) (a) states that ‘development plan shall contain information on the likely significant effects on the environment of implementing the Plan’. In the wider context, the overall aim of the Act is to promote ‘proper planning and sustainable development’. The assessment of the policies, which seek to achieve this, can be achieved through the use of Strategic Environmental Assessment. Since July 2004 plans with a population threshold of 10,000 people or more are also required to be subject to the Strategic Environmental Appraisal process. This is “ the formalised systematic and comprehensive process of evaluating the environmental impacts of a policy plan or programme or it’s alternatives (Glasson et al 1999: pp401-2).
An Environmental Assessment of a Development Plan is similar to an Environmental Impact Assessment (EIA) in that it attempts to influence proposed actions in order to minimise potential adverse environmental impacts. Unlike an EIA however, it is concerned with the implementation of policies such as an entire Local Area Plan, rather than an individual project. The assessment is carried out to fulfill the Local Authority’s obligations under the Planning and Development Act 2000 and also under the SEA Directive (2001/42/EC). This, however, does not constitute a Mandatory SEA as required under the SEA Directive (2001/42/EC) and the DOEHLG Planning Guidelines on SEA Implementation (November 2004), as the formal preparatory work on this Local Area Plan commenced prior to 21st July 2004.
For the development of the assessment process for SEA for Local Area Plans the approach has been to incorporate elements of project based EIA. It is considered that in the context of Local Area Plans, such as defined boundaries of relatively limited spatial extent, clearly defined land uses as defined by zoning policies, that this is feasible. However this approach is tempered with the background of the more comprehensive approach of SEA in mind in that the scale of the analysis is greater and that it relates to policies that in turn often influence the types of projects that are feasible within the Local Area Plan boundaries. It also takes into account the needs of the remainder of the county.
A Strategic Environmental Assessment of a Local Area Plan, in this context, is a method whereby a systematic process is engaged in to
help ensure that the full scope of environmental considerations is dealt with in the Plan
to influence proposed actions in order to minimise adverse environmental effects, and
Inform proposed policies in order to achieve the goal of balanced development within the plan boundaries and county as a whole.
Though this SEA process relates to the Caherdavin Local Area Plan which is below the SEA population threshold of 10,000, in this situation it is considered that these plans warrant this approach because of Limerick’s status as a “gateway” city (National Spatial Strategy, 2002), and the fact that the environs are an important component of the urban structure of Limerick, responsibility for which rests between a number of Local Authorities. The Formal preparatory work on this Local Area Plan was also started before
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21st July 2004 deadline after which the implementation of the SEA process applied. In addition from the perspective of the Planning Authority the environs are among most significant of the urban areas within a strongly rural county and from this aspect alone any Local Area Plans drawn up merit the inclusion of a Strategic Environmental Assessment component. The Lower River Shannon Special Area of Conservation forms one of the boundaries for the LAP area. This is another factor in subjecting it to the SEA process.
13.2 Environmental Assessment Process for the Environs Local Area Plans
As experience of Environmental Assessment in Ireland is quite limited, the approach in this Plan is based partly on the methodology evolved by the Heritage Council for it’s Heritage Appraisal Process (Heritage Council, 2000) the requirements of the EU Directive 2001/42/EC and the contents of the Department of the Environment, Heritage & Local Government SEA guidelines issued in July 2004. The environmental assessment of the development plan is motivated by concerns for the natural and built environment and by sustainability issues raised by the Agenda 21 initiative.1
The approach taken has been to examine the Policies laid down in the various chapters of the plan under the headings laid down in Table 13.1. By taking this approach it should be possible to establish whether or not there are any discrepancies between the two. This approach is supported using the matrix that follows in table 13.2. While on the face of it, it appears as if these headings have been drawn from project based EIA, these are the very environmental qualities against which it is necessary to compare the policies put forward in the LAPs and this is the salient difference between EIA and SEA.
13.2.1 The approach includes:
Characterising the environment through the identification and assessment of the environmental stock that could be affected by the Local Area Plan, this includes changes of land use, potential for destruction of habitats, concerns for the built heritage, provision of open space and retention of landscape features.
Appraising the Plans content to determine consistency with other Plans objectives and other policies and to assess their likely environmental effects. This for instance could mean analysing how the LPA ties in with the provisions of national level plans and strategies.
13.2.2
The principle planning policies and strategic planning aims of the plan are assessed against the following sustainable, environmental aims:
The encouragement of sustainable forms of transport, i.e. encouragement of cycle lanes, walkways and public transport.
The minimisation of waste through encouragement of recycling
The conservation and enhancement of biodiversity and natural heritage.
The conservation of built heritage and the protection of the country’s cultural environment, through both policies and zoning mechanisms.
1 Agenda 21 is concerned with delivering on sustainable development at a local level.
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The minimisation of pollution.
The minimisation of the consumption of finite resources and a shift towards the use of renewable resources.
The encouragement of energy efficiency.
The protection of the landscape.
13.3 Planning and Environment Issues in the Caherdavin Local Area Plan
The environmental stock, i.e. the differing resources, within the plan area is divided into a number of headings. This approach is taken in order to identify the different features of the receiving environment, which is the area within the boundaries defined by the Local Area Plan. A brief discussion of the effects of the plan on each of the different aspects is included.
(i) Built environment: by this is meant the totality of the built environment in the Caherdavin district with the exception of Protected Structures and buildings of interest, which are included in Chapter 4 on the Built & Natural Environment. Much of the housing stock of the area is of 1960s era. With a sizeable student population there is also a relatively high proportion of rented buildings which has implications for both the condition of the building stock and also it’s availability for long term residents to the area.
Effects of the plan policies: the plan policies seek to provide sufficient zoned land to cater for future housing need. In addition the housing objectives seek to promote the inclusion of socially disadvantaged groups such as travellers.
(ii) Recreational value: within the Caherdavin area some areas have been zoned as amenity areas and there also a number of pitches and playing fields. A neighbourhood park had been zoned in the previous 1999 plan but little progress has been made in it’s development to date. Presently draft plans have been drawn up for the further development of the park and it is a key objective of this plan to proceed with this development.
Effects of the plan policies: during the lifetime of this plan the development of the neighbourhood park will be a priority the development of which will be funded by development contributions.
(iii) Assimilative capacity of the environment; by this is mean the ability of the Caherdavin area to absorb the activities which would result from the policies and objectives in the plan.
Effects of the plan policies: a master plan for the treatment of both surface run off and foul water will ensure that pollution loads to the surrounding environment are reduced.
(iv) Heritage Value: this is divided into two categories, built and natural. The built heritage of the area is both the protected structures that exist within the area and their settings. The natural and open spaces that exist within the plan area are those of open space and natural history interest. The designated sites are of particular interest in relation to the preservation of natural heritage.
Effects of Plan policies: the introduction of proposed protected structures will ensure that more of the built heritage will be preserved, while the treatment of urban design in the plan will contribute to ensuring that newer developments meet better standards in relation to lay out and design.
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For the open spaces the emphasis on the neighbourhood park and the use of sympathetic zoning to ensure the protection of designated areas means that their continued survival is assured during the lifetime of the plan.
(v) Natural Resources: in the plan area one of the most widespread natural resources is agricultural land. However this is of poor quality much of it suffering from impeded drainage. The designated areas of the plan area are also resources but are protected through zoning.
Effects of the plan policies: This will result in reduction of the amount of agricultural land available. Whilst some will be zoned for open space, other areas will be zoned for residential purposes marks. This is referred to as an environmental trade off, in that while it may result in the loss of poor quality agricultural land there will be a concentration of dwellings which would be far easily serviced reducing resource implications by doing so.
(vi) Landscape value: The open spaces within the plan area including the neighbourhood parks are of huge importance for the local landscape and open space resources within it.
Effects of the plan policies: The plan policies seek to preserve the settings of the designated areas and by putting in place an open space hierarchy put the development of open space and amenity strategies into a coherent framework
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Table 13.1 Assessment of the Development Plan Policies and Themes against Sustainable Planning Goals
Issue Are there policies & Policy reference Comments Wider Reference Comments objectives relating to the topic? Minimisation of the Yes H3 Promotes composting Included in principles Chapter 3, 5. consumption of finite U9 U11 facilities, promotes of sustainable resources residential development (Comhar, concentration 2002) Protection of the Yes BN7 BN8 BN9 BN10 Promotes protection of Compliments policies Chapter 4, 5 landscape BN11 landscape and natural in Limerick County UD4 UD5 features and Development Plan designated areas. (CDP) Energy efficiency Yes Section 5.8 Requirement for Complements LA21 Chapter 5 sustainability statement Sustainable transport Yes Section 8.3 Encouragement of Complements Chapter Chapter 8 Zoning map 1 cycle routes, Land set 8 of the CDP Zoning Map 1 UD2 aside for construction of railway station. Minimisation of waste Yes U9 U10 U11 Encourages recycling Ties in with Regional Chapter 7. Waste Management plan
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Table 13.2 Effects of the Plan on Environmental Issues within the Plan area.
Environmental criteria Positive Effects of Negative Effects Neutral Effects Trade offs, see section 13.4 Comments. the plan Zoning for open space and Human Health 9 Community facilities are intended to have beneficial effects Loss of some semi-natural habitat to be offset against Flora and Fauna 9 concentration of development in orderly fashion. Landscape suffers to some extent by loss of open space for Trade off is coherent development Landscapes 9 zoning purposes within the confines of the Caherdavin area. Implementation of the Services Water Quality 9 Master Plan and treatment of sewage will benefit environment. It is too early to say what effects Other water issues, the proposals regarding flooding flooding. 9 will have. It is intended that they will not increase flooding risk
Local retail and industrial development will increase local Choice is preferable to scattered Air Quality traffic as will increase in residential zoning. development which would be 9 harder to reach and harder to service. Measures such as urban design and landscaping to reduce Noise 9 the noise, diversion of traffic on the Southern Ring Road Phase II would also reduce vehicle noise from local streets Architectural heritage Additions to the protected 9 structures listings ensure that more individual sites are preserved Cultural heritage, e.g. Policies to respect the settings of monuments and their 9 the Record of Monuments setting.
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13.4 Trade offs between differing aspects of policies: In all forms of development there are some unavoidable losses whether of environmental stock or indeed of our cultural and built heritage. Development cannot be pursued at the price of unacceptable environmental loss while at the same time placing undue restrictions on development activity is unrealistic. The question exists as to whether or not these losses are acceptable or indeed prevent greater losses elsewhere within the functional area of the Local Authority. For instance residential zoning may result in the loss of some semi-natural habitat such as improved grassland. However conservation of development within the environs within convenient travelling distance of both employment and amenities would result in reduced commuting times and less consumption of fossil fuels. The concentration of development also allows for the easier processing of waste from such areas and would play a part in reducing the possibilities of piecemeal contamination of groundwater in the county by discharges from septic tanks & wastewater treatment systems.
The concentration of development would also have the effect of reducing air quality in terms of exhaust emissions and the like. Nonetheless this is a better alternative than having more dispersed patterns of development, which while not resulting in local reduction in air quality from time to time would be less sustainable in the long run due to greater consumption of fossil fuels. The encouragement of cycling and walkways within the plan will also help to ensure that in the long run should such corridors be availed of that this will make a contribution to improving air quality.
It is considered that the loss of semi-natural grassland in the Caherdavin area is balanced by the need to ensure that sufficient land is zoned for industrial and residential use to facilitate continued growth in Limerick in view of it’s status as a gateway city. The provision of both residential and community facilities and zoning for employment within the plan area is a means to ensure that development within the confines of the plan area proceeds in a balanced fashion. While this may have resulted in the loss of certain features of the natural environment in order to ensure the continued attractiveness of Limerick as a centre for investment and a regional growth centre, it reduces damage from piecemeal development which, in the absence of the Local Area Plan would be the likely alternative.
13.5 Conclusions
While at the outset of the Local Area Plan period it is difficult to estimate the effects of the policies of the plan, the preparation of the assessment ensures that at least the policies at their initiation follow good environmental practice. The clear statements of strategy laid down in the overall strategy, places the policies within an environmental and development context, which shape the direction of the policies towards an aim of sustainable development. One of the first steps in establishing this is ascertaining whether or not the policies are in accordance with national and EU legislation. This approach has been consistent throughout the plan in that the policies have sought to take into account national and EU guidelines and legislation. This, however, does not constitute a Mandatory SEA as required under the SEA Directive (2001/42/EC) and the DOEHLG Planning Guidelines on SEA Implementation (November 2004), as the formal preparatory work on this Local Area Plan was commenced prior to 21st July 2004.
The rationale behind the policies was that the cumulative effect of the development or other plan proposals on the area should maintain the balance of or improve the overall environmental stock of the area. Some losses to the natural environment may be inevitable but these are outweighed by such factors as concentration of development sites, which are more easily serviced. Zoned land for the provision of industrial and retail activities and hence employment creation purposes has been allocated. In short the plan has created a back drop for the coherent development of the Caherdavin area for next six years.
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APPENDIX 1
Land Use Zoning Matrix Table Land use/zone Residential Industrial Open Space/ Retail/ Education/ Agriculture Recreation Commercial Community
Advertising Panel X O X O X X Agricultural Machinery X / X O X X Amusement Arcade X X X / X X Bank O X X / X X Bring Centres / / / / / O Car Repair/Sales X / X O X X Childcare Facilities / O X / / X Church/School / X O O / X Cinema, Dance Hall X X X / X X Community hall/ O O O / O X Centre Conference facility O X X / O X Dwelling / X X O X X Flat / X X / X X Group Housing, O O X O X X Permanent & Temporary Halting Sites & Transient Sites for Travellers Guesthouse O X X / X X Garden Centre O O O O X X Hair dressing Salon O X X / X X Health Centre/ Clinic O X X O O X Hospital X X X O X X Hotel O X X / X X Industry General industry X / X X X X Light industry O / X O X X Wholesale/ X / X O X X warehouse Local Shops O O X / X X Leisure/recreation/ O O / O / X open space Nursing Home O X X O O X Office O O X / X X Petrol Station X / X O X X Pub X X X / X X Recycling centre (e.g. O / O / / O bottle banks) Regional Shops X X X / X X Restaurant O O X / X X Retail Warehousing X X X / X X Take Away X X X / X X Key: / Generally Permitted O Open For Consideration X Generally Not Permitted
Map no. 1
APPENDIX 2
Map No. 2
APPENDIX 3
Archaeological Sites entered in the Record of Monuments and Places under the provisions of Section 12(1) of the National Monuments (Amendment) Act, 1994
Reference: Townland: Nat. Grid Ref.: Classification / Description : LI004-033 River Shannon 15230 / 15791 Prehistoric Occupation Site LI005-001-01 Coonagh West 15312 / 15705 Site of Cooreen Castle LI005-001-02 Coonagh West 15312 / 15705 Possible Settlement LI005-002 Coonagh East 15334 / 15780 Enclosure LI005-003 Clondrinagh 15357 / 15880 Enclosure LI005-004 Coonagh West 15371 / 15710 Infant’s Burial Ground LI005-005 Clondrinagh 15443 / 15876 Enclosure LI005-006 Knock 15453 / 15795 Enclosure LI005-007 Clonconane 15487 / 15924 Crag Grave Yard LI005-010 Ballygrennan 15600 / 15983 Castle LI005-038 Clonconane 15486 / 15978 Bridge LI005-039 Ballygrennan / Clonconane 15508 / 15906 Possible Settlement LI005-044-01 Coonagh East 15327 / 15765 Possible 17th Century House Site LI005-044-02 Coonagh East 15325 / 15760 Possible Settlement LI005-045-01 Clondrinagh 15350 / 15845 Possible Site of Castle LI005-045-02 Clondrinagh 15349 / 15844 Possible Deserted Settlement LI005-046 Caherdavin 15496 / 15785 Possible Site of Castle LI005-047 Clonmacken 15481 / 15691 Possible Site of Castle LI005-048 Clonmacken 15496 / 15722 Possible Site of Castle LI005-049-01 Shannabooly 15513 / 15818 Possible Site of Castle LI005-049-02 Shannabooly 15512 / 15816 Possible Deserted Settlement LI005-53 Clonmacken 15515 / 15751 Possible Enclosure LI005-55 Clonmacken 15474 / 15669 Potential Site (from Aerial Photo) LI005-56 Coonagh East 15382 / 15717 Enclosure LI005-72 Coonagh West / 15418 / 15654 Habitation Site River Shannon Section 12(3) of the Act states “When the owner or occupier…of a monument or place which has been recorded under subsection (1) or any person proposes to carry out, or to cause or permit the carrying out of, any work at or in relation to such monument or place, he shall give notice in writing of his proposal to carry out the work to the [Minister for the Environment, Heritage and Local Government] and shall not, except in the case of urgent necessity and with the consent of the [Minister] commence the work for a period of two months after having given the notice.”
Section 16 of the Act prohibits the use or possession of detection devices “in, or at the site of, a monument recorded under Section 12.”
Protected Structures
Ref.: Name: Townland: Description:
CD3 Castle Park Ballygrennan Country House CD5 N.K.Y. Caherdavin Single Storey House CD4 Meelick Bridge Clonconane Road Bridge CD7 ‘Grimes’s’ Coonagh East Single Storey House CD6 ‘Ryan’s’ Coonagh East Single Storey House CD8 ‘Considine’s’ Coonagh East Single Storey House CD9 ‘Flying Club’ Coonagh West Hangar CD1 Hickey’s House Coonagh West Thatched Farmhouse CD2 Christ The King Shannabooly Roman Catholic Church
Map No. 4
APPENDIX 4
Map No. 5