Clifden Local Area Plan 2018-2024 December 2018 2 Table of Contents 1.0 Introduction………………………………………………………………………………….. 3 1.1 Preamble ...................................................................................................................... 3 1.2 Profile of Clifden ............................................................................................................ 3 1.3 Local Area Plan ............................................................................................................. 4 1.4 Plan Informants & Key Considerations .......................................................................... 6 2.0 Strategic Vision and Development Strategy .............................................................. 9 2.1 Strategic Vision ............................................................................................................. 9 2.2 Development Strategy ................................................................................................. 14 3.0 Development Policies, Objectives and Guidelines ................................................. 14 3.1 Land Use Management ............................................................................................... 16 3.2 Residential Development ............................................................................................ 24 3.3 Social and Community Development .......................................................................... 28 3.4 Economic Development .............................................................................................. 31 3.5 Transportation Infrastructure ....................................................................................... 35 3.6 Utilities Infrastructure, Climate Change & Flood Risk Management ............................. 40 3.7 Urban Design and Landscape ..................................................................................... 52 3.8 Built Heritage & Cultural Heritage ............................................................................... 55 3.9 Natural Heritage & Biodiversity ................................................................................... 60 4.0 Appendices ............................................................................................................... 65 4.1 Appendix 1 - Opportunity Sites ................................................................................................ 65 4.2 Appendix 2 - Maps ..................................................................................................................... 69 Map 1- Land Use Zoning Map 2- Land Use Zoning Town Centre Map 3– Flood Risk Management 2 3 1. Introduction 1.1 Preamble This Local Area Plan is a land use plan and overall strategy for the development of Clifden covering the period 2018 – 2024. This plan shall have effect from the date of adoption by the elected members of Galway County Council and shall cease to have effect at the expiration of 6 years from that date, unless the plan period is extended by resolution in accordance with Section 19 (d) to (f) of the Planning and Development Act 2000 (As amended). The successful implementation of the plan should have a positive impact on Clifden, ensuring it develops in a sustainable manner and complements the implementation of the current Galway County Development Plan 2015-2021. 1.2 Profile of Clifden Clifden is located in the western coastal area of Connemara in County Galway, approximately 80 kilometres north- west of Galway City. The coastal village of Cleggan is located approximately 10km north of Clifden town, while Ballyconnelly is 10km to the south, along the coast. The town of Clifden is the main urban settlement serving the Connemara area as well a considerable rural hinterland in the west of the county. Apart from Galway City, the nearest large urban settlement is Westport in County Mayo, which is located 80km to the north-east. Clifden is served by the National Secondary Road, the N59 which is the main Galway-Clifden-Westport route, serving Connemara. Figure 1. Contextual location of Clifden Clifden, “An Clochan” in Irish, is a planned town, founded in the 19th century by John D’Arcy of Kiltullagh, Athenry. His castle located west of the town centre on the Sky Road. Clifden has a rich history which has moulded the town both physically and culturally. In particular, its associations with Marconi and Alcock & Brown during the 19th Century; the Galway-Clifden railway; and its function as a Maritime Port. Its historical importance as a settlement is demonstrated in monuments such as the Famine Graveyard, Clifden Castle and Clifden Gaol, and Clifden Courthouse. Today, Clifden is a thriving local market town and tourist centre. It hosts a very successful annual Arts Festival along with many other vibrant events throughout the year. The topography and natural features (Alpine) of the area have influenced the pattern and form of development in the town. Clifden is intersected by the Owenglin River which flows through the town and into the sea at Ardbear bay an 3 4 inlet of Clifden Bay. Clifden is one of a series of harbours facing the Atlantic, sheltered to the North and South. On the land side, Clifden lies in the sheltered valley between the Falkeeragh and Shanakeever hill ridge areas to the North and the Ardbear and Killymongan hill areas to the South. The Owenglin River which flows into the sea through the town of Clifden contains brown and sea trout as well as salmon, attracting anglers and tourists. Tourism is a critical economic resource for Clifden and its environs offering the visitor a microcosm of the West of Ireland with the added advantage of a well-developed tourist service centre. The continued development of the Connemara Greenway running from Clifden to Galway City will further assist the tourism draw to the area. The Galway County Development Plan 2015 – 2021 identifies Clifden as a Key Town in the settlement hierarchy for the county. This entails it functioning as a self-sufficient service hub, offering a range services including health, community, finance, employment, educational and retail provision to a broad catchment population. The population of Clifden has risen very slightly since the last Census. The 2016 Census for Clifden settlement indicates a population of 1597. Since the 2006 Census, the population of Clifden (1497) has grown by 100 inhabitants demonstrating a 6% increase. The 2011 census figures were returned on the day of the Clifden 10 KM run and are therefore not reflective of the ordinary resident population. It is envisaged that the population of Clifden will grow by approximately 250 people over the lifetime of the County Development Plan 2015-2021, in order for the town’s development to progress in structured and responsive manner to the needs of the local population requires a proactive plan that will enable the town to grow and prosper in a sustainable manner. 1.3 Local Area Plan 1.3.1 Background to the Local Area Plan This Local Area Plan has been prepared by Galway County Council to provide a statutory framework for the future growth and development of Clifden. It is consistent with the policies and objectives contained in the Galway County Development Plan, including the Core Strategy, and seeks to address the needs and requirements of the local community, service providers and other stakeholders. The purpose of the Local Area Plan is to guide future development within the town in a sustainable and equitable manner and to inform members of the public, the local community, stakeholders and developers, of the policies and objectives that will shape the development of the town over the next six years. The policies and objectives for the development of the town include provisions in relation to land use management, community facilities, amenities, transport, infrastructure, urban design, cultural/built heritage, natural heritage and the environment. The plan period is for 6 years, from the date of adoption by Galway County Council, unless the timeframe is extended by resolution in accordance with Section 19(1)(d) of the Planning and Development (Amendment) Act 2010. The plan area is comprised of the town and its immediate environs and is considered to provide an appropriate development envelope for the anticipated growth of the town for the plan period. 1.3.2 Statutory Process A Local Area Plan is prepared under the provisions of Sections 18, 19 & 20 of the Planning & Development Act 2000 as amended. A Local Area Plan is statutorily required to be consistent with the objectives of the current Galway County Development Plan 2015-2021 and consists of a written statement and plans which may include objectives for the zoning of land in accordance with the proper planning and sustainable development of the area. The legislation also requires the provision of detail on community facilities, amenities and detail on standards for the design of developments and structures. Environmental assessments have also been undertaken to assess the potential impacts of the Local Area Plan on the environment, including a Strategic Environmental Assessment (SEA), the output of which is an (SEA) Environmental Report (SEA-ER) and a Stage 2 Appropriate Assessment (AA), the output of which is an AA Natura Impact Report (AA NIR). The SEA ER has been prepared in accordance with the EU Directive on SEA (2001/42/ EC), the national SEA Regulations (SI No. 436 of 2004), (SI No. 201 of 2011), the 2004 Strategic Environmental Assessment Guidelines Implementation