Ballinasloe Town Development Plan 2009-2015 – as Varied on 12-07-2011
SECTION 1. INTRODUCTION AND CONTEXT ...... 5 1.1 INTRODUCTION ...... 5 1.2 LEGISLATIVE CONTEXT ...... 5 1.3 POLICY CONTEXT ...... 7 1.4 THE PLAN AS A SUSTAINABLE STRATEGY ...... 8 1.5 PREPARATION OF THE DRAFT PLAN ...... 9 SECTION 2. BALLINASLOE PROFILE AND CORE DEVELOPMENT STRATEGY ...... 11 2.1 BALLINASLOE PROFILE ...... 11 2.1.7 CORE STRATEGY INTRODUCTION...... 19 2.2 ZONING MATRIX ...... 31 SECTION 3. INFRASTRUCTURE AND SERVICES ...... 35 3.1 WATER SERVICES ...... 35 3.2 FLOOD RISK MANAGEMENT ...... 43 3.3 INFORMATION AND COMMUNICATION TECHNOLOGY ...... 47 3.4 ENERGY SUPPLY ...... 49 3.5 CLIMATE CHANGE AND ENERGY EFFICIENCY ...... 51 SECTION 4. TRANSPORTATION AND MOVEMENT ...... 55 4.1 INTRODUCTION ...... 55 4.2 SUSTAINABLE TRANSPORTATION ...... 55 4.3 BALLINASLOE CONTEXT ...... 56
4.4 LAND USE AND TRANSPORTATION ...... 56
4.5 ROADS AND TRAFFIC MANAGEMENT ...... 58 4.6 SUSTAINABLE TRANSPORTATION MODES AND INITIATIVES ...... 61 4.7 TRANSPORT ACCESSIBILITY...... 66 SECTION 5. EMPLOYMENT AND ECONOMIC DEVELOPMENT ...... 68 5.1 SUSTAINABLE ECONOMIC DEVELOPMENT ...... 68 5.2 POLICY CONTEXT ...... 70 5.3 FUTURE EMPLOYMENT, ENTERPRISE AND ECONOMIC STRATEGY AT EU, NATIONAL, REGIONAL & LOCAL LEVEL...... 83 5.4 DETERMINANTS OF LOCATION ASSESSMENT FOR INVESTMENT ...... 87 5.5 FUTURE INDUSTRIAL/ENTERPRISE STRATEGY FOR BALLINASLOE ...... 89 5.6 PROVISIONS FOR THE PREVENTION OF MAJOR ACCIDENTS (―SEVESO 11‖ DIRECTIVE) 98 SECTION 6. RETAIL DEVELOPMENT ...... 100 6.1 RETAIL ...... 100 6.2 REQUIREMENTS FOR DEVELOPMENT PLANS ...... 102 6.3 GALWAY RETAIL STRATEGY 2002 ...... 102 6.4 DEVELOPMENT POTENTIAL FOR BALLINASLOE ...... 104 6.5 EXISTING URBAN STRUCTURE WITHIN BALLINASLOE ...... 106 6.6 PRINCIPLES FOR FUTURE RETAIL DEVELOPMENT ...... 114
1 Ballinasloe Town Development Plan 2009-2015 – as Varied on 12-07-2011
SECTION 7. RESIDENTIAL DEVELOPMENT AND NEIGHBOURHOODS ...... 124 7.1 INTRODUCTION ...... 124 7.2 PLANNING AND POLICY CONTEXT ...... 124 7.3 BALLINASLOE CONTEXT ...... 125 7.4 NEIGHBOURHOOD CENTRES ...... 126 7.5 SOCIAL HOUSING ...... 127 7.6 TRAVELLER ACCOMMODATION ...... 127 7.7 GALWAY COUNTY COUNCIL AND BALLINASLOE TOWN COUNCIL JOINT HOUSING STRATEGY 2009-2015 ...... 128 SECTION 8. SOCIAL INCLUSION AND COMMUNITY FACILITIES ...... 136 8.1 SOCIAL INCLUSION ...... 136 8.2 COMMUNITY FACILITIES ...... 138 SECTION 9. BUILT HERITAGE ...... 146 9.1 INTRODUCTION ...... 146 9.2 HISTORICAL CONTEXT ...... 146 9.3 STATUTORY CONTEXT ...... 146 9.4 ARCHAEOLOGICAL HERITAGE ...... 147 9.5 PROTECTED STRUCTURES ...... 148 9.6 ARCHITECTURAL CONSERVATION AREAS ...... 151 9.7 VERNACULAR ARCHITECTURAL HERITAGE ...... 154 9.8 SHOP-FRONTS ...... 155 SECTION 10. NATURAL HERITAGE AND ENVIRONMENT ...... 156 10.1 INTRODUCTION ...... 156 10.2 BIODIVERSITY ...... 156 10.3 ECOLOGICAL NETWORKS ...... 156 10.4 NATIONAL HERITAGE AND NATIONAL BIODIVERSITY PLANS ...... 156 10.5 THREATS TO BIODIVERSITY...... 157 10.6 DESIGNATED SITES, HABITATS AND SPECIES ...... 158 10.7 LANDSCAPE ...... 162 10.8 TERRESTRIAL HABITATS AND FEATURES ...... 163 10.9 INLAND WATERS AND CATCHMENT MANAGEMENT ...... 165 10.10 AIR QUALITY ...... 169 SECTION 11. TOURISM, AMENITY, LEISURE & RECREATION ...... 171 11.1 TOURISM ...... 171 11.2 AMENITY, LEISURE AND RECREATION ...... 185 11.3 THE URBAN EDGE ...... 192 SECTION 12. DEVELOPMENT MANAGEMENT STANDARDS AND GUIDELINES ...... 194 12.1 GENERAL STANDARDS AND GUIDELINES ...... 194 12.2 RESIDENTIAL DEVELOPMENT STANDARDS AND GUIDELINES ...... 199 12.3 RETAIL, COMMERCIAL, OFFICE AND INDUSTRIAL USE STANDARDS ...... 209
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12.4 OTHER DEVELOPMENT CATEGORIES ...... 215 12.5 SOCIAL AND COMMUNITY FACILITIES ...... 218 12.6 BUILT HERITAGE ...... 220 12.7 NATURAL HERITAGE AND ENVIRONMENT ...... 223 12.8 TRANSPORTATION AND MOVEMENT STANDARDS ...... 224 12.9 INFRASTRUCTURE AND SERVICES STANDARDS ...... 229 12.10 IMPLEMENTATION OF PLANNING PERMISSION ...... 236
The Ballinasloe Town Development Plan 2009-2015 incorporates the following support documents in the Appendices:
APPENDICES APPENDIX 1: Galway County Development Plan 2009-2015 Maps Map SP1: Regional Context Map SP2: Infrastructure/ Transport Corridors Map SP3: Economic Engine/Corridors Map SP4: County Context Map SP5: Gateway Context Map PD2: Settlement Population Map SS2: Settlement Hierarchy APPENDIX 2: Maps from 2009-2015 Ballinasloe Town Development Plan. Map 1: Land Use Zoning as Varied on 12-07-2011 Map 1A: Schematic Core Strategy Map Map 2: Objectives Map 3: Protected Heritage - Environs Map 4: Protected Heritage - Town Centre APPENDIX 3: Maps from 2003-2009 Ballinasloe Town Development Plan APPENDIX 4: Record of Protected Structures List APPENDIX 5: Archaeological Features and Earthworks
LIST OF FIGURES Figure 1.1: Hierarchy of Plans 6 Figure 2.1: Ballinasloe Urban DED Population 1991-2006 13 Figure 2.2: Education Attained by Persons Aged 15 years + in Ballinasloe 15 Figure 2.3: Principle Economic Status: At Work & Unemployed 1996-2006 16 Figure 2.4: Broad Occupation Groups in Ballinasloe 17 Figure 2.5: Numbers on the Live Register at Ballinasloe, March 2007 to February 2009 18 Figure 6.1: Percentage Breakdown of Retail Goods Types with the Main Galway Towns 112 Figure 6.2: Percentage Breakdown of Retail Goods Types with the Main Galway Towns 113 Figure 6.3: Change in Retail Goods Type with Main Galway Towns 113 Figure 5: 1840 Map of Ballinasloe 146
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LIST OF TABLES Table 2.1: Total Population, 2002-2006 13 Table 2.2: Comparison of Population Urban Growth in the Period 2002-2006 13 Table 2.3: Population Structure in Ballinasloe and the State in 2006 14 Table 2.4: Population Structure in Ballinasloe 14 Table 2.5: Highest level of Education Attained of Persons Aged 15 years and Over, 2006 15 Table 2.6: Principle Economic Status in Ballinasloe (Persons Aged 15 years & above) 16 Table 2.7: Employment Structure in Ballinasloe, Galway City and County and State, 2006 17 Table 2.8: Private Household Composition in Ballinasloe 2002-2006 19 Table 2.9: Average Private Household Sizes 1996-2006 19 Table 2.10: Ballinasloe Core Strategy Table 21 Table 2.11: Capacity of Zoned Lands in 2003-2009 Ballinasloe Town Development Plan 21 Table 3.1: Private Households by Type of Water Supply 35 Table 3.2: Private Households by Type of Sewerage Facilities 38 Table 3.3: Typical SuDS Installations 45 Table 5.1: Amount of Industrial/Business & Technology Park Zoned & Undeveloped Land 81 Table 5.2: IDA Clients 82 Table 5.3: Enterprise Ireland Clients 82 Table 5.4: Determinants for Location Assessment for Mobile Investment 88 Table 5.5: Ballinasloe Development Plan 2003-2009 Zoning Capacity 91 Table 6.1: County Retail Hierarchy 102 Table 6.2: Estimated retail floor space requirements in Galway up to 2011 103 Table 6.3: Estimated retail floor space requirements in Galway up to 2011– allowing for recapture of floor space back to settlements outside of the city in line with the GTPS. 103 Table 6.4: Summary of Commercial Services in Ballinasloe as per Development Plan 2003-2009 108 Table 6.5: Existing and Permitted Shopping and Service Space in Ballinasloe Town 109 Table 6.6: Estimated Future Requirements/Floor Space Caps 109 Table 6.7: Change in Retail Goods Type within Main County Towns (2002-2007) 113 Table 6.8: Floor space Schedule 115 Table 6.9: Floor space Schedule 116 Table 7.1: Social Housing (Part V) 131 Table 7.2: Affordable Housing (Part V) 131 Table 10.1: Practical Guidelines for their Management of Habitats 159 Table11.1: Weaknesses and Potential Strategic Actions within the Water-based Tourism Sector 177 Table11.2: Amount of Open Space Ballinasloe 2003-2009 188 Table 12.1: Best Practice Design Guide Criteria 195 Table 12.2: Residential Density Standards 199 Table 12.3: Plot Ration Standards 200 Table 12.4: Site Coverage Standards 200 Table 12.5: Public Open Space Standards for Residential Developments 202 Table 12.6:Private Open Space Standards for Residential Development 203 Table 12.7: Native Trees and Shrubs 203 Table 12.8: Minimum Floor Area and Room Dimensions for Apartment Units 205 Table 12.10: Minimum Separation Distances in Meters for Effluent Treatment Systems 231 Table 12.11: Minimum Percolation Trench Length for a Septic Tank System 231 Table 12.12: Minimum Trench Length for a Proprietary Treatment System (Gravity Pipe Discharge) 232 Table 12.13: Minimum Distances from Treatment Systems for Large Developments 232 Table 12.14: Car Parking Standards 226 Table 12.15: Car Parking Design Standards 227 Table 12.16: Bicycle Parking Standards 228
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SECTION 1. INTRODUCTION AND CONTEXT
1.1 INTRODUCTION
The Ballinasloe Town Development Plan is a statement of policy that sets a framework for the future sustainable growth and development of the town over the period 2009-2015. The role of the development plan is to set out a vision and growth strategy for the town, to identify important features and landmarks that should be protected, to identify areas and zones that are suitable for particular types of development, to set out policies that will guide the manner in which development is carried out and to clarify proposals including planned projects in the area.
1.2 LEGISLATIVE CONTEXT The Ballinasloe Town Development Plan 2009-2015 is prepared in accordance with the following legislative frameworks:
. The Planning & Development Acts 2000-2007. . The Planning & Development (Strategic Environmental Assessment) Regulations 2004. . Article 6(3) and (4) Habitats Directive 92/43/EEC (Appropriate Assessment).
1.2.1 The Planning and Development Acts 2000-2007 Ballinasloe Town Council, acting through its elected members, has a statutory obligation under Part II of the Planning and Development Act 2000, as amended, to review the Ballinasloe Town Development Plan every six years. The development plan sets out the overall strategy for the proper planning and sustainable development of the administrative area of Ballinasloe Town Council. The principle of sustainable development is therefore central to the preparation of this Plan, whereby an appropriate balance can be forged between future development and conservation.
The development plan consists of a written statement and attendant maps that give a visual representation of the objectives contained in the Plan. Section 10 (2) of the Planning and Development Act 2000, as amended, sets out mandatory objectives that must be included in the Ballinasloe Town Development Plan: . The zoning of land for particular land use purposes. . The provision of infrastructure including transport, energy and communication facilities, water supplies, waste recovery and disposal facilities, waste water services and ancillary facilities. . The conservation and protection of the environment including archaeological and natural heritage, and the conservation and protection of sites. . The integration of the planning and sustainable development of the area with the social, community and cultural requirements of the area and its population. . The preservation of the character of the landscape where the proper planning and sustainable development of the area requires it, including the preservation of views and prospects and the amenities of places and features of natural beauty or interest. . The protection of structures, or parts of structures, which are of special architectural, historical, archaeological, artistic, cultural, scientific, social or technical interest. . The preservation of the character of Architectural Conservation Areas. . The development and renewal of areas in need of regeneration.
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. The provision of accommodation for the Traveling Community. . The preservation, improvement and extension of amenities and recreational amenities. . The control of establishments affected by the provisions of the Major Accidents Directive (Seveso sites). . The provision of services for the community including schools, crèches and other education and childcare facilities.
1.2.2 Strategic Environmental Assessment Strategic Environmental Assessment (SEA) is the formal systematic evaluation of the likely significant environmental effects of implementing a development plan before a decision is made to adopt the plan. This complies with SEA Directive (2001/42/EC) and the Planning & Development (Strategic Environmental Assessment) Regulations 2004 (S.I. 435 of 2004).
The Strategic Environmental Assessment of a development plan involves the preparation of an ‗Environmental Report‘, which sets out the likely impacts on the environment of implementing policies and objectives in the plan and recommends mitigation measures that will prevent, reduce and offset any significant environmental impacts on the environment. The Environmental Report also includes measurable targets and indicators facilitating effective monitoring of implementation of the plan, thus making a positive contribution to subsequent reviews.
1.2.3 Appropriate Assessment An Appropriate Assessment means an assessment, based on best scientific knowledge, by a person with ecological expertise, of the potential impacts of the plan on the conservation objectives of any Natura 2000 site (including Natura 2000 sites not situated in the area encompassed by the draft plan or scheme) and the development, where necessary, of mitigation or avoidance measures to preclude negative effects. The impacts assessed must include the indirect and cumulative impacts of approving the plan, considered with any current or proposed activities, developments or policies impacting on the site. The potential impacts of policies and objectives outside Natura 2000 sites but potentially impacting upon them (known as ‗ex situ‘ impacts) must also be included in the assessment. The plan has been screened to ensure that no direct or indirect adverse impacts will result on the Natura 2000 sites by adopting this plan.
Figure 1.1: Hierarchy of Plans National Spatial Strategy 2002 – 2020 ↓
National Development Plan 2007 – 2013 ↓ West Regional Planning Guidelines 2004 – 2016 ↓ Galway County Ballinasloe Town Roscommon County Development Plan ↔ Development Plan ↔ Development Plan 2009 – 2015 2009 – 2015 2008 – 2014
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1.3 POLICY CONTEXT The Planning and Development Acts 2000-2007 requires that a development plan shall, so far as practical, have regard to and be consistent with national plans, policies and strategies, which relate to the proper planning and sustainable development of an area covered by the plan. In preparing the plan, the Town Council had due regards to the hierarchy of plans at national, regional and local level, as indicated in Figure 1.1 above.
1.3.1 National Spatial Strategy 2002-2020 The National Spatial Strategy (NSS) for Ireland is a long term national planning framework designed to achieve a better balance of social, economic and physical development as well as balanced population growth between the regions. The NSS provides guidance for future development throughout the country by identifying a hierarchy of settlements to accommodate future growth, with the driving objective of achieving balanced regional development. The strategy seeks to renew, consolidate and develop existing urban centres, keeping them as physically compact and transport friendly as possible and minimising urban sprawl whilst achieving a high quality of design in new development. Ballinasloe town is regarded in the NSS as a town with an Urban Strengthening Opportunity, which will benefit from the Galway and Midlands gateways (Athlone-Tullamore-Mullingar) by virtue of its location on national transport routes.
1.3.2 National Development Plan 2007-2012 The National Development Plan (NDP) proposes significant investment in five key areas: (1) Economic Infrastructure, (2) Enterprise, Science and Innovation, (3) Human Capital, (4) Social Infrastructure and (5) Social Inclusion. The NDP sets out a Regional Development Strategy that is based on the framework of the 2002 NSS. This involves promotion of investment in the nine gateway centres referred to in the NSS, including Galway City and the linked gateways of Athlone-Tullamore-Mullingar (ATM), complemented by development of the NSS Hub and County towns and their rural hinterlands.
1.3.3 The West Regional Planning Guidelines 2004-2016 The West Regional Planning Guidelines, prepared by the West Regional Authority, provides a broad canvas to steer the sustainable growth and prosperity of the region in line with the key principles of NSS. It set out a long-term strategy for the development of the region and identifies the strategic priorities in terms of policy and development. The overall aim of the plan is to ensure the successful implementation of the NSS at the regional, county and local level. Planning Authorities must take account of the guidelines in the discharge of their functions. The West Region comprises of the city of Galway and the counties of Galway, Mayo and Roscommon. The 2004-2016 Regional Planning Guidelines for the West Region are under review and will be replaced by a new West Regional Planning Guidelines 2010 – 2022.
1.3.4 Plans of Adjoining Planning Authorities A development plan should have regard to neighbouring development plans and should co-ordinate with the objectives of these plans as far as is practicable. In preparing the plan, the Town Council had regard to the policies and objectives set out in the Galway County Development Plan 2003 – 2009, the Galway County Development Plan 2009 – 2015 and the Roscommon County Development Plan 2008 – 2014.
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1.3.5 Other Relevant Policy Documents Policy developments with particular relevant to Ballinasloe Town at National, Regional/Sub-Regional and Local levels include:
. National level: Sustainable Development: A Strategy for Ireland (1997), Making Ireland‘s Developments Sustainable (2002), National Climate Change Strategy 2007-2012, Atlantic Corridor Initiative, Transport 21 and various other national plans and strategy documents. . Regional and Sub-Regional level: The Mid-West Regional Planning Guidelines 2004-2016, the Connaught Waste Management Plan 2006-2011, the Atlantic Corridor Strategy, Galway City Development Plan 2005-2011, Galway Transportation & Planning Study (GTPS) and the Galway County Development Board Strategy for Economic, Social & Cultural Development 2002 – 2012. . Local level: The 2003-2009 Ballinasloe Town Development Plan, The Ballinasloe Action Area Plan (2003), Townparks Action Area Plan (2006) and Traffic Management Plan for Ballinasloe town.
Furthermore, developments plans should have regard to any Ministerial Guidelines and Directives issued by the Minister for Environment, Heritage and Local Government (DoEHLG), which would have a bearing on proper planning and sustainable development.
1.4 THE PLAN AS A SUSTAINABLE STRATEGY At the U.N. Conference on Environment and Development (the Earth Summit) in Rio de Janeiro in 1992, Ireland endorsed Agenda 21, a major blueprint for how the nations of the world can work towards a sustainable future. Sustainable development is ―development that meets the needs of the present without compromising the ability of future generations to meet their needs‖ (Bruntland Report 1987). Sustainability is integral to the continued high quality of life for the present and future generations of Ballinasloe. In order to achieve this, a balance must be struck between development and conservation, with the protection of the built and natural environment of Ballinasloe a fundamental element to the balance.
Agenda 21 calls upon local authorities worldwide to draw up ―Local Agenda 21(LA 21)‖ plans to promote sustainability at local level. They are intended to translate sustainable development principles and objectives into practical local action. The Galway County Development Board Strategy for Economic, Social & Cultural Development 2002 – 2012 will be the Council‘s Local Agenda 21 Plan. The Agenda 21 principles are at the heart of this Town Development Plan.
1.4.1 National Sustainable Development Strategy The National Sustainable Development Strategy was published by the Government in 1997. The principal purpose of the Strategy is to provide a comprehensive analysis and framework which will allow sustainable development to be taken forward more systematically in Ireland. This process cannot be completed by the Strategy document itself, but requires a continuing adaptation and review of policies, actions and lifestyles.
The strategy highlights, among other things, the unsustainable development of ―Urban Generated one- off houses‖ and recommends a move towards increasing densities in towns as a way to counter this. The strategy pays particular attention to the development of rundown or derelict buildings or sites for this purpose.
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1.4.2 Achieving Sustainability Land-use policies and controls are central to the achievement of sustainability. The development plan, as the Town Council‘s principal policy statement on land-use, will provide the land-use basis for ―Local Agenda 21‖. To facilitate this, the following objectives have been identified:
. To minimise the consumption of natural, non-renewable resources, including land. . To preserve the quality of the landscape, open space, architectural and cultural heritage, material assets and natural resources. . To protect the integrity of the built environment from damage caused by insensitive development proposals. . To promote the involvement of the local community in decision-making on environmental sustainability issues.
While the achievement of these objectives will involve all areas of the Council‘s activities, in land-use terms they are reflected in the Town Development Plan by the adoption of policies and proposals which:
. Promote the active involvement of the community through the provision of information, public consultation and joint partnerships. . Permit a mix of land uses under each zoning objective (compatible with protecting amenities), to help to reduce the need to travel. . Promote a more compact urban form, particularly higher residential densities close to the town centres. . Promote the re-use of urban derelict land and buildings. . Promote the use of walking and cycling and reduce the reliance on the private car. . Strictly control the development of inappropriate one off houses on the urban-fringe. . Ensure the protection of flora, fauna, quality landscapes and the promotion of bio-diversity. . Promote community health. . Provide high quality public water supply and drainage systems through Galway County Council. . Promote waste prevention, reduction, recycling and reuse.
1.5 PREPARATION OF THE DRAFT PLAN The preparation of the draft plan included building on the review of the 2003-2009 Ballinasloe Town Development Plan, taking into account recent key development trends and national, regional and local policy developments and the European Union (EU) requirement to include the application of Strategic Environmental Assessment to certain plans and programmes.
One of the key requirements of the Planning and Development Act, 2000, as amended, is that of public consultation in the planning process. Public participation is an essential element of the review process, particularly in the formation of planning policies as these will shape the future development of Ballinasloe Town. The Ballinasloe Town Development Plan review provides a number of opportunities for public participation throughout the process.
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1.5.1 Pre-draft Consultations Ballinasloe Town Council under Section 11 of the Planning and Development Act, 2000, as amended, is required to give notice to the public and interested parties regarding their intention to review their existing development plan and prepare a new development plan. To comply with these requirements Ballinasloe Town Council produced ‗A Background Issues Paper‘ which outlined some of the important issues to be explored in the review of the existing Town Development Plan. The aim of this Issues Paper was to explain the process, highlight issues, stimulate debate and encourage public participation through written submissions and observations. From the 12th of September 2008 to the 7th of November 2008 written submissions were accepted by the Planning Section. In addition, a public meeting was held on the 16th of October 2008 in Gullane‘s Hotel in Ballinasloe town centre, where members of the public had the opportunity to discuss issues, policies or any matter which they considered to be important in formulating the new development plan.
Following the final date of submissions, a Managers Report was drawn up, which outlined the issues raised and made recommendations on the incorporation of these issues into the proposed draft Development Plan. The elected members of Ballinasloe Town Council considered the Managers Report at a Town Council Meeting on the 7th of January 2009 and directed the Planning Authority to prepare a Draft Ballinasloe Town Development Plan.
1.5.2 Draft Development Plan Following agreement by the Elected Members on the Draft Development Plan, notices were issued inviting submissions or observations on the Draft Development Plan for a 10 week period. Following this display period written submissions and observations received were examined and a Managers Report was drawn up outlining the issues raised and making recommendations regarding their incorporation into the Draft Development Plan. The Draft Development Plan was amended and went on public display for a four week period. The amended version along with the Managers Report and all attendant documents were put before the Council for their consideration. The Plan as modified was made on the 10/11/09.
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SECTION 2. BALLINASLOE PROFILE AND CORE DEVELOPMENT STRATEGY
2.1 BALLINASLOE PROFILE
2.1.1 Area of Plan The area covered in this development plan is the administrative boundary for Ballinasloe Town Council, an area in excess of 4,000 acres. It is the fourth largest Town Council in the country in terms of the geographical area covered.
2.1.2 Geographical Profile Ballinasloe is located at the most southerly crossing point of the River Suck before its confluence with the Shannon, which occurs several miles to the south east at Shannonbridge in County Offaly. The town occupies a strategic location on the N6 National Primary route linking Dublin and Galway and is one of the principle gateways to the west. It is the largest urban area in County Galway after Galway City, and its hinterland extends up to twelve miles from the town into County Galway, and up to six miles into County Roscommon. The town is situated approximately 30.5km (19miles) west of Athlone and 67.5km (42miles) east of Galway. There is an existing railway station to the northwest of the town, which links the town by rail to Galway City, Athlone and Dublin. The county border with Roscommon lies just under 2km from the town centre (at its closest point) with some development in the eastern environs of the town lying within County Roscommon.
2.1.3 Historical Development of the Town The town owes its origins to its location as a crossing point on the River Suck, a tributary of the Shannon, on the borders of counties Galway and Roscommon. The town derives its name from the Ford on the River Suck, Baile Atha Na Sluighe. The river played the main role in the development of the town, with the first significant development in the form of a Norman castle constructed on its western banks, the remains of which still survive just off Bridge Street. Development before the eighteenth century was generally confined to the eastern bank of the river.
The present day town centre results from the intervention of the local landlords, namely the Trench family. Under their direction, firstly Main Street and then Brackernagh on the outskirts of the town were developed in the 1790s. In the early 19th Century, Society and Dunlo Streets were laid out in the new town centre, expanding it westward from the river towards the area now known as Townparks. The Trench family also laid down Garbally Estate, the fair green and many of the town‘s substantial buildings, including the Parochial Hall and the Town Hall. The expansion of the Grand Canal to the town in 1828 assisted the expansion of the corn trade and effectively opened up Ballinasloe as a market town to the wider hinterland and the rest of the country. Accessibility was further enhanced by the arrival of the railway in 1851. The October Fair was established during this prosperous time and still remains one of the most important social and economic events in the life of the town.
2.1.4 Existing Land-Use Profile The existing land uses in the town highlights some important elements to the town structure. Large areas of the town are currently in public institutional use, which have an impact on and influence the town‘s form and development. Notably in this regard are the significant parcels of land in the ownership of the Health Service Executive, such as St. Brigid's Hospital to the east of the river and Portiuncla to the West, the convent grounds immediately west of the town centre owned by Ballinasloe Town Council
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and the extensive grounds of Garbally College to the south west of the town owned by the Catholic Church.
The town has a tight commercial core, which is concentrated along Dunlo Street, Market Square, Society Street and Main Street. In addition to this, some additional commercial development has spread out along Brackernagh. Most of the other commercial developments around the town are small scale local neighbourhood type shops. The industrial developments are located on the outskirts of the town, with the highest number in the southeast, though these are not concentrated or confined to any specific area or estate. The majority of residential development is located outside the town core on the arterial routes out of the town. Housing estates or developments are generally small to medium in size. These are not confined to any particular area of the town, though Creagh displays a significant concentration of residential development east of the River.
One of the most notable features of the town‘s form is the development of the town backing on to the River Suck. In addition, ribbon development is evident along the main arterial routes out of the town centre. The limited backland development in the town centre may be attributed to the extensive floodplain, though opportunities exist for attractive and compact developments with distinct character in this area.
2.1.5 Town Function Profile Ballinasloe has an important sub-regional role regarding retail provision, employment and community facilities in particular education and health care. The town is a centre for the provision of health-care with both St Brigid‘s and Portiuncula hospitals located in the town. These are regionally important, but also provide a vital source of employment in the area. An important part of the town‘s social events calendar is the annual October Horse Fair, which brings visitors from all over Ireland. The Fair also contributes significantly to the local economy. Distinct natural amenities, particularly the River Suck also have important economic benefits for the town. The recently constructed marina and associated developments along the river course, now make it possible for cruisers to venture from the Shannon and berth in Ballinasloe.
2.1.6 Demographic and Socio-Economic Profile The total population of Ballinasloe town, determined by the Central Statistics Office, was 6,049 persons in the 2006 census, whilst the total population for the town, including its environs, was 6,303 persons. The population growth for Ballinasloe town and environs between 2002 and 2006 was 1.1% and 8.1% respectively. Table 2.1 below indicates that the rate of population growth in Ballinasloe town and environs between 2002 and 2006 is significantly below national, regional and county (Galway) growth rates over the same period.
Table 2.2 above indicates a number of urban centres in County Galway serving a rural hinterland. An analysis of these figures indicate that Ballinasloe town has not experienced the increased rate of population growth compared to the other urban centres in the county, with the exception of Tuam. Whilst Tuam town has experienced negative population growth within the town, its environs experienced an increased growth rate of 15.8%. Although the population growth rate in Ballinasloe town is generally below the population growth rate compared to the other urban centres within the county, Figure 2.1 below indicates that the population in the town has been slowly increasing since the 1996 census figures (5,723 persons).
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Table 2.1: Total Population, 2002-2006
Area 2002 2006 % Change
Ballinasloe Town 5,984 6,049 1.1%
Ballinasloe Environs 235 254 8.1% (Galway & Roscommon)
Ballinasloe Town & Environs 6,219 6,303 1.4% Galway City 65,832 72,414 10.0%
County Galway 143,245 159,256 11.2%
West Region 380,297 414,277 9.0%
State 3,917,203 4,239,848 8.2%
Source: CSO 2006 Census Figures
Table 2.2: Comparison of Population Urban Growth in the Period 2002-2006 Area Change in Population Ballinasloe Town 1.1% Loughrea Town 13.2% Tuam Town -3.4% Gort Town 53.9% Athenry Town 48.8% Portunma Town 11.5% Oughterard Town 7.9% Galway City 10.0% Source: CSO 2006 Census Figures
Figure 2.1: Ballinasloe Urban DED Population 1991-2006
Ballinasloe Urban DED Population 1991-2006
6,200 6,000
5,800 Population
5,600 Population 5,400 1991 1996 2002 2006 Census Years
Source: CSO 2002 and 2006 figures.
The intercensal growth at national, regional and county level can be attributed to the natural growth of the population and the significant net inward migration associated with economic buoyancy. The growth in the other urban areas indicated in Table 2.2 can be attributed to their close proximity to Galway City. The low population growth rate in Ballinasloe cannot be attributed to the lack of suitable serviced and zoned lands in the 2003-2009 Ballinasloe Town Development Plan. Employment opportunities in the
13 Ballinasloe Town Development Plan 2009-2015 – as Varied on 12-07/2011
town may be a contributing factor, compared to the competing growth centres of Athlone to the east and Galway City to the West, where much investment has taken place in recent years. It is anticipated that, subject to the overall economic situation improving, the construction rate in Ballinasloe should be steady within the plan period.
2.1.6.1 Population Structure Table 2.3 below indicates that the population structure of Ballinasloe (town and environs) is generally consistent with the population structure nationally, with the exception of the population 65 and over. This age cohort comprises 15.3% of the total population in Ballinasloe, compared to 11% nationally. The dependant population (those aged under 15 years and over 65 years) is higher in Ballinasloe at 36.1% of the total population, compared to 31.4% nationally. While those of working age (between 15 and 64 years) is slightly lower in Ballinasloe at 63.9% of the total population, compared to 68.6% nationally.
Table 2.3: Population Structure in Ballinasloe and the State in 2006 Age Cohort Ballinasloe State 0 –14 Years 1,314 20.8% 20.4% 15 – 24 Years 820 13.0% 14.9% 25 – 44 Years 1,828 29.0% 31.7% 45 – 64 Years 1,379 21.9% 21.9% 65 + Years 962 15.3% 11.0% Source: CSO 2006 Census Figures
A comparison of the population structure in the 2002 and 2006 census figures for Ballinasloe is indicated in Table 2.4 below. An analysis of these figures indicate that the total population aged 65 and over has fallen from the 2002 census figures at 16.1%, compared to the 2006 census figures. The dependant population has decreased in the 2006 census figures, compared to 37.5% in the 2002 census figures. The population at work age has increased in the 2006 census figures, compared to 62.4% in the 2002 census figures.
Table 2.4: Population Structure in Ballinasloe Age Cohort 2002 2006 0 –14 Years 21.4% 20.8% 15 – 24 Years 14.2% 13.0% 25 – 44 Years 27.1% 29.0% 45 – 64 Years 21.1% 21.9% 65 + Years 16.1% 15.3% Source: CSO 2002 and 2006 Census Figures
2.1.6.2 Educational Profile Table 2.5 below provides a breakdown of education attainment levels for persons aged 15 years and over within Ballinasloe (town and environs). A higher proportion of persons in Ballinasloe have attained only primary education at 23.6%, compared to 21.3% of persons at county level and 18% of persons nationally. Figure 2.2 below indicates a reduction of persons finishing education after primary school since the 1996 census figures. The proportion of person‘s finishing school at lower secondary level is lower in Ballinasloe, compared to those at county and national levels. Figure 2.2 indicates a trend towards an increased number of persons in Ballinasloe finishing school at lower secondary school since
14 Ballinasloe Town Development Plan 2009-2015 – as Varied on 12-07/2011
1996 census figures. Persons completing upper secondary school and third level education are slightly below county and national levels in Ballinasloe at 52.3%, compared to 55.7% and 57.3% respectively. Figure 2.2 clearly indicates a trend towards an increased number of people in Ballinasloe attaining both upper secondary and third level qualifications since 1996 census figures.
Table 2.5: Highest level of Education Attained of Persons Aged 15 years and over, 2006 Level of Education Ballinasloe Co. Galway State Primary (incl. no formal education) 23.6% 21.3% 18.0% Lower Secondary 18.7% 19.4% 20.1% Upper Secondary 27.0% 28.4% 28.2% Third level, non-degree 9.8% 10.5% 10.6% Third level, degree or higher 15.5% 16.8% 18.5% Not Stated 5.4% 3.6% 4.6% Total: 4,257 106,815 2,850,333 Source: CSO 2006 figures
Figure 2.2: Education Attained by Persons Aged 15 years + in Ballinasloe
Educational Attainment 1996-2006
Third level
Upper Secondary 2006 2002 Lower Secondary 1996
Primary
0 200 400 600 800 1000 1200 1400 Population
Source: CSO 1996 to 2006 Census Figures
2.1.6.3 Employment/Unemployment Table 2.6 below provides a breakdown of the principle economic status in Ballinasloe (town and environs), based on the 2006 census figures. This table indicates a total of 2,486 persons aged 15 years and over at work within Ballinasloe in 2006. This represented 49.8% within this sector, which was below the national average of 57.2%. The unemployment rate for persons over 15 years in Ballinasloe was 6.1%, compared to 4.4% nationally. It must be noted that unemployment figures have risen substantially throughout the country since the 2006 census figures due to an economic downturn in the global economy. The table also indicates that students accounted for 8.2% of the population over 15 years, while those classified as ‗retired‘ accounted for 15.6% of the population over 15 years, compared to 11.2% nationally. This reflects the aging population in Ballinasloe with 11.3% of the total population aged 65 years and above, compared to 11% nationally.
15 Ballinasloe Town Development Plan 2009-2015 – as Varied on 12-07/2011
Figure 2.3 below shows that the number of people at work aged 15 years and above in Ballinasloe has been steadily increasing since the 1996 census figures, whereas the number of people employed having lost or previously given up previous job has deceased since 1996 (326 persons).
Table 2.6: Principle Economic Status in Ballinasloe (Persons Aged 15 years & above) Classifications: No. of Persons Percentage State At Work 2486 49.8% 57.2% Looking for 1st Regular Job 58 1.2% 0.9% Unemployed having lost or 303 6.1% 4.4% given up previous Job Student 411 8.2% 10.4% Looking After Home or 521 10.4% 11.5% Family Retired 780 15.6% 11.2% Unable to Work due to Permanent Sickness or 417 8.4% 4.1% Disability Other 13 0.3% 0.4% Total 4989 3,375,399 Source: CSO 2006 Figures
Figure 2.3: Principle Economic Status: At Work & Unemployed 1996-2006
Principle Economic Status: At Work & Unemployed
2500 2000 1500 1000 At Work Population 500 Umemployed 0
1996 2002 2006 Census Years
Source: CSO 1996 to 2006 Census Figures
2.1.6.4 Employment Profile Table 2.7 below provides a breakdown of the employment structure of the labour force within Ballinasloe (town and environs), Galway City, County and State, by employment sector all based on the 2006 census figures. This table highlights that traditional rural employment types represent a small and declining proportion of the employed workforce, which is consistent with national trends, with only 1.6% of the total workforce within Ballinasloe involved in the farming, fishing and forestry sector, compared to 5.6% for Galway City & County and 4.2% nationally. The numbers of persons involved in the ‗building and construction‘ sector is higher in Ballinasloe at 10.7%, compared to 10.1% and 8.7% at county/city and national level respectively. The proportion of persons working in the ‗Services‘ sector is significantly higher in Ballinasloe at 13.9%, compared to 10.6% and 10.7% at city/county and national level respectively.
16 Ballinasloe Town Development Plan 2009-2015 – as Varied on 12-07/2011
Table 2.7: Employment Structure in Ballinasloe, Galway City and County and State, 2006 Employment Sector Ballinasloe Galway City & County State
Farming, Fishing and 40 1.6% 6,293 5.6 % 88,086 4.2% Forestry Workers
Manufacturing Workers 303 12.1% 14,248 12.5% 245,234 11.6%
Building & Construction 266 10.7% 11,576 10.1% 183,429 8.7%
Clerical, Managing and 299 12.0% 16,114 14.1% 365,670 17.3% Government Workers Communication and 90 3.6% 4,955 4.3% 114,919 5.4% Transport Workers Sales and Commerce 344 13.8% 13,831 12.1% 284,164 13.5% Workers Professional, Technical 545 21.9% 21,130 18.5% 342,414 16.2% and Health Workers
Services Workers 345 13.9% 12,150 10.6% 224,964 10.7%
Other 254 10.2% 12,414 8.6% 230,918 10.9%
Total 2,486 114,403 2,109,498
Source: CSO 2006 Census Figures
Figure 2.4 below indicates a steady decline in both the agricultural and manufacturing sectors from the 1996 census figures. Whereas the ‗building & construction‘, ‗clerical, managing & government‘, ‗professional, technical & health‘, transport & communications‘ ‗sales & commerce‘ sectors all have steadily increased over the intercensal period. These increases are generally in line with national trends, particularly in both the construction and the services industry (commerce and trade/professional services and public administration), as they have contributed significantly to the national economy over the past decade.
Figure 2.4: Broad Occupation Groups in Ballinasloe
Broad Occupational Groups 1996-2006
600 500 400 1996 300 2002 200 2006 Workforce 100 0
Other Buillding Transport Services Agriculture Commerce Government Professional Manufacturing
Source: CSO 1996 to 2006 Census Figures
17 Ballinasloe Town Development Plan 2009-2015 – as Varied on 12-07/2011
2.1.6.5 Live Register More recent figures on the numbers unemployed in Ballinasloe show a different trend to the previous censuses. Figure 2.5 below indicate 2,098 persons on the Live Register in Ballinasloe in February 2009, compared to 896 persons on the Live Register in 2007. The number of persons on the Live Register in the 12 month period between February 2008 and February 2009 nearly doubled with an increase of 89% (989 persons). This increased in unemployment rates can be attributed to a global economic slow-down, which has seen increased job losses particularly in the construction related sector.
Figure 2.5: Numbers on the Live Register at Ballinasloe, March 2007 to February 2009
Live Registry
2500 2000 1500 1000
500 No. of Persons of No. 0
Jul-07 Jul-08 Mar-07May-07 Sep-07 Nov-07 Jan-08 Mar-08May-08 Sep-08 Nov-08 Jan-09 Months
Source: Central Statistics Office
2.1.6.6 Household Structure and Household Size Between 2002 and 2006, the number of private households in Ballinasloe (town and environs) increased by 8.8%. The figures provided in Table 2.8 below indicates that there is a wide variety of different forms of household composition in the town, ranging from one person households, which increased in numbers by 14.4% since 2002, to households comprising two or more family units, which increased by 212.5% or 17 household units during the same period. The figures indicate that there is a growing demand for a variety of different types of residential accommodation, to meet the needs of the wide array of household compositions within the town.
The 2006 census figures indicate a total of 2,124 private households in Ballinasloe (town and environs). Table 2.9 below indicates the average household size in Ballinasloe was 2.7 persons, compared to 2.92 and 2.81 at county and national level respectively. This average household size of 2.7, however, was slightly above the average household size of 2.67 in Galway City.
Table 2.9 below clearly indicates a trend in Ballinasloe, in recent years, towards smaller private households sizes. This is an important factor when estimating the number of new houses that will be necessary to build in the future. In fact, average private household size has fallen throughout the state in every census, except one since the year 1926. The National Spatial Strategy suggests that the average household size in the state will have fallen to 2.63 by the year 2011. Internally, the evidence is that the average household size is falling in many parts of the world for a number of reasons including: improved life expectancy increased earning capacity and social preference. In some European counties average household size is already in the range 2.0 to 2.2 persons per household.
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Table 2.8: Private Household Composition in Ballinasloe 2002-2006 Household Composition 2002 2006 Change % One Person 487 557 14.4% Husband and wife (or couple) 376 391 4.0% Husband and wife (or couple) with 650 678 4.3% children Lone mother with children 175 189 8.0% Lone father with children 23 25 8.7% Husband and wife (or couple) and other 12 39 225.0% persons Husband and wife (or couple) with 58 43 -25.9% children and other persons Lone mother with children and other 19 13 -31.6% persons Lone father with children and other 11 0 -100.0% persons Two or more family units with or without 8 25 212.5% other persons Three or more family units with or 0 0 0% without other persons Non-family households containing 55 66 20.0% related persons Non-family households containing non 78 98 25.6% related persons Total 1952 2124 8.8% Source: CSO 2002 and 2006 Census Figures
Table 2.9: Average Private Household Sizes 1996-2006 Area 1996 2002 2006 Ballinasloe 3.01 2.80 2.70 Galway City 3.14 2.86 2.67 Galway County 3.32 3.06 2.92 State 3.14 2.90 2.81 Source: CSO 1996, 2002 and 2006 Census Figures
2.1.7 Core Strategy Introduction A Core Strategy is required by The Planning and Development Acts 2000-2010 to show that the development objectives of Development Plans are consistent, as far as practicable, with national and regional development objectives set out in the National Spatial Strategy (NSS) 2002-2020 and with the West Regional Planning Guidelines (RPGs) 2010-2022 as adopted on the 19th October 2010.
The Core Strategy for Ballinasloe sets out a strategic approach to the management of development within the Ballinasloe Plan area. It provides relevant information to demonstrate consistency with the National
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Spatial Strategy (NSS) and with the West Regional Planning Guidelines (RPGs) and sets out Core Strategy Policies and Objectives. The Core Strategy and the Land Use Zoning Map (Map 1) provides for Preferred growth locations; Population distribution; Land Use Zoning; Under the Planning and Development (Amendment) Act 2010, a Core Strategy must provide details of (i) Town centre: In this respect the Town Centre is identified on the Land Use Zoning map and zoned as Town Centre/ Commercial Zoning (C1). The Plan provides for adequate zoning to allow for the town centre to consolidate and also for managed expansion; (ii) Areas designated for significant development: No areas are designated for significant development or identified as being priority areas for development, but a small number of areas with potential for mixed use development have objectives within the Plan in relation to the preparation of Master Plans; (iii) Availability of public transport within the catchment of residential/commercial land: Ballinasloe is serviced by a daily bus (public and private) and rail service. A rural bus scheme operated by the IRD Southeast Galway (to Creagh, Brackernagh, Derrymullen/Cleaghmore) is also available. The Plan promotes a modal shift from the private car to more sustainable forms of transport such as public transport, carpooling and cycling. (iv) Retail Centres: The main retail area is the town centre which has policies and objectives to support same. In addition an area to the south of the town centre is zoned for retail warehousing around the location of a large convenience retail store. Both are identified on Map1 Land Use Zoning Map
2.1.7.1 National and Regional Population Targets The Regional Planning Guidelines Review, Gateway and Hub Population Targets, issued by the DEHLG in October 2009, sets out population targets for the State and each of the Regions up to 2022. The West Regional Authority Guidelines (RPGs) allocated the Regional Population with a maximum target at County level and minimum targets at Gateway and Hub level. A projected population growth of 15,760 has been provided for County Galway until 2016 (including Ballinasloe and Tuam Hub).
The following Table 2.10: Ballinasloe Core Strategy Table sets out the projected population growth for the County Galway, Tuam Hub (Tier 2 and for Ballinasloe (Tier 3) up to 2016, having regard to the population growth targets as set out in the West Regional Planning Guidelines. Based on an increase population of 1,540 persons for Ballinasloe by 2016, it has been estimated that there will be a requirement for 35.53Ha (36Ha rounded up) of housing land within the Plan area (at an average of 25 units per Ha.), with a consequential total housing yield of 592 new housing units. Presently there is 103 Ha Undeveloped Residential zoned land which is 68.07Ha in excess of that required.
The Ballinasloe Core Strategy Table 2.10 highlights the estimated population and housing yield requirements for County Galway, Tuam Hub and including Ballinasloe County Town.
20 Ballinasloe Town Development Plan 2009-2015 – as Varied on 12-07/2011
2.1.8 Capacity of Zoned Lands The Ballinasloe Town Development Plan provides for 316.59 hectares of residential zoned land within the plan area, of which, 103 hectares (32.5% remains undeveloped. Based on a gross housing density of 25 units per hectare, as used in the Housing Strategy, there are sufficient residential zoned lands within the plan boundary to cater for 2,575 houses. Taking an average household size of 2.98 persons per household (Housing Strategy), this equates to a population capacity for 8,940 people within the residentially zoned lands in Ballinasloe. However, based on the population allocation of 1,540 persons in the Galway County Core Strategy and the average household size of 2.6, Ballinasloe Town has the capacity to grow by an extimated 592 households over the plan period. This allocation is not envisaged to inhibit the growth of the town, as the population of the town has only increased by 326 persons over the intercensal period from 1996 to 2006 census figures.
Table 2.11: Capacity of Zoned Lands in 2003-2009 Ballinasloe Town Development Plan Zoning Categories Zoned Undeveloped Residential 315 hectares 120 hectares Retail Warehousing 4.6 hectares 4.6 hectares Industrial 32 hectares 7 hectares Business/Technology 16 hectares 8 hectares Commercial/Mixed Use 61 hectares 9 hectares
21 Ballinasloe Town Development Plan 2009-2015 – as Varied on 12-07/2011
The 2003-2009 Ballinasloe Town Development Plan provided for 32 hectares of developable industrial zoned lands, of which, only 7 hectares (22%) remains, as indicated in Table 2.11 above, although there exists a number of industrial zoned brownfield sites within the plan area, which are available for re-use and/or redevelopment. This table also indicates that only 9 hectares of commercial/mixed use zoned lands (15%) and 8 hectares (50%) of the business/technology remain from the total lands zoned for these land-uses. Ballinasloe Town Council in the preparation of the 2009-2015 Ballinasloe Town Development Plan has zoned lands for industrial and commercial purposes at suitable locations, subject to anticipated need over the plan period and in the interest of proper planning and sustainable development.
DEVELOPMENT STRATEGY OPTION Ballinasloe Town Council under the 2003 – 2009 Ballinasloe Town Development Plan considered five alternative strategies for the future expansion of the town:
1) Consolidation of Existing Structures (Sequential development of vacant lands from centre out). 2) Bi Nodal Strategy (second neighbourhood centre on the East bank). 3) Western expansion in vicinity of the Railway Station to the northwest of the town. 4) Diffused linear expansion in connection with N6/M6 realignment.
5) Arterial Development Strategy (Ribbon Development Strategy).
Option 1: Consolidation of Existing Structure
Option 2: Bi-Nodal Development Strategy
22 Ballinasloe Town Development Plan 2009-2015 – as Varied on 12-07/2011
Option 3: Westward Expansion in the vicinity of the Railway Station
Option 4: Expansion at Interchange of new N6/M6 Bypass
Option 5: Arterial Development Strategy along Major Access Roads
These development strategies had regard for landscape character and landscape structure of the town, specifically in relation to the following elements of Ballinasloe‘s environment:
. The River Suck and associated Floodplain . The Esker Ridges . Key Woodland Areas, particularly those associated with Garbally College, and . The Bogland and associated Wetlands at Poolboy.
23 Ballinasloe Town Development Plan 2009-2015 – as Varied on 12-07/2011
The chosen development option for the 2003-2009 Ballinasloe Town Development Plan was Strategy Option 1 with limited additional development at Creagh (Previously Option 3). This development strategy builds on Central Government policies and strategies on sustainable development, which aim at reducing the demand for travel and promote higher residential densities at appropriate locations. Development should occur in a sequential manner from the centre out, though restricting growth north and east of the River Suck. The strategy encourages the development of vacant and under-utilised sites in the town and ensures that those lands close to the town are the primary focus for development, thereby placing future residents within reasonable walking and cycling distance from the town centre services and thus reducing or minimising the demand for car generated trips. This provides a more sustainable and integrated transport and land-use structure. This development strategy supports the vitality and viability of the town centre and alleviates pressure for out-of-town and edge-of-town facilities, such as shops and community facilities, other than in designated neighbourhood centres. Ballinasloe Town Council will continue this development strategy in the 2009-2015 Ballinasloe Town Development Plan, as it provides for the optimal protection of the future economic, social and cultural development of the town whilst embodying the principles of proper planning and sustainable development to create a sustainable community in the town centre.
2.1.9 Vision Statement The plan envisages Ballinasloe as a vibrant, self-sustained town, driven by the high quality of life and educated workforce. It will also be a magnet for a number of diverse industries. The commercial core of the town will be as vibrant as ever offering a wide range of foods, clothes, and services. To achieve this, a balanced, sustainable approach to the development of the town will include the following:
. Sustainability: To develop and improve in a sustainable manner the social, economic, cultural and environmental assets of the town, in the interests of the overall common good. . Competitiveness: To promote Ballinasloe as a strategic location for Industry and commercial enterprises as a town on the N6 National Primary route and a rail corridor. . Quality of Life: To promote social and cultural amenities and encourage the development of a vibrant community spirit. . Quality of Environment: To protect and promote areas of quality natural and/or built environment through education and investment. . Social Inclusion: To seek to redress social inequalities and social polarisation, and engage the public at all possible times to seek consensus on planning for the future.
2.1.10 Floodplain Development Levels Given the extensive floodplain and the flooding events which have taken place in the town in the past a Report on flooding was commissioned during the preparation of the Town Development Plan 2003- 2009. The outcome was the insertion in the Development Plan of the recommendation that no development be permitted in the floodplain below the 41m contour level between the railway and the Dublin Road Bridge and below the 40m contour level downstream from the Dublin Road Bridge except in certain circumstances which were identified. The zoning map associated with the plan contained an Environmental Management zoning which followed the line of the 40m contour.
In the intervening period, further information has become available from various sources and this has been used in a reconsideration of the overall position.
24 Ballinasloe Town Development Plan 2009-2015 – as Varied on 12-07/2011
It is worth putting the 40m and 41m levels referred to above in context by referencing the first floor levels of a number of properties near the river as follows:
St Michaels Church 38.89m Civic Offices 38.7m N6 at Marina 38.2m Lidl 38.51m West bridge (road) 38.8m Croffey‘s Yard 39.57m House at Hopson‘s lane 37.92m
It is considered that the outcome of the Report that informed the Development Plan 2003-2009 is extremely conservative arising from a number factors including the pegged level at the lower end of the study area, the use of Manning‘s ―n‖ value for hydraulic resistance, the flood period selected, the climate change factor used and the assumption of all of the above being added to by a coinciding back up from a flood event in the River Shannon. Having reconsidered the figures and using additional flood level information gathered during the December 1999 and January 2005 flood events and while still adopting a conservative approach the minimum finished floor levels of 38.2m OD in the lower floodplain (below the Dublin Road bridge) and 39.2m OD in the middle floodplain (above the Dublin Road bridge) will be used as a guide for pre- planning, assessment of Flood Risk Assessment Reports and the imposition of conditions on permissions
The line of the Environmental Management Area in the Plan continues to follow the 40m OD contour as it did in the previous plan and therefore this will continue to restrict development in a significant area which might be considered a flood risk.
The Council recognises the need for a precautionary approach to development in flood risk areas in accordance with the principles of sustainable development and the likely impacts of climate change. The Council will strive to minimise flood risk by aiming to ensure that no new developments are susceptible to, cause or exacerbate flooding.
It is the responsibility of the developer to investigate and evaluate the extent of risk from flooding. Where the Planning Authority considers that a proposed development falls within, or immediately adjacent to, an area at risk from flooding or may increase the risk of flooding in any way, it is the policy of Ballinasloe Town Council to require the developer to submit a detailed Flood Risk Assessment.
2.1.11 Future Urban Structure
2.1.11.1 Introduction Section 2.1.8 demonstrates that there are more lands zoned in the Development Plan to serve the needs of Ballinasloe over the Plan period than that required. Government Guidelines advocate that while there is a need to provide an element of choice of location when zoning land for development, and to allow for the fact that some of the land may not be made available for development by landowners, there also needs to be a careful balance between providing for this additional element and avoiding a wasteful over provision which would require excessive advance funding on services and make provision of community facilities more expensive or less likely. The Guidelines also state that areas closest to the centres of urban areas should be given first preference to zoning for development and that there should be no 'leapfrogging' over serviced and zoned sites to more remote areas.
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2.1.11.2 Core Strategy The Core Strategy establishes an evidence based strategy for the spatial development of Ballinasloe Town for the years 2009-2015. The Core Strategy including the Core Strategy Table has also been informed by the findings of the National Housing Land Availability Survey June 2010, the DoEHLG Housing Returns for 2010. The accompanying SEA Environmental Report also identifies that there is significant amount of spare capacity regarding water and wastewater treatment in Ballinasloe over the lifetime of the Plan.
The Core Strategy policy and objectives (as set out in S2.1.11.3 and within S.2.1.11.4) provide for a structured approach to ensuring key infrastructure and services are delivered.
Economical, technical, social and environmental considerations have also been explored with particular regard to the capacity of Ballinasloe to contribute to the objectives of the Core Strategy and which are consistent with, opportunities for public or sustainable travel and the availability of existing and planned critical water and waste water infrastructure‘ Mitigation of potential negative impacts on the Natura 2000 network of implementation of the Variation is ameliorated through existing Development Plan Policies NH7-10 and Objectives 7-8 to protect habitats, Policies WT2-7 and Objectives WT4-7, 9-11&13 for impacts from wastewater discharges and Policies NH23-30,34-36 and Objectives NH31-32 to protect watercourses and water quality. As indicated above, the Core Strategy has been informed by SEA which examines the likely significant effects on the environment of implementing the Development Plan and by the HDA which examines the likely impact on the Natura 2000 network in accordance with the Habitats Directive. The Strategy has been influenced by national legislation and other EU Directives including the SEA Directive, Habitats Directive, Floods Directive and Water Framework Directive and incorporates wider planning, economic and social objectives. S.2.1.8 outlines the Development Strategy Option. The main retail area is the town centre (C1: Town Centre/Commercial) including an additional area to the south which is zoned as retail warehousing (RW). A number of indicative locations have also been identified for Neighbourhood Centres (RN1) and are mainly located on the main access routes including road and rail. The Plan promotes a modal shift from the private car to the use of public transport, car pooling and cycling. No areas have been designated for significant development or as being priority areas for development, however the Plan provides for a number of areas with potential for mixed use development with objectives regarding the preparation of Action/Master Plans. Refer to the Schematic Core Strategy Map (Map 1A).
The Core Spatial Strategy based on Regional Planning Guidelines 2010-2022 population targets and set out at County level within the Galway County Development Plan 2009-2015 has allocated a total population of 1,540 to Ballinasloe over the lifetime of this Plan. The Ballinasloe Core Strategy provides for an allowable 50% overprovision in required zoning and therefore a total of 35.53Ha are zoned for Phase 1 to meet housing requirements for the plan period. Phase 2 Residential zoned lands are held in strategic reserve and not generally developable within the plan period. However, if required, residential
26 Ballinasloe Town Development Plan 2009-2015 – as Varied on 12-07/2011
development can be considered, in a phased manner on some Phase 2 lands where it is apparent that Phase 1 lands cannot or will not be developed within the plan period. The requirement for this will be dependent on the level of growth being experienced within Phase 1 lands and where required, consideration will generally be given to Phase 2 lands that are contiguous to existing residentially developed lands. An Application for a housing unit on family owned lands, by a person already living in the area can be considered on Phase 2 lands, where appropriate, subject to normal considerations.
The Core Strategy supports the achievement of a sustainable living environment through locating future residential developments where the necessary physical infrastructure together with social, economic and community facilities are available and in the achievement of the Plan‘s Specific Objectives. At a local level a number of factors were also considered including sites that were partly developed, lands that were considered as unlikely to come forward for development in the medium term such as institutional lands, and lands identified as having a degree of flood risk and where, in the absence of a detailed Flood Risk Assessment, the precautionary principle must apply.
It is not envisaged that the high density levels that were indicated within existing Concentrated Residential Zoning (R3) (Table 12.2 Residential Development Standards R3:35-50 units per Ha) will be achievable within the lifetime of this Plan. It has therefore been proposed to re-zone all ‗Concentrated Residential Zoning (R3)‘ to ‗R2 Residential Zoning‘ with a density of 25 Units per Ha (10 units per acre) under the Core Strategy variation process of this Plan. The Plan including the Core Strategy has not incorporated any new zonings.
2.1.11.3 Core Strategy Policies Policy Ensure that population growth is appropriate in scale in order for Ballinasloe to achieve CS1 its potential under the National Spatial Strategy 2002-2020, and in accordance with the broader strategic planning framework established in the Regional Planning Guidelines 2010 - 2022 and with the Core Strategy for Ballinasloe as contained within this Plan.
2.1.11.4 Core Strategy Objectives Objective Ensure that future residential development complies with the provisions set out in this CS1 Core Strategy, and with the policies/objectives as contained within this Plan.
2.1.11.5 Land-use Zoning Objectives and Matrix The Land Use Zoning Objectives and Matrix within this section outline the zoning objectives for each zone identified in the zoning map. It indicates the uses and type of development, which the Council considers to be appropriate for each zone. It is intended to provide guidance to anyone seeking permission for development as well as the general public. The indication that a proposal is ‗permitted in principle‘ in the Matrix does not imply a grant of permission or that a planning application will be successful as each planning application will be determined on an individual basis by the Planning Authority. Equally the indication that a particular type of development is not permitted in any particular category does not rule same out and there may be situations where said could be permitted.
Land uses not listed in the Matrix will be considered on the merits of the individual planning application, the general policies and zoning objectives for the area including the proper planning and sustainable
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development of the area. Development proposals should be compatible with the Matrix, however, consideration may be given to proposals, which would benefit the local community and are in the interest of the proper planning and sustainable development of the area. These proposals will also need to be consistent with the CDP development standards and the CDP requirements on public health, traffic safety, residential amenity, Heritage, design and visual amenity.
The following factors have been taken into account in the development of land use zoning principles and objectives. . Current development and trends within Ballinasloe. . Current Land use zoning objectives contained in the Ballinasloe Town Plan 2003 – 2009. . The amount of developed and undeveloped zoned and serviced land within the development boundary of the Plan. . Accessibility, availability and location of land for development. . Existing and proposed services such as schools, community facilities, etc. . Existing and proposed infrastructure such as public transport, water, wastewater etc. . The scale and pattern of existing development within the town. . The natural and built environment and amenities of the town. . The principles of proper planning and sustainable development.
2.1.11.6 Land Use Zoning Objectives This plan identifies specific areas for specific types of land use in accordance with the principles of proper planning and sustainable development. Objectives for each of these land uses are outlined below. It should be noted that there are several which are common and repeated but which are relevant to the land-uses proposed. It should also be noted that the objectives as listed are not exhaustive.
The following are the Land Use Zoning Objectives:
C1: To Protect and Provide for Town Centre Uses.
C2: To Provide for Commercial, Office and Mixed Land Uses.
R1: To Provide for Low Density Residential Land Uses.
R2: To Provide for Residential Land Uses.
CF: To Provide for Community Facilities and Public/Institutional Uses.
I: To Provide for Industry and Employment
BTP: To Provide for Business and Technology Park.
OS: To Provide for Recreation, Amenity and Open Space.
EM: To Protect Areas of Landscape Quality and Provide for Environmental Management.
A: To Protect Rural Character and Provide for Agricultural and Non-Urban Uses.
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Note:
R1 – Dispersed Residential Lands and R2 – Residential Lands including Phase 1 or Phase 2 shall apply as appropriate to all Residential Zonings. Careful consideration will need to be given to the scale and type of commercial and retail activity in the C2 zone, in keeping with the Government's Retail Planning Guidelines and in keeping with the retail strategy contained in Section 2.3 on Retail Planning.
2.1.11.7 Residential Strategy In determining what the future land use needs are required to serve the needs of the growing community, important decisions need to be made in relation to density provisions (important considerations in relation to residential density are discussed in greater detail in sections 2.1.8 and 12.2.1.1). Recent government guidelines advocate the need for increased residential densities. The plan acknowledges this but also recognizes that there is a need for a variety of different density provisions, including low densities, so as to provide a choice of housing types and locations catering for different lifestyles and social mix in the plan area.
Densities have been varied and directed into locations identified on strategic planning grounds. For example, the low density zone (R1) is identified specifically in an area which is further from the town centre and in an area of somewhat higher amenity associated with the esker ridge running south of the plan area. General Residential zonings focus on good transport links to the town centre (either existing, such as the main arterial routes or proposed). These 'zones' also tend to be located in relative proximity to the town centre and lie adjacent to the existing residential development.
Residential densities will be flexible in residential land and mixed land use zones, however given the general and historic building character, form and type, higher densities will be permitted (an example where this might be the case is in areas associated with St. Brigid's Hospital or other lands either currently in their ownership or formerly owned by the institution).
The Galway County Council and Ballinasloe Town Council Joint Housing Strategy 2009-2015 indicated an observed Development Density of 25 homes per hectare.
2.1.11.8 Town Centre/Commercial C1 Zoning The existing Town Centre Core has been expanded within the Plan in order to protect and enhance the special physical and social character of the existing town centre core and to provide for new and improved town centre facilities and uses such as shopping and retail stores, office development, tourism-related activities and appropriate public services, and any over the shop type uses. The aim of the Plan shall be to protect and enhance the vitality, function and form of the town centre having regard to any Architectural Conservation Area and the overall status of the heritage in the area. The Plan also aims to improve civic amenity by requiring high standards of urban design and to encourage the regeneration of backlands and derelict buildings, particularly the use of upper floors, preferably for residential/mixed use. Consideration shall also be made for the provision for a range of residential and commercial facilities within an attractive accessible environment with adequate provision for associated vehicular requirements – including parking and loading. The Plan shall also require the inclusion of appropriate open spaces in development in this zone.
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2.1.11.9 Mixed Use Zones Mixed Use Zones are identified in those areas adjacent to the town centre (C2), specifically where they can assist in supporting the town core. In order to facilitate the refurbishment and adaptation of older buildings associated with St.Brigid's hospital, and to ensure flexibility in terms of securing new uses for these buildings, several sites east of the town are also identified as mixed use zones. In an effort to integrate transport and land use policy, specifically in the vicinity south of the railway station and where older land use types have been under-going transition, a mixed use zone is also identified in this area. The Plan shall require that provision be made for and facilitate mixed residential and business uses in existing mixed use areas. Consideration shall also be made for the development of mixed-use neighbourhood areas containing a mixture of residential, retail and commercial facilities in an integrated, sustainable setting. This zoning shall also allow for the provision of appropriate development on infill sites including residential development and upper floor apartments. The Plan shall also improve civic amenity within this zoning by requiring high standards of urban design.
2.1.11.10 Neighbourhood Centres There are specific objectives for Neighbourhood Centres within the Plan Boundary. These include an acknowledgement of the commercial node that has emerged in Brackernagh and where the objective seeks to formalize the concentration of retail activities that serve the local residential areas. There is also an option for a Neighbourhood Centre on lands located north of the railway station. Following relocation potential of Dubarry Shoe Ltd, there is also potential for this site to develop into a Neighbourhood Centre. The existing neighbourhood centre objective to the South of the town, which has already been the subject of a planning permission has been retained. The locations of the neighbourhood centres have been decided on strategic grounds. They are located on key access routes to the town centre; they are all approximately equidistant from the town centre and they serve the east, the southeast, and the northwest areas of the plan. This zoning shall allow for the development of a mix of residential, commercial/retail uses and community facilities around a public/focal space, where appropriate, with associated facilities, within walking distance from the existing town centre, where practicable, which will serve the needs of a new/existing residential area. Provision shall also be made for local services such as medical centre, offices, workshops, crèche, petrol station, waste segregation facility (bring bank), chemist, launderette, convenience shop and café, where appropriate, to meet the needs of the community. Consideration shall also be made to provide sustainable transport linkages such as public transport, adequate cycle and walkways from neighbourhood centres to the town centre and peripheral areas. The Plan shall also require the inclusion of appropriate open spaces in development in this zone
Local Centres – although not an official zoning within the Plan, Local Centres shall be considered at appropriate locations in order to provide for and / or improve local centre facilities
2.1.11.11 Industrial Uses Industry, particularly manufacturing and processing of materials, including other indigenous industries not catered for in the business park are provided for mainly in the southern aspect of the Plan area i.e. Poolboy Industrial Estate. The Plan has also included additional lands to the south and south west for Industrial Zoning in order to consolidate this type of zoning and to provide for easy access onto the M6. It is hoped that the Plan will encourage innovative indigenous SME‘s to establish within this zoning. This zoning shall also provide for manufacturing and service industry, and storage facilities including logistics
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as well as ancillary facilities such as training, education, childcare, financial, parking and recycling facilities and waste disposal options.
2.1.11.12 Business and Technology Park Employment and enterprise are catered for in a number of sites. This includes the IDA lands and some adjacent sites in the Creagh area which have been identified for a Business and Technology Park. This zoning shall provide for light industry, and enterprise units including ancillary uses such as training, education, childcare, financial, cafés, hotel, petrol station, fitness centre, parking and recycling facilities. In general heavy manufacturing industry and incinerators/thermal treatment plants shall not be permitted. The Plan shall also encourage appropriate scale, density, type and location of development within this zoning in order to reduce traffic generated and the demand for travel.
2.1.11.13 Warehousing and Retail Warehousing An area specifically related to warehousing and retail warehousing activity has been allocated on lands in close proximity to the town centre, lying immediately east of Hymany Park. These lands are allocated adjacent to a proposed road that will link the junction of the proposed by-pass and the Portumna road directly to the town centre. The location is expected to support the town centre to a greater degree than any other site and ensures such activity is not peripheral to the established commercial and retail activity of the town.
2.2 ZONING MATRIX The land use zoning matrix details those land uses permitted in principle, open for consideration and not normally permitted, under each use class. It should be noted that this section should be read in conjunction with Ch 12: Development Standards.
Use Classes Related to Use Zones:
Key: . P: Permitted in Principle - A use which is Permitted in Principle is one which the local authority accepts in theory in the relevant zone; however, it is still subject to the normal planning process including policies and objectives outlined in the Plan.
. O: Open for Consideration - An Open for Consideration use is one which the local authority may permit where it is satisfied that the suggested form of development will be compatible with the policies and objectives for the zone, will not conflict with the permitted uses and conforms with the proper planning and development of the area.
. N: Not Normally Permitted - Development which is classified as Not Normally Permitted in a particular zone is one, which will not be entertained by the local authority, except in exceptional circumstances. This may be due to its perceived effect on existing and permitted uses, its incompatibility with the policies and objectives contained in this Plan or the fact that it may be inconsistent with the proper planning and development of the area.
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Uses R1 R2 CF I C1 C2 BTP RW A OS EMA TE RN1 Abattoir N N N O N N N N O N N N N Advertisement N N N O O O O O N N N N O Agricultural building N N N N N N N N P N O N N Airfield N N N N N N N N O N N N N Amusement N N N N O O N N N N N N N Apartments N O N N P P N N N N N N O ATM N N O O P P N O N N N N O Bank N N N N P P O N N N N N O Breakfast B&B O O N N P P N N N N N N O Betting office N N N N O O N N N N N N N Boarding kennel N N N N N N N N O N N N N Buildings for the health, safety and welfare of the O O P N P P O O N N O N P public Building Society N N N N P P O N N N N N O Café N N N N P P O O N N N O P Car park O O O O P P O O N O O O O Car park multi-storey N N N N P P O O N N N N O Caravan park- holiday N N N N N N N N O N O N N Cash and carry N N N O N N N O N N N N N Casual trading N N N O O O N O N N N N O Cemetery N N P N N N N N O N N N N Childcare facilities P P P O P P O O N N N N P (crèche/nursery) Club house and O O P N P P N N N P N N P associated facilities Community Facility O O P N P P N O O O O N P Conference centre N N O N P P O O N N N O N Cultural/recreational O O P N P P N O O O O P P building Cyber Café O O O N P P N O N N N P P Dancehall* N N O N P P N N N N N N N Data-Centres/Web- N N N O P P P O N N N N N Hosting Centres* Drive-through N N N N N N N O N N N N N restaurant Education (excluding a O O P N P P O O N N N N O night-time use) Enterprise N N N O O O P O N N N N N centre/campus industry Enterprise unit N N O O O O P O N N N N O Extractive Industry N N N N N N N N O N N N N Funeral home N N O N O O N N N N N N O Garden centre N N N N O O N O P N N N N General industrial uses* including Logistic, N N N P N N O N N N N N N Storage and Distribution Units
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Uses R1 R2 CF I C1 C2 BTP RW A OS EMA TE RN1 Guesthouse O O N N N P P N O N N N P Hair Dressing Salon N N O N P P N N N N N N O Halting site O O O N N N N N O N N N N Home-based economic O O N N O O N N O N N N P activity Hospital O N O N O O N O N N N N O Hostel O O O N P P N N N N N O O Hotel O N N N P P N N N N N O O Household fuel depot N N N O N N N N N N N N N Internet Cafe N N O N P P N N N N N O P Leisure O O P N P P N O O O O O O Library O O P N P P N O N N N N P Light industry N N O P N N O O N N N N N Live and work units O O O N O O N N N N N N P Media recording and general media N N O O O O P O N N N N O associated uses Medical and related N N O N P P N O N N N N P consultants Motor sales showroom N N N O O O N O N N N N N Golf course N N N N N N N N O O N N N Night-club N N N N O O N N N N N N N Night-time education N N P O P P O O N N N N O use Office N N O O P P P O N N N N P Open space P P P P P P P P P P P P P Park and ride facility O O P P O O P O O N N N O Petrol station N N N O O O N O N N N N N Place of public worship N N O N O O N N N N N N O Public house N N N N P P N N N N N N O Public service O O O O O O O O O N O O O installation Refuse landfill/tip N N N N N N N N O N N N N Residential P P N N P P N N N N N N P Restaurant N N N N P P N O N N N O P Retirement home O O O N O O N N N N N N O Science and technology N N N P O O P O N N N N O based industry Scrape yard N N N N N N N N N N N N N Service garage N N N O O O N O N N N N N Shop(comparison) N N N N P P N P N N N N O Shop(convenience) N N N N P P N O N N N O O Shop(neighbourhood N O N N P P N N N N N N P centre) Shopping centre N N N N P O N O N N N N N Small scale N N N P O O O N N N N N N manufacturing Storage depot N N N P N N O N N N N N N Take-away N N N N O O N O N N N N O
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Uses R1 R2 CF I C1 C2 BTP RW A OS EMA TE RN1 Tea-room N N O N P P N O N N N O P Third level institution N N O O O O P O N N N N N Training centre N N O P O O P O N N N N O Transport depot N N N P N N N O N N N N N Veterinary surgery N N N O O O N N O N N N O Warehousing N N N P N N O O N N N N N Warehousing(retail/non- food, max5,000 sq. N N N N N N N P N N N N N metres) Water based recreational/cultural O O O O O O O O O O O O O activities Wholesale warehousing N N N O N N O P N N N N N
Notes of Uses: . Dancehall relates to activities such as Irish dancing, ballet, ball room dancing, salsa, etc. especially where lessons are given or where such facilities are used for evening time recreational purposes. It does not include night-club, music clubs or disco activity which has been treated as a separate use in the matrix.
. Data Centre may be defined as a facility, which has information technology equipment installed and operated, as well as storing and distributing electronic data.
. General Industrial Uses include all industrial manufacturing, processing and storage outside the definition of light industry.
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SECTION 3. INFRASTRUCTURE AND SERVICES
3.1 WATER SERVICES
3.1.1 Introduction The provision of a potable water supply and drainage services is an integral part of the proper planning and sustainable development of any area. The sustainable growth of Ballinasloe town requires the continued improvement and development of the public water supply, wastewater treatment, foul and surface water infrastructure, as well as the provision of adequate waste recycling and disposal facilities. The provision of these services is the responsibility of Galway County Council, in co-operation with Ballinasloe Town Council. In providing these services the local authorities will comply with the relevant National and European legislative requirements, and will implement the ‗polluter pays‘ principle. In this regard, the primary objective of the Council is to safeguard the environment while ensuring the highest possible standards in the provision of a range of services that are essential for urban development and for the health and safety of the population of the town.
3.1.2 Water Supply The availability of a water supply of sufficient quality and quantity is essential for public health and the economic growth of Ballinasloe town. The River Suck is the source of the Ballinasloe public water supply. The current output of the town‘s water supply at Derrymullan is approximately 5000 cubic metres. The capacity of the public water supply is determined by the filters and pumps used to extract the water. On-going water conservation works have increased the potential capacity of this plant. The water quality of the public water supply is maintained at a high standard. Based on the Census 2006 SAPS figures, approximately 92% of private households in the town are connected to the public water mains supply.
Table 3.1: Private Households by Type of Water Supply Public Water Group Water Group Water Other Private Not Area Mains Scheme (Public) Scheme (Private) Supply Stated Ballinasloe 1871 83 6 1 73 Town Environs 61 19 2 0 1 Total 1932 102 8 1 74 Source: Census 2006 SAPS Figures
The Water Services Investment Programme Assessment of Needs 2007– 2013 for County Galway includes major improvement works to the Ballinasloe Regional Water Supply Scheme. The works will include the upgrading and expansion of the water treatment plant at Derrymullan, where daily capacity will be significantly increased. There will also be improvements to the town's water distribution system and new extensions to serve surrounding areas. The water supply will not impose limitations on the capacity to serve future developments in the town over the plan period 2009-2015.
The Water Pollution Acts, 1977-1990 confers power on local authorities to prevent pollution and also to prosecute offenders, where pollution has occurred. Galway County Council, in co-operation with the Town Council, is responsible for the protection of all waters, including rivers and groundwater. This work includes implementation of pollution control measures, licensing of effluent discharges, implementing
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and monitoring compliance with environmental legislation, and drawing up pollution contingency measures.
3.1.2.1 Water Conservation The proper management of water usage in Ballinasloe is essential. To minimise water wastage, the Council will encourage all water users to use best practices in water conservation. These conservation measures will be sought through better management and leak eradication schemes to prevent any water loss from the system. In line with government policy, the Council is ensuring that the ―polluter pays principle‖ in regard to water supply services is implemented in the case of non-domestic users in a clear and structured manner, through the non-domestic water metering project. The Council will seek to ensure the prudent use of water resources while making adequate provision for future sustainable development.
3.1.3 Water Supply Policies Policy WS1 Protect the environment while ensuring the highest possible standards in the provision of a range of services which are essential for urban development and the safety of the population. Policy WS2 Continue the development and upgrading of the water supply system, in co-operation with the adjoining local authorities, so as to ensure that an adequate, sustainable and economic supply of piped water of suitable quality is available for domestic, commercial, industrial, fire safety and other uses for the sustainable development of the town, as finances permit. Policy WS3 Conserve water supply through the elimination of leakages. Policy WS4 Ensure high standards of water quality, pressure, storage and fire safety. Policy WS5 Ensure that all drinking water complies with the European Union Drinking Water Directive 98/83/EC (as given effect in Irish law by the European Communities (Drinking Water) (No. 2) Regulations 2007, as may be amended). Policy WS6 Carry out enforcement proceedings for the protection of water quality under the Local Government (Water Pollution) Acts. Policy WS7 Promote public awareness and involvement in water conservation measures by households, businesses and industries. Policy WS8 Utilise the existing water supply in an efficient and fair manner and in the best interests of the proper planning and sustainable development of the plan area. Policy WS9 Promote the implementation of Water Quality Management Plans for ground, surface, and estuarine waters, as part of the implementation of the EU Water Framework Directive. Policy WS10 Protect and preserve the quality of surface water, ground water and drinking water in Ballinasloe through the implementation of relevant legislative provisions. Policy WS11 Ensure compliance with the relevant recommendations set out in The Provision and Quality of Drinking Water in Ireland – A Report for the Years 2007-2008 (EPA Office of Enforcement, 2009) Policy WS12 Continue to work with the EPA, and the Shannon River Basin District Authority in relation to implementing the Water Quality Management Plans for the Shannon River Basin District. Policy WS13 Implement the Water Conservation Programme, in order to conserve valuable resources by reducing wastage.
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3.1.4 Water Supply Objectives Objective WS1 Ensure any development that would have an unacceptable impact on the water environment, including surface water and groundwater quality and quantity, river corridors and associated wetlands will not be permitted. In areas of potable groundwater sources, or over vulnerable aquifer areas, development proposals will be considered if the applicant can clearly demonstrate that the proposed development will not pose a risk to the quality of the underlying groundwater Objective WS2 Continue the upgrading and rehabilitation of the public water main networks. Objective WS3 Apply Water Pricing to the existing and future non-domestic development in accordance with the Polluter Pays Principle Objective WS4 Reduce leakage and wastage from the water supply system wherever possible in the interest of achieving efficiency and sustainability. Objective WS5 Implement the Water Services Investment Programme 2007-2009, and any subsequent Water Service Investment Programme of works relating to Ballinasloe town over the lifetime of the plan. Objective WS6 Implement the relevant provisions of Water Pollution Legislation. Objective WS7 Require, where it is deemed necessary, contributions from developers for the upgrading of the water supply infrastructure to accommodate their developments.
3.1.5 Wastewater Treatment and Drainage Ballinasloe town is split into three main drainage catchments; The West, The East and St. Brigid's Hospital. These drainage catchments are further divided into 10 drainage areas with 10 associated sewage pumping stations (3 in private ownership) within the town collection system. Galway County Council, in co-operation with the Town Council, is responsible for waste water collection/disposal and storm-water management, including collection and disposal. The drainage system collects foul sewerage, industrial effluent and rainwater, all of which must be discharged or treated while minimising flood risk or environmental impacts.
Wastewater generated in the town is treated at two facilities; the Ballinasloe Public Wastewater Treatment Works at Pollboy, which deals with the majority of sewage, and a private wastewater treatment works in the Portnick area, which serves St. Brigit‘s hospital. The wastewater system at Pollboy caters for a population equivalent (PE) of 13,500. This system was upgraded to cater for landfill effluent (leachate) from the closed landfill at Pollboy. Leachate demand will be reduced over the forthcoming years, which will provide additional capacity for development in the town. Sludge from the wastewater treatment plant is dried and lime stabilised at the wastewater treatment plant and spread on land in accordance with EPA regulations.
The Water Services Investment Programme Assessment of Needs 2007–2013 for County Galway includes major improvement works to the Ballinasloe Public Wastewater Treatment System. The works include increasing the capacity of the existing wastewater treatment plant (WWTP) in two phases to cater for future growth and the treatment of landfill leachate. The first phase, which has recently been completed, involved the retrofitting and extension of the existing WWTP. The second phase of the scheme will be sized to cater for a design horizon of 20 years. The wastewater treatment plant, which currently serves St.Brigid‘s Hospital, will be decommissioned as part of the public wastewater treatment network upgrade.
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Table 3.2: Private Households by Type of Sewerage Facilities Public Foul Individual Other Treatment No Sewerage Not Area Other Sewer Septic Tank System Facility Stated Ballinasloe 1837 129 1 1 2 64 Town Environs 14 69 0 0 0 0 Total 1851 198 1 1 2 64 Source: Census 2006 SAPS Figures
Based on the census 2006 SAPS figures, approximately 90% of private households in Ballinasloe town are connected to the public wastewater treatment system. Where a public foul sewer connection is not yet available to a site within the plan area, the council will require that all new private effluent treatment systems will be subject to compliance with EPA standards, as set out in the EPA Wastewater Treatment Manuals. Once a connection is made available to the public wastewater treatment system, the Council will require that the private effluent treatment system to be decommissioned and removed from the sites with the appropriate development contribution made to the Council.
3.1.5.1 Impact of Wastewater on Water Quality The impact of wastewater discharges on water quality is being reduced significantly by the continuing high level of investment under the Water Services Investment Programme and the provision and upgrading of wastewater treatment facilities to meet the requirements of the Urban Waste Water Treatment Directive (91/271/EEC) (amended by Directive 98/15/EEC). The Urban Waste Water Treatment Directive aims to protect the environment from the adverse effects of the wastewater discharges by ensuring that wastewater is appropriately treated before it is discharged to the environment. Such treatment is essential in order to meet the requirements of the Water Framework Directive.
3.1.6 Wastewater Treatment Policies Policy WT1 Collect the wastewater within the town and dispose it after treatment in a safe and sustainable manner. Policy WT2 Implement the Water Services Investment Programme 2007-2009, and any subsequent Water Service Investment Programme of works relating to Ballinasloe town over the lifetime of the plan, subject to environmental considerations. Policy WT3 Continue to develop and expand, in a sustainable manner, the public wastewater treatment system for the town in co-operation with the adjoining local authorities in order to facilitate the supply of serviced land for residential, commercial and industrial development, as finances permit. Policy WT4 Ensure that the public wastewater treatment plant serving Ballinasloe meets the Urban Waste Water Regulations and public health legislation. Policy WT5 Consider the use of adequate and appropriate temporary proprietary effluent treatment units to service new development(s) as an interim measure until such time as connection to the public wastewater treatment system is made available to serve the development(s). Policy WT6 Protect all waters within the plan area from pollution, particularly by over-enrichment by nutrients, especially nitrates and phosphorous. Policy WT7 Ensure compliance with the requirements of the Urban Waste Water Treatment Directive
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(Council Directive 91/271/EEC of 21/05/1991 concerning urban waste water treatment) (amended by Directive 98/15/EEC). Discharges arising from this collection and treatment shall also comply with the requirements of the Directive.
3.1.7 Wastewater Treatment Objectives Objective WT1 Refurbish public toilet facilities at St. Michael‘s Square, utilising modern anti-graffiti materials, as resources permit. Objective WT2 Issue and monitor, where appropriate, effluent licenses for discharges to sewers and waterbodies. Objective WT3 Provide and/or facilitate the refurbishment and or upgrading of wastewater treatment schemes, in accordance with the Water Services Investment Programme and Assessment of Needs, where appropriate and any other measures where an immediate need arises, subject to adequate resources being available and the approval of DoEHLG. Objective WT4 Ensure that all new treatment systems, including single house systems, comply with the relevant EPA wastewater manuals. Objective WT5 Extend and improve both foul and storm water sewer collection networks where possible to safeguard public health and protect groundwater. Objective WT6 Strictly control the siting and design of septic tanks and proprietary treatment systems in accordance with the appropriate EPA Wastewater Manuals and promote public awareness on the issue of correct installation, monitoring and maintenance in the interest of the protection of the environment and public health. Objective WT7 Ensure that industrial facilities and commercial premises discharging wastewater are operating within the parameters of an IPC license or a wastewater discharge license. Objective WT8 Issue and monitor, where appropriate, effluent licenses for discharges to sewers and waterbodies. Objective WT9 Implement the requirements of the Urban Waste Water Discharges in Ireland for Population Equivalents Greater than 500 Persons: A report for the Years 2006 and 2007 (Office of Environment Enforcement – EPA, 2009) Objective WT10 Examine the feasibility of connecting of unsewered areas, including individual properties/premises, serviced by septic tanks to existing and planned sewer networks. Objective WT11 Ensure that all dwellings outside town wastewater treatment systems have an appropriate wastewater treatment system, correctly installed and maintained. Objective WT12 Require/implement appropriate buffer zones surrounding all effluent treatment plants in accordance with EPA Wastewater Treatment Manuals ‗Treatment Systems for Small Communities, Business, Leisure Centres and Hotels` and ‗Treatment Systems for Single Houses‘ or any superceeding government guidelines. Objective WT13 Proposals for development which rely on wastewater disposal via an on-site effluent treatment system will be considered where the Council is satisfied that the ground conditions are adequate to treat and dispose of the effluent arising without adversely impacting on either groundwater or surface water quality.
3.1.8 Waste Management Waste management involves the provision of recycling facilities, enforcement of litter legislation, implementation of packaging and other regulations, and the provision of education on all aspects of our
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environment. How to manage waste sustainably is now identified as one of three strategic challenges facing Ireland‘s environment, the other two being; meeting international commitments on air emissions and eutrophication prevention and control. A sustainable waste management system is vital to the future economic development of Ballinasloe town and the region at large, especially in regard to attracting commercial and industrial development.
3.1.8.1 Connacht Regional Waste Management Plan 2006-2011 The Connacht Regional Waste Management Plan 2006-2011 has been developed by the Local Authorities of Galway County and City, and the counties Leitrim, Mayo, Roscommon and Sligo. The plan is based on the waste hierarchy established under the EU Framework Directive on Waste and places a strong emphasis on waste prevention and minimisation. The Plan is the guiding document for the implementation of an integrated waste management approach within the Region. The municipal waste targets set out in the plan within a timescale of 2013 for the Region include; Recycling 48%, Energy Recovery 33% and Residual Waste Disposal 19%. The Ballinasloe Town Development Plan shall have regard to all legislative, national and regional documents, and policies and objectives in the implementation of waste management. The following policy objectives for the Region are set out in the 2006-2011 Connacht Waste Management Plan: . Local Authorities will promote campaigns to meet the long-term challenge of waste prevention and minimisation at the household and business level. . An integrated management approach will be applied to waste generated respecting the EU Waste Hierarchy of treatment solutions – reuse, maximum recycling, energy recovery and minimum landfill disposal. . Local Authorities will encourage the development of sustainable waste management technologies and services for regional, european and national targets. . Equity of access to waste management services and facilities will be promoted across the Region. . Waste treated or disposed of at landfill in the region will be done in accordance with the highest environmental standards without causing pollution. . Local Authorities will work in partnership with the private sector to deliver waste infrastructure required in the region. . The Regional Steering and Executive Groups will address the issue of achieving targets through sharing information and collective responsibility.
Galway County Council, in conjunction with Ballinasloe Town Council, are currently progressing the implementation of the Waste Management Plan for the Connaught Region. This involves the development of a modern, integrated and environmentally sustainable waste management system, which incorporates infrastructure for the recycling, composting, minimisation, segregation, recovery and disposal of waste. The existing landfill site located at Pollboy closed in December 2005. The landfill is currently being managed in accordance with the EPA license issued for the site and the leachate generated is being treated at the public wastewater treatment plant via a pumping station. There are a number of ‗Bring Banks‘ within a number of car parks located throughout the town. There is currently one staffed recycling centre within the town at Poolboy, which is open on Tuesday, Thursday and Saturday between 08:30 to 16:30. The Town Council encourages the increased usage by the public of this recycling centre. 3.1.8.2 Litter Management Litter consists of any substance, material or item deposited in, or disposed, in, or within sight of, a public place in such a manner as to be detrimental to the amenity of the natural or built environment. Each
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Local Authority is also obliged under the Litter Pollution Act 1997 to prepare a litter management plan for its area. Galway County Council has prepared a Litter Management Plan for County Galway, including Ballinasloe Town Council, for the period 2007-2010. The Litter Management Plan sets out measurable objectives for the prevention and control of litter throughout County Galway, as follows: (1) Prevention/Control of Litter, (2) Public Awareness, Participation and Education and (3) Enforcement. Local Authorities are responsible for the prevention and control of litter. They have the power to take enforcement action against individuals who break or ignore these laws. The Council will continue, through its Litter Warden Service and in conjunction with Galway County Council‘s Community Wardens, to enforce the Litter Pollution Act by the taking of prosecutions and the issuing of on-the-spot fines for illegal dumping and littering. Gardai also have the power to issue on-the-spot fines for litter offences.
3.1.8.3 Construction and Demolition Waste Construction and demolition waste arises from the construction, repair, maintenance and demolition of buildings and structures, excavated soil and dredging spoil. A high proportion of this waste has historically gone to landfill. Ballinasloe Town Council recognises the resource potential of this waste and seeks to increase the level of its recycling in line with Central Government Policy as outlined by the National Construction and Demolition Waste Council (NCDWC). Specifically, the proportion of construction and demolition waste recycled will be increased to 85% by 2013 (in accordance with the NCDWC targets). Developers are obliged to submit a construction and waste management plan prior to the commencement of any proposed construction activities. All waste material generated during both the construction and operational phases of development must only be collected by appropriately licensed waste contractors and disposed of in licensed waste facilities.
The Best Practice Guidelines 2006, issued by the DoEHLG, set out the following thresholds for the
requirement of a Construction and Demolition Management Plan:
. New residential developments of 10 houses or more. . New residential developments other than (1) above, including institutional, educational, health and other public facilities, with an aggregate floor area in excess of 1,250m2. . Demolition/renovation/refurbishment projects generating in excess of 100m3 in volume of construction and demolition waste. . Civil engineering projects in excess of 500m3 of waste, excluding waste materials used for development works on the site
3.1.9 Waste Management Policies Policy WM1 Implement the Connacht Waste Management Plan 2006-2011 and any superceeding Connacht Waste Management Plan over the lifetime of the plan. Policy WM2 Implement Galway County Council‘s Litter Management Plan 2007-2010 and any superceeding Litter Management Plan over the lifetime of the plan. Policy WM3 The following priorities to apply in relation to waste management: (a) To prevent and minimise the harmful effects of waste, (b) To encourage and support the recycling and recovery of waste including green, organic and construction and demolition waste and the recovery of energy from waste, (c) To ensure that waste which cannot be prevented, recycled or recovered is disposed of without causing environmental pollution, and (d) To ensure that effect is given as far as possible to the polluter pays principle.
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Policy WM4 Ensure the provision of quality cost effective waste infrastructure and services, which reflect and meet the needs of the community and to ensure that the polluter pays principle is adhered to in all waste management activities. Policy WM5 Ensure that all waste disposals shall be undertaken in compliance with the requirements of the EPA and relevant Waste Management Legislation. Policy WM6 Promote education and awareness on all issues associated with waste management, both at industry and community level. This will include the promotion of waste reduction by encouraging the minimisation, re-use, recycling and recovery of waste within Ballinasloe. Policy WM7 Require that developers of projects with significant potential for the generation of construction and demolition waste prepare a Project Construction and Demolition Waste Management Plan. The classes of development for which these plans are required are set out in The Best Practice Guidance on the Preparation of Waste Management Plans for Construction and Demolition Waste (DoEHLG 2006). Policy WM8 Use statutory powers to prohibit the illegal deposit, movement and disposal of waste materials, refuse and litter, and to authorise and regulate, waste disposal within the county in an environmentally sustainable manner. Policy WM9 Facilitate the provision of transfer stations, civic amenity and bring sites in locations, which will not adversely affect residential amenities. Policy WM10 Support and encourage anti litter campaigns, tidy towns initiatives, environmental awareness campaigns and other measures/campaigns that will positively contribute to the environmental quality of the town. Policy WM11 Promote environmental awareness measures and action programmes to ensure good environmental practices, the prevention of littering, the recycling of waste, water management, energy conservation and alternative energy sources. Policy WM12 Support the implementation of an integrated waste management system for the household sector through segregated waste collection and the provision of bring banks and recycling centres. Policy WM13 Ensure the increased usage by domestic users of the Recycling Centre at Pollboy for the safe disposal of hazardous materials and household appliances.
3.1.10 Waste Management Objectives Objective WM 1 Implement the provisions of the Waste Management Hierarchy and the current Connaught Waste Management Plan. Developments in the town will be expected to take account of the provisions of the Waste Management Plan and adhere to those elements of it that relate to waste prevention and minimisation, waste recycling facilities, and the capacity for source segregation.
Objective WM 2 Continue to expand environmental awareness initiatives designed to create increased
public awareness of waste prevention, minimisation and reuse. Particular emphasis will
be placed on the commercial and industrial sector.
Objective WM 3 Require the provision of bring banks, bottle banks or other appropriate recycling facilities as part of the overall development in the case of new or extended shopping centre developments and commercial neighbourhood centres, educational, sports, and
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recreational facilities, where appropriate Objective WM 4 Continue the cleaning up of litter in all locations. Objective WM 5 Encourage the private sector to provide appropriately sited and designed facilities for the transfer, sorting and recovery of waste streams in existing and new developments. Objective WM 6 Encourage the provision of a garden green waste/organic composting service. Objective WM 7 Provide waste infrastructure through different arrangements such as public private partnerships, non-profit companies, direct provision and any other arrangement that can deliver the required infrastructure. All such facilities are subject to the requirements of waste management licensing or waste management permit regulations. Objective WM 8 Require planning proposals for all significant construction and demolition projects to submit waste management plans and show adequate provisions for storage of source- segregated waste. Objective WM 9 Implement the National Waste Prevention Programme. Objective WM 10 Continue to support the implementation of an integrated waste management system for the household sector through segregated waste collection and the provision of being banks and recycling centres.
Objective WM 11 Ensure a more pro-active approach is taken to combating litter, using the extensive
management and enforcement powers available under the Litter Pollution Act 1997
Objective WM 12 Ensure the implementation of an integrated approach to waste management for any
proposed development(s) within the lands in question- to include wastes generated
during the construction phase of development as well as the operation and
maintenance phases- having particular regard to ‗Best Practice Guidelines on the
preparation of Waste Management Plans for Construction and Demolition Projects
(DEHLG, 2006).
3.2 FLOOD RISK MANAGEMENT
3.2.1 Introduction Flooding is a natural phenomenon of the hydrological cycle. There are many factors that influence flood behaviour and the degrees of risk that it possesses. In times of a flood, a river can flow not only through its normal channel but also along its floodplains. Any constriction of the natural flow path can restrict flow, ‗back-up‘ the river and lead to increased flood levels upstream. The construction of buildings or houses, and particularly embankments for infrastructure or protection, in or across a floodplain can therefore not only put the development itself at risk of flooding, but can also increase the flood risk for land and properties upstream. Undersized culverts, or narrow openings between bridge piers, can also restrict flow and carry the additional risk of causing a blockage of floating debris during high flows, potentially further exacerbating the problem and degree of flood risk.
Natural or agricultural land, such as forests, woodland, pastures or crop fields are normally able to absorb and temporarily store a considerable proportion of any rain that falls onto it. Covering such land with buildings, tarmac (such as for parking areas or roads), or other impermeable materials significantly
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reduces this ability to absorb rainfall, and will lead to increased storm water runoff, particularly during heavy rainfall. Large developments, or a series of small developments, including those away from major rivers, can therefore increase river flows and the risk of flooding to land and property downstream. Development that prevents floodwaters from accessing natural storage areas, such as can occur by constructing embankments around sections of a floodplain, reduces the attenuation of the river system. This in turn will increase flood flows and risk downstream.
Like other natural processes, flooding cannot be completely eliminated, but its impacts can be minimised with proactive and environmentally sustainable management. The accepted policy response to flood protection is how to manage the risk to life and property, as sustainably as possible, and to consider flood risk and its related impacts on development on a catchment basis, rather than on an individual location basis. This will facilitate sustainable development through the reduction of future flood damage, and hence reduce the associated potential economic and social costs.
3.2.2 Development on Floodplains Development is an essential component of national, regional and local growth and prosperity. It is however also a human activity that can have a significant influence on the processes that can lead to flood damage - either directly where the development itself is at risk, or indirectly where the development can increase the risks of flooding at other locations. With ongoing development, and the predicted increases in flood flows arising from climate change, the extent of flood risk in Ireland could rise significantly in the future.
The location of development in an area at risk from flooding, such as a floodplain, can lead to property damage, human stress, hardship and ill-health, problems obtaining property insurance and consequential demands for the expenditure of local authority or central government resources on flood protection works. The construction of protection works at the time of the development, or at a later date, will incur significant additional costs and will not provide absolute immunity from the risk of flooding. Development located in an area prone to flooding can therefore increase flood risk and/or necessitate heavy expenditure on flood protection works.
Flood risk, which is a combination of the likelihood of flooding and the potential consequences arising, can be mitigated, where avoidance is not possible, by substituting less vulnerable uses with improved building design and flood resilient construction methods. The vulnerability of development to flooding depends on the nature of the development, its occupation and the construction methods used. Factoring in flood risk from the earliest stage in a development can contribute to more effective flood management, as well as, providing green spaces with consequential social and environmental benefits thus contributing to a more sustainable form of development.
In addition, there are significant sections of the River Suck floodplain in Ballinasloe, which are European designated sites known as Special Protection Areas (SPAs) and are protected under European law. Any development, which is likely to have an adverse impact on the integrity of a SPA cannot be permitted under Article 6(3) of the European Habitat Directive (92/43/EEC).
3.2.3 Surface Water Drainage Stormwater retention facilities should be considered to accommodate increased surface water run-off resulting from current and future developments. Stormwater retention facilities serve a function in storing
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surface water, which is in excess of the capacity available in downstream channels until storm flows have abated. They also provide for sediment settlement and assist in pollution control. The provision of such facilities represents a sustainable approach - economically and environmentally to stormwater control. Existing wetland areas in the plan area will also be protected where they act as natural stormwater retention facilities. The Council will seek to prevent flooding caused by poorly drained runoff by requiring Sustainable Urban Drainage Systems (SUDS) techniques to be incorporated into developments in order to reduce and ultimately prevent flooding.
3.2.3.1 Sustainable Urban Drainage Systems Sustainable Urban Drainage Systems (SUDS) is a commonly used name for engineered works designed to manage, or attenuate, storm water runoff in urban areas. SUDS are a more sustainable alternative to the traditional collection of surface storm-water and discharging through pipe-work to watercourses. The aim is to get as near to natural drainage as possible. SUDS aim to encourage natural run-off paths and avoid sending storm water to sewage systems. This is achieved by allowing natural drainage (using permeable paving techniques) with surface water percolating into the ground close to where the rain falls or by controlling the rainwater runoff flow rates at source (using retention ponds, bunds, green roofs etc). The most commonly used SUDS techniques are indicated in table 3.3 below.
Table 3.3: Typical SuDS Installations TYPE DESCRIPTION Use of porous asphalt, porous paving or similar concepts to reduce Permeable imperviousness thus minimising runoff. Runoff infiltrates to a stone reservoir Pavements where some breakdown of pollutants occurs before controlled discharge to a drain or watercourse or direct infiltration. A gravel filled trench, generally with a perforated pipe at the base which conveys Filter Drains runoff to a drain or watercourse. These provide attenuation and trap sediments. Infiltration Gravel or rock filled pits or trenches designed to store runoff while letting it Trenches/ infiltrate slowly to the ground. Provide treatment of runoff through filtration, Soakways absorption and microbial decomposition. These devices are depressions back filled with sand and soil and planted with native vegetation. Provide filtration, settlement and some infiltration. Typically Bio-Retention under drained with remaining runoff piped back to the drainage system or watercourse. Grass lined channel designed to convey water to infiltration or a watercourse. Swales Delays runoff and traps pollutants via infiltration for filtering effects of vegetation. Dry vegetated depressions which impound stormwater during an event and Detention gradually release it. Mostly for volume control but some pollutant removal Basins achieved via settlement of suspended solids and some infiltration. Permanent water bodies which store excess water for long periods allowing Retention particle settlement and biological treatment. Very effective for pollutant removal Ponds but limited to larger developments. Have high habitat and aesthetic benefits. Stormwater Similar to retention ponds but with more vegetation and less open water area. Wetlands Excellent for pollutant removal. Also provide aesthetic and habitat benefits. Source: SuDS in the Greater Dublin Area, 2003
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3.2.4 The Planning System and Flood Risk Management The Department of Environment, Heritage and Local Government has recently published draft consultation flood guidelines entitled: ‗The Planning System and Flood Risk Management‘ in response to the increased frequency of flood events in Ireland in recent years. These guidelines require the planning system at national, regional and local levels to:
. Avoid development in areas at risk of flooding by not permitting development in flood risk areas, particularly floodplains, unless where it is fully justified that there are wider sustainability grounds for appropriate development and unless the flood risk can be managed to an acceptable level without increasing flood risk elsewhere and where possible, reducing flood risk overall. . Adopt a sequential approach to flood risk management based on avoidance, reduction and then mitigation of flood risk as the overall framework for assessing the location of new development in the development planning processes. . Incorporate flood risk assessment into the process of making decisions on planning applications and planning appeals.
3.2.5 Flooding Risk Management Policies Policy FRM1 Have due regard to the DoEHLG draft publication ‗The Planning System and Flood Risk Management‘ and any superceding version(s) of these flood guidelines within the lifetime of the plan in the assessment of planning applications. Policy FRM2 Ensure that development will only be authorised where it can be demonstrated that it does not significantly reduce the flood storage capacity of the River Suck on its floodplain or compromise safety standards. Policy FRM3 Proposals for development, including the infilling of land, in floodplains or any other areas which have been identified as being at risk from flooding or perform a valuable flood control function, will not normally be permitted. Policy FRM4 Promote the retention, maintenance, protection and creation of natural water retaining vegetation in the flood plain to help reduce the occurrence of flooding. Policy FRM5 Protect and preserve where relevant, all areas providing natural drainage and natural stormwater retention. Policy FRM6 Require all development proposals seeking to locate in an area, which the Planning Authority considers to be at risk from flooding, to adopt the Sequential Approach and Justification Test, as set out in the DoEHLG draft flood guidelines - ‗The Planning System and Flood Risk Management‘, and include a Flood Impact Assessment and proposals for the sustainable storage or attenuation of runoff/discharges with any planning application. Policy FRM7 Have regard to any mapping of flood patterns, in particular those carried out by the Office of Public Works and www.floodmaps.ie Policy FRM8 The Council shall fulfil its responsibilities under the Flood Risk Directive 2007/60/EC and co-operate with the Office of Public Works in the development of any Catchment-based Flood Risk Management Plan as necessary. Any relevant recommendations and outputs arising from Flood Risk Management Plan will be incorporated into the Ballinasloe Development Plan as adopted.
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3.2.6 Flood Risk Management Objectives Objective FRM1 Ensure that sufficient water level recorders are installed on the River Suck so that the flows can be estimated and so that this hydraulic model (or any other) of the floodplain can be adequately calibrated for future use. Objective FRM2 Control development in the natural flood plain of rivers and to take into account any guidelines regarding flooding issued by the DoEHLG or OPW. Objective FRM3 Ensure that flows through the town in the stream near St. Michaels Church are not impeded at the downstream end. In particular it is important that the culverts under the present town centre by-pass are not blocked. Objective FRM4 Prevent alteration to natural drainage systems and in the case of development works, require the provision of acceptable mitigation measures in order to minimise the risk of flooding and negative impacts to water quality (run-off, erosion and sedimentation). Objective FRM5 Ensure that all proposed greenfield residential and commercial developments use ‗Sustainable Urban Drainage Systems‘ in accordance with best current practice. Objective FRM6 Provide stormwater retention facilities at strategic locations along the River Suck and Deerpark River as per location on the development objectives map and other locations where opportunities arise. Objective FRM7 Limit and manage the permitted stormwater run-off from all new developments. The maximum permitted surface water outflow from any new development is to be restricted to that of a Greenfield site before any development took place unless otherwise agreed by Ballinasloe Town Council. Objective FRM8 A sequential approach to flood risk management based on avoidance, reduction and then mitigation of flood risk as the overall framework for assessing the location of new development shall be adopted. Objective FRM9 The minimum finished floor levels of 38.2m OD in the lower floodplain (below the Dublin Road Bridge) and 39.2m OD in the middle in floodplain (above the Dublin Road Bridge) will be used as a guide for pre-planning, assessment of Flood Risk Assessment Reports and the imposition of conditions on permissions. Objective FRM10 Promote the use of Sustainable Urban Drainage Systems (SUDS), which balance the impact of urban drainage through the achievement of control of run-off quantity and quality and enhancing amenities and habitats.
3.3 INFORMATION AND COMMUNICATION TECHNOLOGY
3.3.1 Introduction A key factor in the determination of social and economic progress nationally is the development of the Information and Communication Technology (ICT) network. This is important to attract investment and jobs and to give local people quality access to information, education and entertainment. The availability of various telecommunications services such as broadband is an essential and beneficial element in the life of the local community and economy of Ballinasloe town. They contribute to quality of life in two ways: firstly, access to fast, reliable and cost effective communications can increase social inclusion, economic competitiveness and employment opportunities; and secondly, modern technologies can also contribute to sustainable goals by reducing the need to travel, by home working, tele-conferencing, distance learning and e-commerce.
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3.3.2 Broadband High speed broadband is an important asset in order to attract inward investment into Ireland. The Government, in response to the lack of the private sector investment at the level necessary to keep pace with the demand for broadband, set out a Regional Broadband Programme, under which Government and ERDF funding is being used to build open-access fibre-based infrastructure in the towns and cities throughout Ireland. The Metropolitan Area Networks (MANs) remain state-owned, while allowing all telecommunication operators open access to the networks. MANs are fibre-based and technology neutral resilient networks, which will ensure adequate capacity for future generations. They enable telecommunications companies to provide cheap ‗always-on‘ high-speed access to the Internet, a vital tool for industry and business to be efficient and competitive. It is also invaluable for educational institutes, health and research bodies and private consumers. The MANs have been rolled-out in Ballinasloe town in 2008 under Phase II of the MANs Programme. This will contribute towards improving the town‘s competitiveness, providing both economic benefits and social inclusion. The provision of Broadband via new technology such as 3G system is also welcomed. The use of mobile phones has exceeded fixed line phones and this broadband service is carried on the same base station infrastructure. There are other benefits from this technology and Ballinasloe Town Council supports the role of the mobile phone networks in providing 3G broadband services within the Ballinasloe Plan Area as well as its surrounding area.
3.3.3 Satellite Dishes and Telecommunications Masts Satellite dishes and telecommunications apparatus, if badly sited, can be visually obtrusive and affect the character and appearance of historic buildings and townscapes. Therefore, it is important in the interests of the townscape to ensure that further telecommunication and related development does not have a detrimental impact on the appearance or character of the town. In most cases, the erection of domestic antennae and satellite dishes is restricted by the Planning and Development Regulations, 2001, as amended.
3.3.4 Information and Communication Technology Policies Policy ICT1 Implement the broadband strategy for Ballinasloe by supporting the roll out of broadband infrastructure in Ballinasloe to serve the needs of business and residents. Policy ICT2 Co-operate with initiatives by the Department of Communications, Energy and Natural Resources and public and private agencies, where appropriate in improving the provision of high-quality broadband throughout the town. Policy ICT3 Co-ordinate planning for utility facilities with the utility providers. Policy ICT4 Encourage joint use (co-location) of utility facilities and services where feasible. Policy ICT5 Encourage the siting of facilities such as public telephones, Internet access points and other services into areas that lack such facilities or where demand and need is greatest. Policy ICT6 Promote and facilitate the provision of appropriate information and telecommunication infrastructure (including broadband services) within the town and to encourage the provision of telecommunication based services at appropriate location, subject to environmental considerations. Policy ICT7 Support the continued expansion of access opportunities to the broadband network.
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3.3.5 Information and Communication Technology Objectives Objective ICT1 Prohibit the unsightly siting of telecommunications infrastructure in the vicinity of existing housing, schools or community facilities and encourage the sharing of support structure for telecommunications infrastructure. Objective ICT2 Have regard to the following in considering proposals for the development of telecommunications masts, antennae and ancillary equipment: a) The visual impact of the proposed equipment on the natural, built and historic environment. b) The removal or modification of features of architectural importance. c) The impact any such development may have on protected structures or their setting. d) The potential for co-location of equipment on existing masts. e) The DoEHLG publication entitled ―Guidelines for Planning Authorities‖ (July 1996), or any superceding version of this document over the lifetime of the plan. Objective ICT3 Support by planning condition where appropriate the development of underground telecommunications broadband infrastructure for road, commercial and residential schemes. Objective ICT4 Ensure, by way of planning conditions, that telecommunications infrastructure is adequately screened, integrated and/or landscaped, so as to minimize adverse visual impacts on the environment where practicable. Objective ICT5 Encourage utility providers to exercise restraint and sensitivity to the character and integrity of architectural conservation areas, protected structures, landscape and protected habitats and species, in the provision of utilities and ensure that utilities and facilities are designed in such a manner as to reasonably minimise adverse aesthetic impacts on surrounding buildings and land uses. Objective ICT6 Promote the co-location of telecommunications masts and facilities where practicable and technically feasible. It shall be the responsibility of the developer of such facilities to demonstrate to the satisfaction of the Planning Authority why co-location is not possible. Objective ICT7 All proposals for development involving the re-routing, replacement or provision of new overhead service lines will be required to clearly demonstrate that they will have minimal effect on the landscape. Proposals for the development of new overhead lines should seek to avoid landscape and environmentally protected areas, unless a more suitable alternative route is unavailable. Within environmental and landscape protection areas, all cables, pipes, fibres and wires shall be placed underground or in concealed locations unless it can be cleared demonstrated that: a) The proposal would have no significant detrimental effects on the landscape; or b) The adverse effects of surface compounds or apparatus associated with such under grounding on the landscape would outweigh the benefits of the under grounding itself.
3.4 ENERGY SUPPLY
3.4.1 Introduction The provision of a safe and reliable energy supply is crucial for the economy and society of Ireland. This requires reliable access to oil and gas supplies and the infrastructure to be put in place to import, distribute and to store gas and oil. A robust gas and electricity network is needed with electricity
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generating capacity to ensure consistent supply to consumers and all sectors of the economy. Currently over 90% of Irish energy requirements are imported. Combined with our peripheral location and small market scale, this current reality leaves Ireland vulnerable to supply disruption and imported price volatility. The security of energy supply is a global issue and the European Union‘s growing reliance on energy imports increases Ireland‘s overall energy vulnerability. Ireland, as a member of the EU, is committed to reducing our reliance on fossil fuels for power generation. The recently published Government White Paper entitled Delivering a Sustainable Energy Future for Ireland 2007-2020 sets a target of 15% of electricity generation from renewable energy sources by 2010 and 33% by 2020.
3.4.2 Natural Gas Supply Natural gas is the cleanest of all fossil fuels and its chemical composition makes it an environmentally friendly fuel. There has been a large increase in the consumption of gas for electricity generation and also for residential and industrial heating and other uses. The use of gas in Ireland as an energy source is a relatively recent phenomenon due to the lack of large gas fields discovered within close proximity of this country. However, this has changed with the discovery of the gas field at Kinsale in 1971, more recently the Corrib Gas Field off the west coast; and, the potentially viable Lough Allen Gas Field. Also within this period, sub-sea interconnector pipelines were constructed between Ireland and Scotland and these now satisfy most of the country‘s gas requirements. Ballinasloe has an existing natural gas supply serving the town, which was provided under Bord Gáis‘s Gas 2025 network development programme.
3.4.3 Electricity Supply The development of secure and reliable electricity transmission infrastructure is recognised as a key factor for supporting social and economic development and attracting investment to Ballinasloe. Such provision needs to be constructed in a manner that causes minimal harm to the environment. It is the policy of the council to support infrastructural renewal and the development of electricity networks in the plan area. The Council will also encourage the provision of alternative energy generation such as wind, solar or combined heat and power, whether domestic or commercial. Ballinasloe town is currently served by an 110Kv electricity network.
3.4.4 Energy Supply Policies Policy ES1 Promote the implementation of the Government‘s White Paper Document ―Delivering a Sustainable Energy Future for Ireland, Energy Policy Framework 2007-2020‘‘. Policy ES2 Encourage and support any required upgrading or expansion of the existing gas and electricity networks to serve the existing and projected residential, commercial, industrial and social needs of Ballinasloe, where it can be clearly demonstrated that said works would not adversely affect the amenity of occupiers in the vicinity. Policy ES3 Actively promote the implementation of the Government‘s White Paper Document ―Delivering a Sustainable Energy Future for Ireland, Energy Policy Framework 2007-2020, its strategic aims and goals including the delivery of electricity over an efficient, reliable, and secure network and the diversification of fuels for power generation. Policy ES4 Facilitate the upgrade of utilities including electricity and gas to serve the projected demand in the town. Policy ES5 Prohibit the unsightly siting of power lines in the vicinity of existing housing, schools or community facilities and encourage the sharing of support structure for telecommunications infrastructure.
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Policy ES6 Ensure that electricity substations and other utility services are adequately screened and/or landscaped where necessary. Policy ES7 Encourage the provision of alternative energy generation such as wind, solar or combined heat and power, whether domestic or commercial.
3.4.5 Energy Supply Objectives Objective ES1 Facilitate the maintenance and upgrade of electricity infrastructure throughout the town. Objective ES2 Support the statutory providers of the National Grid infrastructure by safeguarding such strategic corridors from encroachment by other developments that might compromise the provision of electricity networks where strategic route corridors have been identified. Objective ES3 Co-ordinate planning for electricity and gas facilities with other utility providers. Objective ES4 Locate service cables, wires, piping, including electricity, telephone and TV underground, where possible, and that existing overhead cables and associated equipment should progressively be located underground with future capacity considered and appropriate ducting put in place.
3.5 CLIMATE CHANGE AND ENERGY EFFICIENCY
3.5.1 Introduction Human-induced climate change is a global issue and is the primary environmental challenge of this century. The increased levels of greenhouse gases, such as carbon dioxide, act to enhance the natural greenhouse effect and accelerate irreversible changes in the climate. The impacts of climate change present very serious global risks and threaten the basic components of life, including health, access to water, food production and the use of land. As the earth gets warmer the damage from climate change will accelerate. Consequently, the potential effects of climate change in Ireland include greater risks of coastal flooding due to sea-level rises and storm surges, water shortages, more intense rainfall events, and impacts on agriculture and biodiversity.
Under the Kyoto Protocol, Ireland has committed to limiting the increase in greenhouse gas emissions in the period 2008-2012 to 13% above its 1990 levels. This can be achieved through an emissions reduction programme, and acquisition of emissions allowances that can be purchased from countries that have successfully reduced emissions. Current levels of Irish greenhouse gas emissions are approximately 25% above 1990 levels. For the period beyond 2012, the EU has committed itself to achieving at least a 20% reduction of greenhouse gas emissions by 2020, compared to 1990 levels. The EU has also agreed to extend this target to a 30% reduction if other developed countries commit to comparable reductions.
3.5.2 National Climate Change Strategy The recently published National Climate Change Strategy by the DoEHLG provides a framework for the achievement of the reduction of Greenhouse Gas Emission (GHGs) in achieving Ireland‘s obligations under the Kyoyo protocol. It has set a range of targets to be progressively attained by 2020 and incorporates the commitments outlined in the Government‘s White Paper on Delivering a Sustainable Energy Future for Ireland and the National Bio-energy Action Plan. These include a target of 12% renewable energy share in the heating sector; achieving a 10% penetration of biofuels in road transport;
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achieving 33% of electricity consumption from renewable energy sources; installing 500MW ocean energy capacity and achieving 800MW from combined heat and power.
3.5.3 Energy Efficiency of Buildings The Government recognises the role that energy saving and renewable energy technologies will need to play in reducing emissions of greenhouse gases and Ireland's dependence upon fossil fuels. If emissions are to be reduced progressively to meet rising target levels, it is crucial that new buildings meet more stringent energy standards. Considerations in relation to building form, dwelling layout, levels of insulation, amount and orientation of glazing, utilisation of solar energy, heating system and fuel type, use of draught lobbies, construction materials and measures to conserve potable water, can contribute greatly to achieving Ireland‘s emission targets. In addition these will lead to cost savings in the long term, while raising the level of comfort for the occupants of the dwelling.
There is now a requirement for all new buildings to become more energy efficient in line with the EU Energy Performance of Buildings Directive 2002/91/EC and through the development of energy related programmes and awareness campaigns targeted at all building users, both new and existing. Building Regulations (Technical Guidance Document L - Conservation of fuel and energy) are the main influence on standards of energy performance and carbon dioxide emissions. The Government is currently reviewing the existing Building Regulations. This review will aim to achieve up to a 40% improvement on current standards by examining the scope for extending the coverage of Part L to include a requirement for high efficiency boilers, renewable energy systems, energy efficient lighting, as well as the scope for tighter insulation and air infiltration requirements.
3.5.3.1 Micro Renewable Technologies New Planning Exemptions for Solar Panels and other Micro Renewable Technology were published in 2007 by the DoEHLG. The new Planning and Development Regulations 2008 provides exemptions from planning permission for solar panels, heat pumps, wind turbines and wood pellet burners subject to certain conditions. It should be noted that that where an individual wishes to install any class of micro- renewable technology that does not fall within exemptions they are required to apply for planning permission. Small scale hydroelectricity and its potential impact on water sources are not considered exempted development and such developments will require planning permission. Also the existing restrictions on exempted development as set out in Article 9 of the Planning and Development Regulations 2001, as amended still apply. The carrying out of particular development, notably, where there is an impact on sites or objects of archaeological, geological or historical interest shall not be exempted development. Particular attention should be given to the condition limiting the application of the exemption in an ACA. In these circumstances, where an individual wishes to install any of the renewable technologies that are otherwise exempt, they must apply for planning permission.
3.5.3.2 Dwelling Energy Assessment Procedure Dwelling Energy Assessment Procedure (DEAP) is the official Irish procedure for calculating and assessing the energy performance of dwellings. Published by Sustainable Energy Ireland (SEI), the procedure takes account of the energy required for space heating, ventilation, water heating and lighting, less savings from energy generation technologies. It calculates the annual values of delivered energy consumption, primary energy consumption and carbon dioxide emissions per square metre of total floor area of the dwelling.
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DEAP is used to calculate the Building Energy Rating (BER) of a dwelling. The BER is a label containing the energy performance of the dwelling. Expressed as primary energy use per unit floor area per year (kWh/m2/per annum) and illustrated as an Energy Rating (A1, A2, A3, B1, B2, B3, etc) for the dwelling, it also includes a Carbon Dioxide (CO2) Emissions Indicator (kgCO2/m2/yr) associated with this energy use and an advisory report. As per the Building Regulations all buildings will in time be required to be energy rated. To date this requirement applies as follows: . To all new dwellings commencing on or after 1st January 2007 . To all new buildings other than dwellings commencing on or after 1st July 2008 . To all existing buildings when let or sold on or after 1st January 2009
3.5.4 Energy Efficiency of New Developments The Town Council is committed, as a priority, to encourage more sustainable development, the efficient use of energy and the use of renewable energy in new and refurbished buildings throughout the town. In considering proposals for development the Council will assess energy efficiency and waste management and take into account proposed site location, orientation, design, choice of materials, equipment and landscaping. Developers of new buildings or buildings undergoing major refurbishment or change of use may be required to submit an energy statement demonstrating how their energy efficiency measures will work. The Council will require developers to apply the principles identified in this following checklist: . Comply in full with Part L building regulations . Consider the use of District Heating systems of larger scale development, i.e. over 30 residential units or in the case of commercial buildings or mixed use schemes over 1,000sq.m . Reuse existing buildings for new uses where possible, rather than demolishing and constructing new buildings; . Recycle building materials on site wherever possible; . Have integrated site planning with energy efficient transport links to wider community, encouraging access by foot and bicycle; . Include appropriate waste management strategies based on the waste management hierarchy. . Design and construct buildings that are functionally adaptable and can be maintained with minimal use of resources; . Utilise building and landscape design features to minimise energy requirements. . Minimise the materials, energy and water needed to construct and operate buildings. . Consider incorporating off-grid solar power and other renewable energy sources where feasible to serve new street appliances such as bus shelters, bus stops, parking ticket machines and road signs etc.
3.5.5 Climate Change and Energy Efficiency Policies Policy CCEE1 Support national and international initiatives for limiting emissions of greenhouse gases and encouraging the development of renewable energy sources. Policy CCEE2 Support the National Climate Change Strategy by facilitating measures to reduce emissions of greenhouse gases over the committed timeframe 2007-2012.
Policy CCEE3 Promote the implementation of the Government's White Paper Document ―Delivering a Sustainable Energy Future for Ireland, Energy Policy Framework 2007-2012.‖
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Policy CCEE4 Promote energy conservation and efficiency measures and facilitate innovative building design that promotes energy efficiency and use of renewable energy sources in accordance with national policy and guidelines. Policy CCEE5 Promote, encourage and facilitate the provision of micro-renewable energy whilst having particular regard to amenities, landscape sensitivities and the protection of habitats and heritage, where such proposals comply with policy contained in the Town Development Plan, in the interests of proper planning and sustainable development. Policy CCEE6 The Town Council, in partnership with other relevant agencies, will continue its efforts in terms of increasing public awareness of energy best practice Policy CCEE7 To implement the Energy Performance of Buildings Directive (Directive 2002/91/EC) as transposed into Irish Law in 2006. Policy CCEE8 To continue to pursue initiatives which promote innovation in the fields of energy conservation and renewable energy resources and research. Policy CCEE9 Encourage more sustainable development through energy end use efficiency, increasing the use of renewable energy and improved energy performance of all new building developments throughout the town.
3.5.6 Climate Change and Energy Efficiency Objectives Objective CCEE 1 Encourage the energy efficient design of buildings and their layout and orientation on site. All new single or mixed use development above 1,000sq.m and residential development (whether or not part of a mixed use scheme) above 10 units will be required to submit an Energy Statement by a qualified and accredited person. Objective CCEE 2 Encourage the use of sustainable building materials and re-use of materials, including the use of recycled aggregates in the construction of buildings, roads, footpaths etc. This will be subject to the impact on the amenity of the local environment, taking into account the existing character of the area. Objective CCEE 3 To encourage and actively promote innovative housing design and layout solutions that address concerns of environmental sustainability with regard to matters such as energy efficiency and use of materials. Objective CCEE 4 To actively encourage the integration of micro renewable energy sources into the design and construction of single and multiple housing developments throughout the town. Objective CCEE 5 The Planning Authority will have regard to the DoEHLG Guidelines on Sustainable Residential Development in Urban Areas, 2008 in the assessment of any proposals for residential development, including inter alia those in respect of energy efficiency, passive solar design and renewable energy sources. Objective CCEE 6 Require non residential development to conform at a minimum to the current and future building regulations and future Building Energy Rating requirements as required. Objective CCEE 7 Proposals for renewable energy will be considered provided that: a) There would be no significant impact on the character and amenity of the surrounding area; b) There would be no significant impact on the transportation network; and c) There would be no adverse environmental impacts.
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SECTION 4. TRANSPORTATION AND MOVEMENT
4.1 INTRODUCTION The availability of a sustainable transportation system is vitally important for all aspects of modern life and has a critical part to play in shaping future development and the environment of Ireland. The accessibility of homes and jobs, of services and public facilities, and of opportunities for recreation and leisure, are key factors affecting the quality of life of every individual. Close integration of transportation and land use is vital in order to ensure the provision of the most effective links, the minimisation of the demand for travel, and the most efficient use of resources. Significant government investment has been provided for the future development of Ireland‘s transportation infrastructure under the National Development Plan 2007-2013 and Transport 21.
Ballinasloe Town Council recognises that some current trends in transportation, in particular the increased levels in private vehicular traffic, are unsustainable. The timely provision of a full range of transportation services is essential if Ballinasloe Town is to continue to develop sustainably, in terms of attracting people and businesses, and providing a good quality of life. To this end, the Council is strongly committed to the promotion of sustainable means of travel including public transport, walking and cycling, and the encouragement of modal change from private car use to these means. The Council will continue to provide those elements of the transportation system which are within its remit, to facilitate the development of those elements provided by others.
4.2 SUSTAINABLE TRANSPORTATION Sustainable transportation is concerned with the movement of people and goods in a manner, which improves quality of life and ease of access for all. It also aims to protect the environment for future generations and enhance economic competitiveness. Sustainable travel is about encouraging people to make informed choices about the way they travel and the consequences of those choices on their health and the environment. The Government, in its recent public documents entitled 2020 Vision - Sustainable Travel and Transport, 2008 (Consultant Guidelines) and Smarter Travel – A Sustainable Transport Future National (2009) - A New Transport Policy for Ireland 2009-2020, by DoT, sets out it long-term vision and goals for sustainable transportation and promotes sustainable/smart travel.
4.2.1 Vision: . Modal shift from private car to public transport and other sustainable forms of travel. . Reduced levels of traffic congestion and travel times. . Improved ease of access to public transport and other sustainable forms of travel for all citizens, irrespective of location and mobility needs. . Improved and efficient transport system to enhance Ireland‘s economic competitiveness. . Reduction in greenhouse gas emissions and increased efficiency in the transport sector to contribute to Ireland‘s international commitments regarding climate change. . Better integration of land use planning and the provision of infrastructure. . Enhanced individual and collective quality of life . Reduced health risks and incidence of accidents and fatalities. . Increase people‘s awareness of transport issues to make informed choices of travel.
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4.2.2 Key Goals: 1. Reduce overall travel demand, 2. Maximise the efficiency of the transport network, 3. Reduce reliance on fossil fuels, 4. Reduce transport emissions, and 5. Improve accessibility to transport.
4.3 BALLINASLOE CONTEXT
Ballinasloe occupies a strategic location on the N6 National Primary route linking Dublin and Galway and is one of the principal gateways to the West. Subsequently, there is a high level of daily vehicular traffic movement through the town. The new M6 motorway is currently under construction to the south of the town. This motorway will have an interchange with the N6 to the southwest of the town, just within the plan area. A number of regional roads also converge in the town, namely the R348, R355, R357 and R358 linking Ballinasloe with a number of villages and small towns, such as Kilconnell, Laurencetown, Ahascragh and Portumna. Ballinasloe is also located along the main Galway to Dublin rail-line. The railway station is located to the northwest of the town centre at Deerpark.
At present, movement through Ballinasloe town is restricted due to the high traffic volumes and limited capacity on the bridges in the town, particularly on the Ballinasloe East Bridge, which crosses the River Suck on the N6. These bridges have limited capacity and increased pressure on these bridges should be avoided. The opening of M6 motorway is anticipated to alleviate the pressure placed on the existing N6 through Ballinasloe, by significantly reducing the traffic levels and creating a safer environment for pedestrians and enabling easier local movement. It is the strategy of Ballinasloe Town Council to consolidate the existing structure of the town in a balanced manner and to seek to create a more permeable town, accessible to locals and visitors travelling by foot or motor vehicles. Pedestrian permeability, direct cycle routes, increased use of public transport, improved traffic flow and circulation and improved safety are all issues to be addressed over the plan period.
4.4 LAND USE AND TRANSPORTATION
The integration of land use and transportation has a key role to play in delivering social, economic and environmental sustainability. To achieve sustainable urban development, a high density, mixed use urban form has been recommended nationally. This involves the integration of employment, community services, retail facilities, and public transport. It reduces dependence on private car travel, limits extensive residential zoning, and facilitates social cohesion through local facilities and services. The 2004 NESC Strategy identified the sustainable, integrated neighbourhood as one which is focused on common activities such as commerce, culture, and public governance; the five-minute walk to key facilities; the street network or pattern, which ideally takes the form of a continuous web or grid; high amenity green spaces; mixed use, including residential, commercial and other activities; and narrow versatile streets. The concept of sustainable integrated neighbourhoods is supported also by national housing policy in the DoEHLG publication Delivering Homes – Sustaining Communities: Statement on Housing Policy, 2007 and is enshrined in the DoEHLG publication Sustainable Residential Developments in Urban Areas, 2008. The Council will also have due regard to the Department of Transport‘s publication 2020 Vision- Sustainable Travel and Transport, 2008.
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The integration of land use and transportation is a key objective of Ballinasloe Town Council. The Council will strive to achieve this through a number of policies and objectives relating to transport, housing, employment and recreation. The appropriate integration of land use and transport in Ballinasloe is necessary to reduce the length and number of journeys by private car, to provide opportunities for alternative means of travel including public transport, walking and cycling and also to reduce the adverse environmental impacts of car transport by reducing the reliance on the private car. The Council will promote higher densities in the town centre and close to transport nodes in accordance with proper planning and sustainable developments. The Council will seek to develop sustainable residential neighbourhoods, where services and facilities are easily accessible by foot and public/private transport in line with recent Government policy documents.
4.4.1 Land Use and Transportation Policies Policy LT1 Actively co-operate with all relevant agencies in the implementation of a sustainable, integrated and efficient transportation system for Ballinasloe. Policy LT2 Seek to provide for the future transportation needs of Ballinasloe in a sustainable manner. Policy LT3 Seek to integrate land-use and transportation in a manner that will reduce the carbon footprint of the town and facilitate access to a range of transport modes. Policy LT4 Promote alternative modes of transport that will promote the principles of sustainable land- use planning and transportation development. Policy LT5 Promote land use planning measures which facilitate transportation efficiency, economic returns on transport investment, minimisation of environmental impacts and a general shift towards the use of public transportation in Ballinasloe. Policy LT6 Promote the location of quality employment and residential developments in proximity to each other, in order to reduce the demand for travel and dependence on private car transport. Policy LT7 Provide for the efficient movement of goods and people in the interest of commerce and enterprise, having due regard to environmental considerations. Policy LT8 Promote development on serviced land in Ballinasloe, in accordance with the ‗Sustainable Residential Development in Urban Areas Guidelines’, having regard to the development strategy for the town, adequacy of existing / planned facilities and services to facilitate the development of viable and effective public transport networks.
Policy LT9 Facilitate the provision of transport infrastructure in the Ballinasloe area in line with
national policy as outlined in Transport 21 and the National Development Plan 2007-2013
and also in line with the Councils own programme of works.
Policy LT10 Work with Galway County Council and other bodies and authorities to develop an appropriate and efficient transport system for Ballinasloe.
4.4.2 Land Use and Transportation Objectives Objective LT1 Encourage the high quality design and layout of residential developments that reduces reliance on the motor car, supports movement by pedestrians and cyclists, provides adequate and convenient access to public transport and connects well with the wider locality.
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Objective LT2 Co-operate with the NRA in relation to the location of development adjacent to interchanges in order to assess the impacts and implications on the operation and performance of the relevant interchanges. Objective LT3 Foster sustainable economic and population growth by maintaining an efficient transport system for the town and, at the same time, encourage balanced investment in the town in less polluting and more energy efficient modes of public and private transport. Objective LT4 Increase the level of access, among the population of Ballinasloe, to a choice of transport modes and, in particular, to promote forms of development that reduce levels of dependence on private car transport. Objective LT5 Promote land-use planning measures which aim for transportation efficiency, economic returns on transport investment, minimisation on environmental impacts and a general shift towards the use of public transportation throughout the plan area.
4.5 ROADS AND TRAFFIC MANAGEMENT While Ballinasloe Town Council is committed to the promotion of sustainable means of travel including public transport, walking and cycling, and the encouragement of modal change from private car use to these means, it is recognised that the roads infrastructure will remain an important component of the national, regional and local transportation network, catering for the movement of buses and goods vehicles, pedestrians and cyclists, as well as private cars. The demand for motor vehicle use is increasing beyond the capacity of the road system and causing significant social, environmental and economic impacts. Ballinasloe Town Council is responsible, in association with other bodies including the National Roads Authority, Galway County Council, An Gárda Síochána and private developers, through public-private partnerships, for the development, maintenance and management of the network of national, regional and local roads within the plan area. The Council will continue to strive in the coming years for higher levels of safety and efficiency in the road network throughout the town.
4.5.1 New Development and the Road Network New developments generate new demands for movement and transportation. In the case of new developments with significant car trip generation potential, developers will be required to submit a detailed assessment of the transportation systems provided and the impact of the proposed development on the surrounding environment and transportation network through the submission of a Traffic and Transport Impact Assessment (TTA). This will include an assessment of the impact of the proposal on the full range of modes of transport and incorporate traffic impact statements, road safety audits and measures to maximise accessibility of non-private car related movements. The requirement for a TTA should be determined at the earliest stage of a development proposal in order to take account of any recommendations in the design of the scheme.
New road layout plans should clearly provide for traffic calming with a plain hierarchy of roads, sufficient and safe pedestrian, cyclist and mobility impaired facilities and proposals for fully standardised road markings and signage. The hierarchy of roads may range from short cul-de-sacs to wider distributor roads and where the safety of the public receives precedence. Speed restraint measures should reduce speeds over distances that drivers would find acceptable and ensure that accelerating and braking vehicles do not create additional hazards and that unexpected conditions are not met by pedestrians, cyclists or drivers. Recommended measures include short cul-de-sacs, offsets, junctions and small radius bends to provide changes in the horizontal alignment of the carriageway.
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4.5.2 Vehicular Access It is of critical importance to road safety that any new vehicular access is designed with adequate provision for visibility, so that drivers emerging from the access can enjoy good visibility of oncoming vehicles, cyclists and pedestrians. Where a new entrance onto a public road is proposed, the Planning Authority must consider traffic conditions and available sight lines. Road junction visibility requirements shall comply with TD 41/95 and/or TD 42/95, as appropriate, of the ‗Design Manual for Roads and Bridges, as amended by the NRA.
4.5.3 Interchanges The location and capacity of interchanges on National Roads are determined during the road planning process. In order to maintain the strategic transport function of the National Road Network, it is important to ensure that development proposals in close proximity to major interchanges are managed, so as to avoid the generation of unnecessary traffic on the national route.
4.5.4 Parking The provision of car parking spaces can be a very effective instrument to bring about a change in people‘s travel patterns and in particular, the decision to travel by car or by public transport. For example, increasing the use of public transport for commuting purposes can be more effectively achieved by reducing the availability of free car parking spaces, as there is no doubt that the availability of (free) car parking for commuters is an important factor in commuting patterns. Car parking standards can also have a major impact on the density of development that can be achieved. By reducing the number of car parking spaces that need to be provided on site, the amount of floorspace can be increased pro rata, ensuring more sustainable land uses.
The Council acknowledge that the private car is the primary means of access to and from Ballinasloe town. The Council will continue to improve off-street parking facilities and seek development contributions towards the improvement of existing and new car parks adjacent to the town centre. In order to promote cycling as a viable option to the car the Council will seek the provision of secure bicycle parking facilities as part of significant new residential and commercial developments.
4.5.5 Road and Traffic Management Policies Policy RT1 Provide a safe and modern road network within the plan area of Ballinasloe, in conjunction with Galway County Council, having due regard to National and Regional policies and guidelines, and liaising with national agencies. Policy RT2 Have regard to any future statutory guidance that may issue from the DoEHLG, Department of Transport and the National Roads Authority on road planning, development planning and development management processes. Policy RT3 Promote road and traffic safety measures in conjunction with Government Departments and other agencies through the provision of appropriate signage, minimising or removing existing traffic hazards and preventing the creation of additional or new traffic hazards. Policy RT4 Comply with the requirements of the EU Transportation Noise Directive 2002/49/EC and the proposed Galway County Council Transportation Noise Plan in the exercise of its Development Management Functions and in the planning and development of its own projects.
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Policy RT5 Implement a programme of road construction/improvement works and local measures to improve road safety closely integrated with existing and planned land uses Policy RT6 Discourage commuter parking and to provide adequate public parking facilities to meet the short term parking requirements of local residents for shopping, business and leisure use. Where appropriate, the Council will seek to increase off street parking provision and to reduce the number of on-street parking spaces. Policy RT7 Encourage grouped parking and multi-functional parking strategies in mixed use schemes and locations. Policy RT8 Regulate, control and improve road signage within the plan area.
4.5.6 Road and Traffic Management Objectives Objective RT1 To Improve road junctions at the following locations: RI 1.1 River Street and Main Street (adjacent to the Bank of Ireland). RI 1.2 Harris Road and N6/Dunlo Street RI 1.3 Portumna Road and N6 RI 1.4 Roscommon Road and N6. RI 1.5 Dunlo Street and N6/Dunlo Hill RI 1.6 Relief Road and proposed link road (objective RT5) to include roundabout Objective RT2 To carry out road and footpath improvement schemes within the town centre area. Objective RT3 To explore the possibility of different road surfaces and traffic calming within the town core to slow traffic and create a safe environment for pedestrians. Objective RT4 To ensure the provision of greater accessibility to backland areas of Main Street, Society Street, and Dunlo Street. Objective RT5 To provide a link road that runs from the Beechlawn Road to the town centre inner relief road and another link from Brackernagh to Poolboy using the sections already granted and by determining the final alignment of the remaining sections. Objective RT6 To provide a new link road from the Bank of Ireland (at the junction of Main Street and River Street) to connect with the Sarsfield Road. Objective RT7 To reserve an access point to backlands on the Shannonbridge Road, opposite Creagh National School and provide for additional parking at Creagh national School. Objective RT8 To explore the possibility of increasing awareness of pedestrian safety and slow traffic, where the N6 enters the town centre (where Dunlo Street and the N6 meet) with the use of different road paving and traffic calming. Objective RT9 To introduce measures to prevent through traffic and reduce speed on routes along which schools are located. Objective RT10 To explore the possibility of one way systems/pedestrianisation in the Town Centre. Objective RT11 To ensure that all new vehicular access is designed to appropriate standards of visibility to ensure the safety of other road users. Objective RT12 To provide for additional future parking demand, where possible, within the town core. Objective RT13 To provide a public car park opposite Creagh National School or in the vicinity and at the railway station. Objective RT14 To continually review parking requirements and introduce new or amended measures to effectively control parking throughout the town. Objective RT15 To encourage and support the provision of quality pedestrian linkage between all of the
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significant retail areas in the Town. Objective RT16 To provide clarity on the access arrangements to these lands and to provide a division between the Industrial and residential/other zonings. The road objective will only provide for access to the interchange with the agreement of the NRA if the access is on to the National Road network. Objective RT17 Require a setback for development adjacent to both the M6 and its associated interchanges and the railway line to provide for future improvements and to allow for improvement of the aesthetic appearance of the development through tree planting/or other means. A high quality of design of will be required for developments which are visible from these strategic corridors. Objective RT18 In general, any proposed development that may contribute to the premature obsolescence or would serve to undermine the strategic transport function of national roads, including interchanges and which would be more appropriately served by the local or regional road network, will not be permitted. Objective RT19 Liaise with service providers when planning road infrastructure in order to co-ordinate development works and services for an area Objective RT20 Identify opportunities to improve bends and junctions within the plan area and develop a strategy that facilitates the appropriate improvement of such bends and junctions. Objective RT21 Support major road improvements by reserving the corridors of any such proposed routes free of developments, which would interfere with the provision of such proposals. Objective RT22 Reserve lands for road improvement proposals by means of acquisition and development management. Objective RT23 Require developer‘s to submit Traffic and Transport Impact Assessment as part of the planning application for any significant development, which would give rise to a material increase in the demand for transportation in a locality by pedestrians, cyclists or motor vehicle users. Objective RT24 Ensure, where possible, that adequate off-street parking and loading/ unloading facilities are provided as part of each development, to ensure that parked vehicles do not cause a traffic hazard, obstruct vehicle or pedestrian movement or create a negative visual impact. Where this cannot be provided on site consideration may be given to the payment of a levy to the Council for such a provision off-site. Objective RT25 A Road Safety Audit (RSA) is required for all development that incorporates a proposal for a new access to a national road and where the development may give rise to a significant increase in traffic on an existing access to a national road.
4.6 SUSTAINABLE TRANSPORTATION MODES AND INITIATIVES
4.6.1 Public Transportation The provision of a high quality public transport network is paramount to achieving a high quality of life in Ballinasloe town and in providing a viable sustainable alternative transport mode. It is an effective tool in managing traffic congestion, improving environmental amenity and providing a sustainable alternative to the private car. The development of a high quality efficient public transport service is of primary importance to enable the Council address the issue of climate change and improve accessibility to and within the town. In the absence of a fully developed public transport system, the Council acknowledges the need to provide for a future public transport network. To this end, the Council will ensure that
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provision for the future is made in relevant developments. It is envisaged that public transport permeability in the primary growth areas of the town will be required in order to facilitate public transport access in the future.
Ballinasloe town is currently served by a daily bus (private and public) and rail service. These services present the opportunity to commute to work in places such as Loughrea, Galway and Athlone. At present, the buses collect/drop-off passengers at a number of different locations in the town, such as Dunlo Street, Main Street. The Council will seek to designate bus stops within Ballinasloe Town under its Traffic Management Plan. Ballinasloe railway station is located approximately 1.3km to the northwest of the town centre at Deerpark. The train serves the Galway to Dublin line but some other locations i.e. Cork and Belfast can be reached via train changes. There are also a number of hackney services available in the town.
4.6.2 Cyclists and Pedestrians An essential element of any integrated transport system is to provide for the needs of cyclists and pedestrians. The Government‘s sustainability development strategy, Sustainable Development – A Strategy for Ireland, identifies the increased provision of cycle lanes and safer facilities for pedestrians as a key priority. This can be facilitated by improvements in the design of roads and urban areas. Cycle- ways and safe pedestrian routes should be encouraged as part of the design schemes for residential, educational, employment and recreational development. It is particularly important that cyclists and pedestrians have safe and efficient access to public transport. The European Charter of Pedestrian Rights, which was comprised in a resolution adopted by the European Parliament in 1988, states that: ’The pedestrian has the right to live in a healthy environment and to freely enjoy the amenities offered by public areas under conditions that adequately safeguard both physical and psychological well-being. In order to achieve sustainability, walking and cycling must be encouraged’.
It is essential that all new developments encourage cycling and walking through appropriate over- looking, adequate cycle paths, clever design and appropriate lighting. New residential development will be required to provide cycle routes (as direct as is feasibly possible) to focal areas such as neighbourhood centres and the town core. The directness of these routes is important to ensure that they are a realistic alternative to the car for short journeys i.e. the routes must follow desire lines.
4.6.2.1 Cycling The provision of cycling facilities has health benefits as well as promoting a modal shift away from the private car to more sustainable transport methods. In addition, the promotion and increased use of cycling will help reduce traffic congestion in the town. The proportion of the population that cycles to work or school has declined in recent years. This is partly due to an increased use of the private car for short localised trips, the fact that existing cycle lanes do not provide an integrated cycle network and is partly due to the lack of adequate cycling infrastructure and poor road surfaces. In order to promote increased use of cycling as a viable safe and efficient alternative to the private car, the Council will actively strive to improve the facilities provided for cyclists.
4.6.2.2 Walking The number of people walking to work and school is decreasing. As walking has health benefits and reduces traffic congestion and improves environmental quality, the promotion of walking as a safe alternative to the private car will be actively pursued by Ballinasloe Town Council. Pedestrian
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permeability in existing and proposed new developments will be actively encouraged as it effectively links communities together. The provision of pedestrian facilities along commuter routes will also be investigated and provided where feasible in consultation with Galway County Council and other relevant bodies to create a modal shift from private transport to walking.
4.6.3 Mobility Management Plans Mobility Management Plans consist of a package of measures put in place by a business/organisation to encourage and support more sustainable travel patterns among staff, clients and other visitors. Mobility Management Plans examine how customers, clients and employees of large businesses and institutions travel to and from these locations, what form of travel they use and encourage alternatives to the private car to limit traffic generation. They often include measures implemented by an employer to encourage more sustainable travel in terms of commuting needs and in particular, less single occupancy car use. The plan is usually implemented as a planning condition and should take the form of a formal document, which outlines the organisations proposed measures and achievable targets. A realistic plan with achievable targets can provide many benefits for employers, employees and to members of the wider community. Benefits include reduced congestion, improved accessibility and cost savings in time and money. To this end, where new large developments or extensions to existing developments are proposed, a Mobility Management Plan will be required and should incorporate proposals for use of public transport, cycling walking, car sharing, car pooling, charges for parking, flexible working hours by employees, job-sharing, and home-working. Home working may be facilitated through use of information technology, thereby reducing the need to travel.
4.6.4 Car Sharing and Car Clubs Car-sharing schemes aim to encourage individuals to share private vehicles for particular journeys and include a range of different initiatives. These include informal encouragement of arrangements for sharing trips, formal schemes with elaborate arrangements for trip matching, often focused on commuting journeys, and sharing for long-distance leisure journeys.
Car clubs involve payment for access to a vehicle, with the payment charged to the consumer or employer (if offered as a benefit-in-kind) on the basis of use or per journey. It allows people access to a car when they need it, from a place near their home or workplace, without the hassle or cost of owning a car. An operator makes cars available to members who pay a joining and yearly subscription fee and then can book a car and pay for the time they utilise the car.Benefits include cost savings, convenience, reduction in emissions, less traffic congestion, less parking pressure, local economic benefits, and social inclusion.
4.6.5 Walking Bus A new concept that is being advocated as a successful sustainable alternative to car trips is that of the ―walking bus‖. This aims for a new, safe, healthy and environmentally friendly approach to alleviating the undesirable effects of school run traffic congestion. It essentially involves escorting groups of children to school by registered adults. Small groups of children are walked a pre-defined route to and from school, with specified stops to pick up and drop off children.
4.6.6 School Travel Plans Measures looking at more sustainable ways of travelling to school are important, given the huge impact and congestion this daily activity has and the amount of car trips it generates. School Travel Plans seek
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to improve both safety and the environment and experience of walkers and cyclists and to encourage children and guardians to walk, cycle, use a bus or car share.
4.6.7 Sustainable Transportation Modes and Initiatives Policies Policy SMI 1 Promote a high quality, sustainable and integrated transport system and to encourage co-ordination between all agencies involved, directly or indirectly, in the provision of transport services. Policy SMI2 Co-operate with relevant transport bodies and authorities to support and encourage the provision of safe and suitable locations for bus services including bus shelter provision at bus stops. Policy SMI3 Encourage modal change from private car use towards more sustainable forms of transport such as public transport, cycling, and walking, and to reduce car use by encouraging tele-working, carpooling and car-sharing. Policy SMI4 Prioritise the movement of pedestrians and cyclists in proximity to public transport nodes. Policy SMI5 Develop a coherent structure of pedestrian walkways and cycle tracks utilising natural desire lines in the interest of providing a permeable and sustainable circulation pattern. Policy SMI6 Encourage, strengthen and expand the pedestrian network of streets and spaces, which support the activity of the town centre. Policy SMI7 Support walking as a significant mode of transport and to facilitate the upgrading of walking routes and footpaths within the plan area. Policy SMI8 Encourage the development of cycle routes to areas of focal activities and in all new residential developments. Policy SMI9 Work with public transport operators, including C.I.E./Iarnrod Eireann/Bus Eireann and any other relevant bodies, in the improvement of the public transport system in Ballinasloe. Policy SMI10 Promote public awareness of sustainable transportation. Policy SMI11 Require that adequate covered facilities for the secure parking of bicycles be provided at convenient locations close to public transport nodes and public transport interchanges Policy SMI12 Provide cycle ways, where appropriate, as part of all road improvement / redesign schemes. Policy SMI13 Encourage, strengthen, and expand the pedestrian network of streets and spaces, which support the activity of the town centre. Policy SMI14 Encourage the provision of sustainable transportation initiatives within the plan area. Policy SMI15 Support the set up and operation of a car club to facilitate a reduction in car journeys and car-parking requirements in the city centre Policy SMI16 Encourage and support the establishment of public transport initiatives.
4.6.8 Sustainable Transportation Modes and Initiatives Objectives Objective SMI 1 Encourage the successful incorporation of safe and efficient cycleways, accessible footpaths and pedestrian routes into the design schemes for town centre and neighbourhood centres, residential, educational, employment, recreational developments and other uses.
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Objective SMI 2 Require developers to provide a full range of facilities for cyclists in substantial new commercial/office/industrial type developments, such as convenient and secure bicycle parking and showers and lockers facilities within the building(s) for employees. Objective SMI 3 Introduce traffic management measures within the town centre to facilitate pedestrian movement, cycling and public transport initiatives. Objective SMI 4 Require that mobility management plans be submitted for large scale residential, commercial or industrial developments. Objective SMI 5 Facilitate the development and future expansion of the railway station for passenger and freight services. Objective SMI 6 Promote the continuation of the development of Rural Transport Initiatives. Objective SMI 7 Improve access and safety for cyclists and pedestrians through the introduction of cycle routes, pedestrianised streets, and park and walk schemes. Objective SMI 8 Ensure that any new or proposed pedestrian routes are sufficiently monitored by natural surveillance (i.e. ensure overlooking of open space through the design and orientation of buildings). Objective SMI 9 Examine the provision of bicycle parking/lock up facilities at the following locations: SMI 9.1 The new bus interchange. SMI 9.2 The railway station. SMI 9.3 The town centre/St. Micheal's Square. SMI 9.4 The new linear park adjacent to the river. SMI 9.5 Playing Fields near Hymany. SMI 9.6 At all proposed Neighbourhood centres Objective SMI 10 Provide a cycling/pedestrian network to include: SMI 10.1 A route along the proposed River Suck Linear Park that will connect to Station Road and Hill O‘Back. SMI 10.2 From Ard Mhuire Housing Estate to Sarsfield Road SMI 10.3 From Beechlawn to the Inner Relief Road, serving new residential developments in this area. As part of this Objective the Local Authority will explore the possible provision of this route in connection with objective RT5 or alternatively, as a separate, segregated route associated with an open space network Objective SMI 11 Develop pedestrian links from Main Street and Society Street to associated backlands. Objective SMI 12 Explore this possibility of providing a pedestrian link from the Lidl site through to St Michaels Square. Objective SMI 13 Explore the possibility of providing a footbridge over the River Suck and public walking (objective A2). Objective SMI 14 Develop, support and protect public rights of way. Objective SMI 15 Improve and widen if necessary, footpath pavements on all town centre streets Objective SMI 16 Require a pedestrian and cycle desire line analysis in all new residential developments Objective SMI 17 Provide good quality cycle parking in line with cycle parking standards located close to access points for all new town centre developments Objective SMI 18 To encourage and support the provision of quality pedestrian linkage between all of
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the significant retail areas in the Town. Objective SMI 19 To investigate the feasibility of providing a bus stop for all east and west bound traffic on Sli na hAbhainn to replace all existing stopping points. 4.7 TRANSPORT ACCESSIBILITY The benefits of improved transport accessibility extend to all transport users. A person's quality of life is significantly affected by his or her ability to access the transport network to avail of a choice of modes of transport and to be able to travel easily and with confidence to a chosen destination. By contrast, significant gaps in the network or services can have a detrimental impact, particularly on isolated individuals or vulnerable communities. The needs of people with mobility, sensory and cognitive impairments, people who are temporally disabled, the elderly population, families with buggies and prams and people who do not have access to a car, must be taken into account.
Transport is clearly an important enabler towards social and economic participation. The Disability Act 2005 acknowledged transport as central to creating an equal society. In providing for pedestrians, the Council will ensure accessibility for those with impaired mobility in keeping with the Barcelona Declaration. The Barcelona Declaration Plan 2003-2006 provided a strategic framework to make all services accessible to everyone. To this end, Ballinasloe Town Council will address and support agencies addressing the pertinent transport/access/egress needs of mobility impaired people and people with disabilities, including the elderly and parents with children. The council will seek to develop a pedestrian network in the town inclusive of facilities for people with disabilities and/or mobility impairments, linking key public buildings, shopping streets, public transport points and tourist and recreational attractions.
4.7.1 Transport Accessibility Policies Policy TA1 Support agencies addressing the pertinent transport/access/egress needs of mobility impaired people and people with disabilities, including the elderly and parents with children Policy TA2 Improve facilities for pedestrians and access facilities for people with special mobility needs in line with the aims of the European Charter of Pedestrian Rights. Policy TA3 Encourage the accessibility of the public transport system to people with disabilities and enhance the accessibility of bus stops and the railway station in line with the Department of Transport Sectoral Plan under the Disability Act 2005. Policy TA4 Provide adequate access for people with disabilities such as through the provision of parking facilities, and disability access facilities, which are incorporated into existing/new development. Policy TA5 Ensure that signal controlled pedestrian facilities shall have an audible signal and dished kerbs with tactile paving to assist people with a visual or mobility impairment in crossing roads. Policy TA6 Seek to ensure that all footpaths, public roads and crossing points are designed and provided so that they are available to all users, including those with reduced visibility or mobility. Policy TA7 Support suitable access for mobility impaired or disabled persons, including improvements to buildings, streets and public spaces.
4.7.2 Transport Accessibility Objectives Objective TA1 Develop a pedestrian network in the town inclusive of facilities for people with disabilities
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and/or mobility impairments, linking key public buildings, shopping streets, public transport points and tourist and recreational attractions. Objective TA2 Evaluate controlled pedestrian crossing facilities and traffic lights to ensure that an audible signal is installed to assist the visually impaired in crossing the street. Objective TA3 Provide ramps and kerb dishing at appropriate locations throughout the town to improve the movement of mobility impaired people. Objective TA4 Introduce more tactile paving at crossings, the edges of rail platforms, bus stops, etc. Objective TA5 Assess the need to provide more disabled driver parking bays throughout the town.
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SECTION 5. EMPLOYMENT AND ECONOMIC DEVELOPMENT
5.1 SUSTAINABLE ECONOMIC DEVELOPMENT
5.1.1 Introduction To be sustainable; ‗Development must strike a balance between the economic, social and environmental objectives of society in order to maximize wellbeing in the present without compromising the ability of future generations to meet their needs’.1
The overall aim of the EU‘s Renewed Sustainable Development Strategy (EU SDS) 2006 is to identify and develop actions to enable the EU to achieve continuous improvement of quality of life both for current and for future generations, through the creation of sustainable communities able to manage and use resources efficiently and to tap the ecological and social innovations potential of the economy, ensuring prosperity, environmental protection and social cohesion. 2
This strategy forms the overall framework within which the Lisbon Strategy, with its renewed focus on growth and jobs, provides the engine for a more dynamic economy. These two strategise recognise that economic, social and environmental objectives can reinforce each other and they should therefore advance together. Both strategies aim at supporting the necessary structural changes which enable the Member States‘ economies to cope with the challenges of globalisation by creating a level playing field in which dynamism, innovation and creative entrepreneurship can flourish whilst ensuring social equity and a healthy environment. In this context the EU SDS recognises that investments in human, social and environmental capital as well as technological innovation are the prerequisites for long-term competitiveness and economic prosperity, social cohesion, quality employment and better environmental protection. Sustainable economic development of a region is critical in the attainment of social and environmental sustainability. 2
These principles of sustainable development are to be integrated into policy-making at all levels.
5.1.2 Economic and Social Advancement According to Ireland‘s ESRI Research Strategy 2008-2013, Research for a Changing Ireland, economic and social advancement involves three dimensions: 3 1. Maintaining Economic Growth – this requires the development of a dynamic internationally competitive, knowledge-based economy. 2. Ensuring Social Progress – which supports the evolution of a caring, inclusive and integrated society 3. Securing Environmental Sustainability – which involves decoupling economic growth from the pollution of the environment and the degradation of natural resources
These three dimensions are interrelated, mutually re-enforcing and are in line with the Lisbon Agenda. This Agenda sees competitiveness and more and better jobs as key priorities for Europe. Policies need to be mutually reinforcing to ensure parallel progress on employment creation, competitiveness, social cohesion and protection of our environment.
1 EU Commission of EU Communities – ‗Towards a global partnership for Sustainable Development’, 2002, p.3 2 Review of the EU Sustainable Development Strategy (EU SDS) – Renewed Strategy, 2006; p.3 -7 3 ESRI Research Strategy 2008-2013, Research for a Changing Ireland. p.15-16
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5.1.2.1 Dimension 1: Economic Growth This dimension wishes to promote a prosperous, innovative, knowledge rich, competitive and eco- efficient economy which will provide high living standards and full and high-quality employment. However the ability to maintain a high rate of growth is a continuing challenge in an internationally competitive world. Ireland had until 2008 pursued an economic growth strategy that had yielded a high success rate in EU terms. Currently the Irish economy has slid into a recession due to the burst in the Irish residential property bubble, together with a widespread global credit crunch.
According to the ESRI Mid Term Review Report 2008-2015 analysis suggests that, even if the current downturn is more severe than anticipated, the Irish economy will eventually recover to realise a medium–term growth rate. The focus of policy should be on ensuring Ireland is as well placed as possible to participate in the global upturn.
Structural policy, including investment in public infrastructure, efficient delivery of the National Development Plan 2007-2013 and of other public services will be important for future growth in living standards. The shift from dependence on growth in the manufacturing sector to growth in business and financial services as the driver of the economy has important implications for industrial policy and for policy on R&D and human capital.
The supply of labour with appropriate skills for the services sector will be important for future growth. This will involve not only ensuring an adequate output of graduates but it will also be necessary to ensure that Ireland is an attractive location for skilled workers. Ensuring a good urban infrastructure, high quality health care and education and a clean environment may be of substantial indirect benefit to the sector through its potential effects on labour supply. 4
5.1.2.2 Dimension 2: Social Progress This dimension notes that while economic growth is important for Ireland, it is equally important that it is accompanied by social progress. This means ensuring that our society has greater social equality and that it becomes as socially inclusive as possible. It also means improving our health and educational systems in order to meet the needs of the country.
5.1.2.3 Dimension 3: Environmental Sustainability Within this dimension ESRI research will reflect the connectedness between the environment and the relevant economic and social policies. Achieving environmental sustainability has implications for economic growth as growth affects the environment. According to the ESRI Research Strategy 2008- 2013 – Research for a Changing Ireland, energy and transport populate the interface between Environmental Sustainability and Economic Growth dimensions e.g. our transport policies feed into our economic growth models and at the same time have implications for our ability to meet our environmental targets. A key challenge for the future will be to develop policies that ensure both knowledge-led economic growth and greater social cohesion. There will also be a need for policy on physical planning to focus on developing sustainable urban centres that are good to live in with higher development density levels and the introduction of congestion charging as is happening in other EU countries. A significant challenge exists however within all EU countries, including Ireland, to ensure better conservation of the environment while maintaining a competitive industrial base and energy supply for the provision of employment and income.
4 ESRI Mid Term Review, Executive Summary, 2008-2015, p. X1-X2
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5.1.3 The Irish Environmental Protection Agency (EPA) The Environmental Protection Agency (EPA) highlights the need for increased eco-efficiency to balance economic development with the protection of the environment and thus ensuring sustainable development. The Environmental Protection Agency (EPA) is a statutory body responsible for protecting the environment in Ireland and ensuring that development is sustainable. The Agency‘s responsibilities include licensing, national environmental enforcement, monitoring, analysing and reporting on the environment, regulating Ireland‘s greenhouse gas emissions, environmental research and development, Strategic Environmental Assessment, environmental planning and education/guidance and proactive waste management.
The cost effectiveness of environmental regulation also needs to be managed and in Ireland, one of the principal policy responses to regulating industrial pollution is via Integrated Pollution Prevention Control (IPPC) licensing.
The EPA also state that the increasing efficiency in the use of energy and material, using cleaner technologies to minimize emissions to air and water, preventing or reducing waste and increasing re-use or recycling activities will help maintain Ireland as an attractive location in both economic and environmental terms for the continued development of indigenous and multinational industry. Long distance commuting from residential developments located at greater and greater distance from where people work is not sustainable in the longer term.5
5.2 POLICY CONTEXT
5.2.1 National Policy The National Development Plan (NDP) 2007 – 2013 states that balanced regional development means supporting the economic and social development of all regions in their efforts to achieve their full potential. The NDP aims to promote the development of all regions in Ireland within a co-ordinated, coherent, and mutually beneficial framework.
The NDP will be implemented by: . A programme of investment in infrastructure with a particular focus on addressing deficits in the various NSS Gateway areas . Implementation of integrated spatial planning frameworks at Gateway/Regional Authority level which will address appropriate land use at regional level and Gateway levels and facilitate and complement the Plan investment in infrastructure . The Development of the Rural Economy via the roll out of broadband, expenditure on non-national rural roads, improving the RTI, investing in rural water/sewerage services . Investment in Enterprise and Human Capital Development of the Regions, including Rural Areas. . The establishment of a Gateway Innovation Fund on a competitive basis to bring about better co- ordination in Gateway development supporting distinctive and innovative projects in Gateway areas which are contributing to the development of the Gateways and their wider regions6
5 Environment in Focus 2006, Environmental Indicators for Ireland, 2006, p. 46 & 64 6 National Development Plan, 2007-2013, p. 57
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. The delivery of LEADER/Rural Economy Sub-Programme in promoting the diversification of the rural economy e.g. start up of new rural micro-enterprises, supporting the development of business, promoting agri-tourism, assisting the diversification by farm families into non-farming activities, enhancing villages and small towns and the conservation of areas of high natural and cultural value. . The delivery of the Agriculture and Food Programme promoting the continuing modernization and competitiveness of the farming sector and food processing sector as well as enhancing the quality of the rural environment. Support will be provided for investment in food and forestry sectors, on farm investment, food marketing, start up assistance for young farmers and early retirement for older farmers, & agri-training. . The delivery of CLÁR programme for the regeneration of rural areas suffering from population decline . The delivery of RAPID programme which will tackle social exclusion in twenty provincial towns . The delivery of the Rural Social Scheme for income support for low-income farmers and the enhancement of rural amenities and services . The delivery of the Western Investment Fund through the Western Development Commission (WDC) in western counties . The delivery of the Gaeltacht and Island Communities Programme in the provision of infrastructure and enterprise development in the Gaeltacht and island communities7
5.2.1.1 The National Spatial Strategy (NSS) 2002-2020 The NSS places County Galway in the West Region, which has as its goal to promote economic activity and build balanced regional development by building on the dynamic role of Galway as a Gateway and expanding its influence in strengthening other areas.
The NSS recommends the following particularly in relation to East Galway - . Development and expansion of towns such as Tuam, Ballinasloe and Athenry and Loughrea through effective promotion and marketing in association with larger towns, Hubs and Gateways . Roscommon and Ballinasloe have strong functional links with parts of the Midlands Gateways by virtue of their location on national transport routes and their quality of life and cost advantages in the housing and employment areas . Smaller towns and villages can play a key role in service delivery, and employment support particularly for those areas which are physically remote and peripheral . Gateways and hubs can support development in smaller villages, where pressure for development exists, through servicing and development initiatives . Eastern parts of Galway and Roscommon in the Shannon Catchment, have significant natural and cultural heritage attractions such as landscape, inland waterways and historical artefacts. Priorities for development here shall include identifying key assets and presenting or assembling a quality tourism package e.g. enhancing hotel facilities, improving regional road access and by creating inland waterways circuits via linking waterways and urban settlements in the Border and Midlands areas.8
7 National Development Plan, 2007-2013, p. 81& 82 8 National Spatial Strategy 2002-2020, P. 88,89 & 100
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The NSS highlights the importance of the availability of social infrastructure in improving the quality of life of the existing population and in attracting internationally mobile labour with in-demand skills. The NSS notes that it is important to build on the central locations of the key towns at the intersection of national road and rail routes, the attractiveness of the village structure and the natural resources of the rural areas. High quality education, skills and research, together with physical infrastructure and services for the population is critical to underpin future economic growth.
In terms of rural areas efficient agricultural, marine and natural resource sectors together with significant and developing sectors such as tourism, enterprise, local services and other sources of off farm employment will be the mainstays of a strong rural economy.
5.2.2 Regional Policies The Regional Planning Guidelines (RPG‘s) for the West Region 2004-2014 places Ballinasloe within ‗Zone F‘ of the Development Framework for the Region with key towns such as Tuam Hub Town, Roscommon, Monksland (Athlone) Mountbellew, Ballyhaunis as the key drivers of economic and social development. There is great potential for a broad area of this zone stretching from the general Ballinasloe area to the greater Roscommon town area to benefit from and utilise the Athlone Gateway.
Some development options proposed include- . Potential exists for the promotion of economic development such as through the development of enterprise parks and possible partnership arrangements to facilitate the further development of incubation units for start up businesses and enterprises . There is opportunity to develop a wider range of public transport options including rail, bus, road and air. . There is potential for angling, archaeology and tourism to be further developed along the River Shannon catchment
Requirements for Change/Development include- 1. The orderly growth of all settlements in Zone ‗F‘ Development Framework should be facilitated 2. There is a need for the development of a significant town in the centre of this zone and it should be supported and assisted to fulfil a more significant role for the wider hinterland (Mountbellew was proposed as the best option). 3. Greater levels of industrial and services employment need to be generated in key towns 4. Road improvements including the N6 and N63 5. Provision of public water and wastewater facilities 6. A reduction in the amount of commuter traffic by creating employment prospects in the main settlements particularly in the Tuam Hub Town and the key towns. 7. There is an urgent need for outreach Training/Education facilities offering a range of courses in the key towns.9
5.2.3 Local Policies In 2002 the Galway County Development Board (GCDB) launched its agreed Strategy for Economic, Social and Cultural Development ‗Woking Together Shaping Our Future’ 2002-2012.
9 Regional Planning Guidelines West Region – Implementing the National Spatial Strategy 2004-2016; p. 95
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The Strategy targets particular areas and issues relevant to County Galway under eight strategic themes and has provided an agreed agenda for the investment of resources by member organisations of the County Development Board. This is resulting in an increase in resources to the County and most significantly, improved targeting of those resources within the County.
The strategic themes identified include- 1. A strong economic base 2. Managing our wealth of physical and natural resources 3. Opportunities for Work and Learning 4. Investing in Communities 5. Access to services 6. A living Gaeltacht 7. Vibrant Island Communities 8. Celebrating Cultural Diversity
Within the Strategy, a total of 366 actions linked to the 8 themes were agreed for the 10 year period. The themes, goals and objectives of the Strategy remain as the overall guiding framework for the Board, while the Programme of Actions 2006-2008 focuses on issues that can be addressed at County and local level.
5.2.3.1 Galway County Strategy Interim Review Context Implementation of the Strategy has brought about new policies and partnerships in relation to Tourism, Rural Development, Broadband and Enterprise, Social Inclusion, Education and Transport.
Positive Achievement to Date particularly in relation to Ballinasloe:
. The Broadband Forum – an inter agency forum set up by GCDB in partnership with the West Regional Authority and Galway City Council were instrumental in the provision of the Galway Metropolitan Area Network (which services Oranmore as well as Galway City) and the provision of Fibre Broadband Networks in Ballinasloe, Loughrea, Athenry, Clifden and Gort. The Forum continues to promote the inclusion of Tuam Hub Town on the Departments List of eligible towns under the Regional Broadband Programme. . Increased co-operation between City and County on Tourism, laid the foundation for a new Regional Marketing Campaign (with Galway County Council, Galway City, Mayo and Roscommon Authorities) Ireland West, Failte Ireland and the Department of Community, Rural and Gaeltacht Affairs which is investing up to €1million euros in domestic marketing over the next few years. . Galway County Council worked with the CDB partners in 2002 to gain RAPID status for Tuam and Ballinasloe and established multi-agency RAPID Area Implementation Teams. . Significant funding for projects has been secured in both towns including development of Enterprise Centres in both towns, traffic calming measures, the provision of playgrounds, Youth Cafes, Community Support Activities, Equal Opportunities for Childcare Programme and Equality for Women. . A three year RAPID Economic Programme of Action was developed in response to the closure of Square D in Ballinasloe and has been renewed.
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. In collaboration with other local and regional organisations, GCDB has played a leading role in the initiative to re-open the Western Rail Corridor linking Limerick, Galway, Sligo and possibly Donegal and Derry. . The CDB provided a framework to establish the Integrated Transport Co-ordinating Group in the County to address air, sea, road and rail transport issues. . Planned investment in the N6 East Ballinasloe to Galway and Ballinasloe to Athlone will also bring about significant change to the landscape and patterns of development in East Galway. . In relation to the service sector, the importance of Tourism in the local economy has gained renewed focus since 2002. In 2005, Ireland West Tourism estimated that the total Tourist Expenditure in the West Region is 7.6% of Gross Value Added (GVA) compared to 2.8% of GVA in the Dublin Region. The total employment related to tourist activities is 5.4% of the total working population of the West Region, compared to 3% of the working population in the Dublin Region (National Centre for Tourism Policy, UL and Centre for Policy Studies NUI, Cork, 2005).
Potential for improvement include the following:
. County Galway falls below the national average for internet access at 30.5% compared with 34.1% nationally. . The percentage of the adult population to complete education at third level is 21.5% which is lower than the national average of 24.7%. . The major industry now providing work for people living in County Galway is Commerce, Insurance, Finance and Business Services. The County has moved from a producer economy to a service economy in a relatively short period.
5.2.3.2 The Galway County Development Plan (CDP) 2003-2009 The main aim of this Plan is to: ‘improve the quality of life for the people of Galway and maintain the County as a uniquely attractive place in which to live, work and visit’.
Galway County Council in co-operation with the City and County Enterprise Board, Enterprise Ireland, Industrial Development Authority (IDA), Údarás na Gaeltachta, Galway Rural Development and other development agencies will actively promote entrepreneurial development within the County as a whole. People setting up small business will be accommodated where suitable premises can be located.
The County Development Plan‘s priority in relation to Employment and Industry is the creation of a Strategic Economic Corridor to the east of Galway City. The lands concerned are located approximately two kilometres to the north and south of the Dublin-Galway rail line between Attymon station and the level crossing at Oranmore. This location is endowed with a high concentration of valuable infrastructure. Galway County Council is committed to enhancing, promoting and protecting the potential of this Strategic Corridor.
Within the Strategic Economic Corridor, between the city and Athenry, it is proposed that uses such as electronic, biotechnological and pharmaceutical industries, power plants, integrated chemical installations, railway lines with associated services, waste treatment facilities, pipelines, overhead power lines, water storage and distribution works, windfarms, knowledge based activity including laboratories research and development facilities, higher educational facilities and car parking will be considered.
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5.2.3.3 The County Development Plan (CDP) 2009-2015 The Galway CDP has a number of Strategic Aims, Policies and Objectives which builds on the principles in the previous CDP 2003-2009 and the framework provided by the NSS and the RPG‘s for the West Region.
. Strategic Spatial Policy SP7 - Recommends that a Framework Plan shall be prepared for the ‗conceptual gateway‘ (as defined by the WRA) and shall be integrated into the County and City Settlement Strategies and should incorporate plans for emerging development such as Ardaun, Briarhill and Garraun and the implementation of an integrated land use and transportation strategy and to incorporate balanced County development. (Refer to Appendix 1 of the Ballinasloe Development Plan 2009-2015). . Map SP5 Gateway Context - Outlines the Galway Gateway Area working boundary as defined by the WRA, the Ardaun/Garraun Strategic Node and the Strategic/Economic Corridor. (Refer to Appendix 1 of the Ballinasloe Development Plan 2009-2015
The CDP 2009-2015 also contains a number of Policies and Objectives in relation to Industry and Enterprise including:
Policy ED 50: It is the policy of the Plan to work with the County Development Board, IDA, Enterprise Ireland, Udarás na Gaeltachta and other relevant agencies to promote industry and enterprise at appropriate locations in accordance with the County Spatial Strategy, Settlement Strategy and Local Area Plans for the County, and to support and facilitate the provision of the necessary infrastructure supports and linkages.
The CDP 2009-2015 also contains a number of objectives in relation to Industry and Enterprise including:
Objective ED 8: Encourage and promote a high quality of industrial/enterprise development in accordance with the Development Management Standards set out in Section 11.4 Objective ED 9: Encourage and promote industrial and enterprise development on the lands zoned for this purpose within the various Local Area Plans in the County, subject to an adequate consideration of the policies and objectives of these plans and the need to protect the vitality and amenities of the town or settlement. Objective ED 10: Seek to ensure that sufficient and suitably-located lands are identified and zoned for different types of industry and enterprise, in accordance with the hierarchical approach to location as set out in the Regional Planning Guidelines. As part of this objective, the Council will endeavour to ensure that an adequate level of start –up/incubation units is provided within industrial/enterprise parks.
The Plan continues to actively encourage and facilitate development of the Strategic Economic Corridor (as outlined within the 2003-2009 CDP) and to secure the infrastructure necessary to advance the development of the corridor within the lifetime of the Plan. The designation of the Strategic/Economic Corridor was based on a framework plan which was commissioned to address the need to accommodate Regionally Strategic Industrial Sites and is indicative only and should not be relied upon as an indicator of land uses within the defined corridor.
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The objectives of this Strategic Economic Corridor are: 1. To upgrade, improve and maximise the infrastructural facilities available within the corridor 2. To seek to reserve lands to support nationally and regionally significant activities and to attract specialist enterprise development that is large scale or high value 3. To facilitate opportunities for science and technology based employment 4. To ensure development is compatible with the enhancement, preservation and protection of the environment and cultural resources recognised within the corridor 5. To identify sites of adequate size and location to accommodate necessary infrastructure or support activities which would not be appropriate in proximity to centres of population or sensitive environments or environmentally sensitive economic activities 6. To prepare Local Area Plans for strategic areas and those surrounding immediate environs within the corridor.
The PA will actively encourage and facilitate development of the type identified as desirable in the Strategic Corridor within the lifetime of the Plan, having regard to but not restricted by the findings and recommendations of the Framework Plan on which the designation of the Strategic Economic Corridor within the CDP is based.
The Plan also supports a second strategic economic corridor and transportation corridor – the Atlantic Corridor to channel development and to provide a counterbalance at national level to the Dublin – Belfast Corridor. The Council is committed to enhancing, promoting and protecting the potential of both of these Strategic Corridors.
The Plan also proposes a structured approach to Spatial Planning and on a Settlement Strategy that is founded on a well-formed urban structure supporting diverse rural areas. The Spatial Strategy of the Plan follows a strong yet flexible approach to development, placing emphasis on building critical mass in the Hub Town of Tuam and at key towns and villages along the strategic development corridors emerging along the new transportation infrastructure (road and rail) including Ballinasloe.
The location of Athenry at the eastern end to the Strategic Corridor and adjacent to the confluence of the new inter-urban routes (M6 & M18) and the junction of the existing easterly rail line with the Western Rail Corridor is considered as being ideally located to act as a major new growth centre and a Goods Transportation Hub for the county and region. The Council will investigate the potential for development of integrated transportation hubs at Tuam, Garraun and at Athenry to maximise the strategic integration of transport and rational land uses. Garraun is also a potential site for a new integrated settlement and development node.
Proposed Actions of the CDP 2009-2015 include the following:
. Prepare a framework for the development of the Eastern Environs . Prepare LAP or SDZ for Ardaun . Prepare LAP for Garraun
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5.2.3.4 The County Core Strategy/Settlement Strategy Ballinasloe is located within Tier 3 of the County Core Strategy/Settlement Strategy Hierarchy as varied , is classified as a County Town and has been provided with a House Construction Allocation of 592 housing units over the period of the CDP 2009-2015.
. The Metropolitan Area Settlements (including Oranmore/Garraun, Ardaun and Bearna) has been classified as Tier 1 and has been assigned a House Construction Allocation of 635 Units. . Tuam Hub Town is located within Tier 2 and has a House Construction Allocation of 867 Units.
Ballinasloe has an extensive range of services including health, community, educational, financial, industrial/enterprise and retail. The town also has a growing residential and commercial sector with strong connections between Ballinasloe to other key towns within the County and to Athlone Linked Gateway. Self sufficient towns such as Ballinasloe are able to accommodate their populations to live, work, shop, go to school and enjoy recreation without the need for constant travel. The town is the largest town in County Galway after Galway City, the population of the town is almost 6,000 with a further 8,000 residing in the environs.
Maps SP 1-5 of the CDP (See Appendix 1 of the Ballinasloe Development Plan) provide Regional, County and Gateway Contexts as well as Infrastructure/Transport and Economic Corridors.
Map SP4 County Context: The CDP 2009-2015 proposes that Ballinasloe becomes an Economic Engine/ Riverland for: . Services . Commerce . Industry . Logistics . Marina . Hotels
Potential also exists for Ballinasloe to expand potential within the medical/personal care and within education sector.
Ballinasloe is located 30.5 km west of Athlone, 76.5km east of Galway City and 153km west of Dublin City. The town is also located on the N6 National Primary route and is served by the Dublin-Galway railway line. It is also positioned to the eastern edge of the Infrastructure/Transport Corridor as displayed within the CDP 2009-2015 between Galway Gateway and Athlone Linked Gateway and the town is strategic in its location regarding road, rail and gas (Dublin to Galway project) infrastructure provision.
The town is served with both conventional and broadband networks and has a choice of carriers, which ensures competitive pricing and quality service. The town is also located on Ireland‘s Western Digital Corridor. This €17.7 million project consists of a 300 kilometer fibre-optic cable route connecting Dublin, Athlone, Galway and Shannon. This ‗corridor‘ allows businesses and communities along the route to access a greatly expanded range of advanced broadband communications services, offered by national and global operators. The availability of this service will stimulate the construction of call-centres and other communications intensive businesses in areas such as Ballinasloe, situated along the Corridor. The town also has an Integrated Services Network (ISDN) and modern equipment in place. Last Mile of Athlone was recently awarded the 3.5 GHz wireless license for the Ballinasloe and East Galway region.
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Ballinasloe Area Community Development (BACD) located within the former St Enda‘s Hospital Building has attained broadband internet connection capability considerably faster than currently available in the greater Ballinasloe area.
The National Broadband Scheme will also provide affordable broadband to rural areas in the environs of Ballinasloe (such as Ahascragh, Mounthazel, Ballymacward, Killaan, Killallaghtan, Oatfield and Cloontuskert) which currently have no service. Electricity is provided through the National Grid System, with a choice of voltages.
5.2.4 Ballinasloe’s Economic/Employment Profile Traditionally Ballinasloe was an important centre for the provision of employment in the manufacturing and public sectors. Over the last number of years high profile job shocks have resulted in over 1,200 job losses and as a consequence, the town suffered significant economic hardship and stagnation whilst other nearby urban centres such as Athlone linked Gateway and Galway Gateway have prospered and grown.
Over the last decade, in excess of 90% of the town's manufacturing jobs have been lost including -250 jobs at AT Cross, 385 at Square D Electronics and Dubarry Shoes Ltd downsized from 210 to 40 jobs. The Western Health Board has also reduced it‘s presence in the town with the loss of over 400 jobs resulting from the downsizing of St. Bridget's Hospital.
As a result of the job losses, a significant percentage of the employed workforce now commutes to areas such as Athlone and Galway City for employment. The job losses also impacted on the retail and commercial businesses of the town. Ballinasloe traditionally had a very large hinterland which the town's shops and businesses served. With the movement of people to find employment in other places, some of these businesses have declined in recent years.
In response to the closure of the town's bigger employers, an Inter Agency Group was established and facilitated under the leadership of Galway County Council. In addition, at a local level, Ballinasloe Area Community Development Ltd ("BACD"), non-profit community company was set up by the local Credit Union, Chamber of Commerce, Creagh Community Council and Town Council in 1998 to help support the economic development of the town in the aftermath of two large multinationals leaving.
As a result of these efforts, the following has been achieved: . A new IDA advance factory has been constructed with Valois providing 100 jobs at the faculty. In 2004 construction began of a second advance facility in the IDA Business Park which is now completed and occupied by USCI providing 200 jobs approximately . The involvement of Ballinasloe Town Council, Ballinasloe Chamber of Commerce and the Credit Union with BACD has resulted in the development of an Enterprise Centre in a building previously owned by the Western Health Board - St. Enda's Hospital. The Enterprise Centre was set up with the support of Enterprise Ireland, the County Enterprise Board and Galway County Council together with the strong backing, by way of time and finance from the community of Bailinasloe. Funding has been received from the Galway County and City Enterprise Board for the installation of Video Conferencing facilities at this Enterprise Centre. The building is now fully operational and currently the home to 14 businesses and new start-ups with approximately 200 jobs being created.
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5.2.5 Labour Force (LF) Profile According to the Census 2006 there were 2,486 persons aged 15 years and over at work within Ballinasloe Town and environs. The main areas of employment are in the retail and services outlets in the town both on a full time and part time basis. The town also acts as an education centre for Spanish and Italian students during the summer months. An analysis of the employment profile of Ballinasloe as contained within Section 2.6.4 of this Plan and based on statistical data from 2006 Census, indicates that the number of persons involved in the ‗Building and Construction‘ sector is higher in Ballinasloe (10.7%) compared to national (10.1%) and county/city level (8.7%). There is a high proportion of persons working in the ‗Services Sector‘ (13.9%) compared to national (10.6%) and county/city level (10.7%).
Table 2.7: Employment Structure in Ballinasloe, Galway City and County and State, 2006- provides a breakdown of the Labour Force numbers employed in different sectors and is also based on the CSO 2006 Census statistics. The Percentage 29.7% classified as professionals/management within Ballinasloe town and environs is higher than the County/City percentage of 22.7% and maybe attributed to the two hospitals located within Ballinasloe.
Figure 2.4: Broad Occupation Groups in Ballinasloe Town and Environs - provides comparative information regarding occupation group numbers from 1996-2002-2006 Census statistics and confirms the findings within Table 6 in that those employed within the Professional sector remains high throughout this period.
5.2.6 Commercial/Services Profile The town currently has a vibrant commercial center for its catchment area and in addition to being a successful base for Irish companies Ballinasloe & its surrounding area is also the operating base for a number of multinational companies including Valois and USCI. There is currently a deficiency of statistical information regarding the size and scope of industry and services for Ballinasloe specifically Census 2006 data available is for the County level only.
The Health Service Executive (HSE) remains the main medical services provider in the town. . Portiuncla Hospital is an acute hospital providing in-patient service in general medicine and general surgery and also offers a wide range of services including obstetrics, gynaecology, paediatrics and neo natal, oral surgery, pain relief, geriatric medicine. The hospital also has a well defined day care service and a broad range of in-house and visiting specialists in most major areas of medicine. Recent extensions have provided 4 new operating theatre suites, intensive care unit, coronary care unit and a number of new services as well as the extension of those already available. The hospital also acts as a medical educational centre in conjunction with UCHLG and NUI, Galway. . St Brigid‘s Hospital caters for mental health. Future trends within the HSE include the re- establishment of most patients within the community environment. A new 60 bed nursing home is currently under construction along the Taughmaconnell Road (R357) . The Brothers of Charity provide a day care centre for the elderly and children with special needs as well as meals on wheels service to the community. . The Health Centre at Brackernagh caters for a wide number of community services.
5.2.6.1 Financial Services Ballinasloe offers a full range of financial services including all major banks, building societies and a credit union.
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5.2.6.2 Retail Opportunities There is a broad range of well established shops available, including supermarkets, (Tesco, Lidl, SuperValu, Cosmos and Sammons) hardware, electrical stores, travel agents, shoe shops, draperies and garden centres. 5.2.6.3 Accommodation/Restaurants Ballinasloe has four hotels (Haydens Gateway Hotel, Gullanes Hotel, Moycarn Lodge and the Carlton Shearwater Hotel) and a variety of restaurants ranging from coffee shops, gourmet dining and ethnic restaurants to fast food outlets. The town has over 20 pubs many of which provide bar food.
5.2.7 Established Industrial Profile The Development Plan 2003-2009 recommends that the optimum option for Ballinasloe is for the consolidation of existing structures with limited additional development at Creagh – Strategy Option 3 (now titled Strategy Option 1). This option would see development occurring in a logical and sequential manner from the centre out, though restricting growth north and east of the Suck.
Strategy Option 1 shall continue to be the main development option for the Ballinasloe Development Plan 2009-2015.
This strategy option encourages the development of vacant and under-utilised sites in the town and ensures that those lands close to the town are the primary focus for development. Recent Government direction advocates that while there is a need to provide an element of choice of location when zoning land for development, and to allow for the fact that some land may not be made available for development, there also needs to be a careful balance between providing for this additional element and also to avoid an over provision which would require excessive advance funding on services and also make the provision of community facilities more expensive or less likely. Current Government policy directs Local Authorities to zone areas closest to the centre of urban areas as a priority and that there should be no ‗leapfrogging‘ over serviced and zoned land to more remote areas.
5.2.7.1 Zoning Provision Map 7 – Land Use Zoning Map of the 2003-2009 Development Plan provides a number of Industrial and Business and Technology Park Zonings within the Development Boundary. This Plan aims to provide for sufficient lands in the vicinity of Ballinasloe to accommodate and promote the expansion and growth of existing industry and the development of new industry, business and technology. In total there are 48h.a. zoned under both zonings.
Table 5.1 below indicates: . 32 hectares zoned as Industrial under the current plan, 7 hectares remain undeveloped . 16 hectares zoned as Business and Technology Park, 8 hectares remain undeveloped
While there is adequate land available within the town to accommodate both zoning types in the short term and long term requirements up and beyond the period of the 2003 Plan, it is considered that extra provision shall be made under both zonings under the Development Plan 2009-2015.
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Table 5.1: Amount of Industrial/Business & Technology Park Zoned & Undeveloped Land Zoning Type Zoned Undeveloped Industrial (Zone I) 32 h.a. 7 h.a. Business & Technology Park 16 h.a. 8 h.a. (Zone BTP)
5.2.8 Industrial Zoning More recent figures (February 2009) from IDA and Enterprise Ireland indicate that there is a mix of small, medium and large manufacturing companies located within Ballinasloe. However some companies that were listed as medium in size under the 2003 Development Plan are now classified as small. The implication of this is that the number of employees has been reduced since 2003. The majority of the manufacturing and industrial companies are indigenous, the only foreign direct investment companies being Valois (a French Company) and USCI (a Japanese Company). The Clients of both IDA and Enterprise Ireland are listed within Table 5.2 and Table 5.3 below.
The main block of Industrially Zoned Lands as per the Town Plan 2003-2009 are located to the south east of the Town Centre. . The former ‗Square D‘ Factory site is located within this area and has been vacant since its final closure four years ago until its recent use for furniture storage . Manufacturing and the processing of materials are provided for in the Poolboy Industrial Estate, located to the south east of the Town Centre. Those companies located within Poolboy include KPW Business Forms Ltd a printing company. Premier Proteins Ltd is a meat rendering company, Western Automation Ltd is an Electronic Components company, . Dubarry Shoes Ltd is also zoned as industrial and is located north of the N6 to the east of the Town Centre at Glentaun. . AT Cross industrial site is located in Cleaghmore north of the regional route R348 and is situated west of the Town Centre.
The principle manufacturing/industrial employers in the town are – . Valois - a French pump manufacturing company for the pharmaceutical, perfumery and cosmetics industries. The company has recently expanded its factory at the Business and Technology Park and currently employs approximately 200. . USCI – a medical device company. Presently the company employs approximately 100 employees. . Parkmore Switchgear - a spin-out company for Square D Company (which was closed in 2004 and whose site has remained idle) has made a successful transition from regional to a national company which supplies the Irish Market with high quality robust switchware and backup services for industrial power applications. Current numbers employed is approximately 50. . Dubarry Shoe Manufacturers remains a progressive company and has successfully created an international brand. The company is now using e-Business to communicate interactively with their end users and has diversified into areas such as e- sales and e-marketing. Production has also diversified and Dubarry Shoe Ltd has become the number one performance technical foot-ware brand within the international sailing market (for example the company is the official footwear supplier to the Volvo Ocean Race).
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Table 5.2: IDA Clients Company Name *Size Valois M USCI M *Size: Very Small 1-15; Small 16-50; Medium
51-200; Large=200+
Table 5.3: Enterprise Ireland Clients Company Name *Size Dubarry Shoes Ltd S Parkmore Switchgear Ltd S KPW Business Forms Ltd S Mid West Farmers Co-Op L Western Automation Research and Development S Premier Proteins 2000 Ltd S M.B. Garvey Ltd S Orbital, Telecommunications Ltd S Victor Stone Ltd S Western Post Form Ltd S Thomas Roche S Agri & Industrial Rubber Ltd S O’ Connor Meats Ltd S Priority Drilling Ltd M *Size: Small 1-25; Medium 25-50; Large=50+
5.2.9 Business and Technology Park (BTP) Parkmore Business & Technology Park is an IDA site of 13 hectares (32 acres) located to the north east of the Town Centre on the Roscommon Road (R357). The site includes existing designs for advanced technology buildings and high specification office facilities to suit both manufacturing and internationally traded services clients. The services infrastructure has been developed to suit all client requirements and allows for further development. Presently there are 2 anchor tenants.
1. Valois a French company 2. USCI a Japanese company
Ballinasloe Area Community Development (BACD) is a company that was established in 1999 to act as a driving force in economic development of Ballinasloe and its hinterland. The company is the community‘s response to tackling the job creation deficit and is currently examining the possibility of refurbishing a further 5,000 square foot of space that can be used for office/enterprise space. The location of this company is within the refurbished St Enda‘s Hospital located to the north of the IDA site and north east of the Town Centre. The Zoning status under the 2003 Development Plan is Business and Technology Park (BTP).
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The company‘s main focus is to assist the town in
1. Creating sustainable local employment 2. Stabilising the population base 3. Attracting local skilled emigrants back home 4. Facilitating the development of new and established business in the area 5. Multi media and teleconferencing facilities 6. Providing and Education and Training Centre for new skills and technologies 7. ADSL , Wireless Broadband availability with fibre optic cable connection as part of the Metropolitan Area Networks programme 8. Initiating Tourism Development
The first main project was the acquisition of St Enda‘s Hospital building and its refurbishment and conversion into an Enterprise Centre. It is an objective of the Company that over 300 people will be employed within the Enterprise Centre.
There are a number of tenants including: . ADS – who produce specialised Perspex signs, . ECM, Electrical Mechanical Controls, . English Sports Information Processing, . KLM Electrical Services, . ESS Engineering and Support Services (telecommunications company) . Talk Partners and Deiscom (telecommunications company), . Creagh Management Partners – a business management company, . The Association of Irish Festival Events. . Tiny Tots Crèche /Montessori . AOIFE
5.3 FUTURE EMPLOYMENT, ENTERPRISE AND ECONOMIC STRATEGY AT EU, NATIONAL, REGIONAL & LOCAL LEVEL
5.3.1 Introduction The Irish economy is currently undergoing significant structural change and recession and in the absence of a global response it is essential for Ireland, as a small and open economy to take all necessary actions to ensure a sustainable and vibrant Irish economy in the years to come. The scale of the adjustments now required, represent a major political, economic and social challenge. Despite this, the overarching goal for Industrial Policy is for Ireland to develop indigenous companies of such range and depth that rather than be net foreign direct investment recipients, the Irish economy becomes net foreign direct investors, with the return on those investments supporting world leading research and development activity at home. The indigenous sector has long been characterised by a predominance of SME‘s. In recent years projects have been moving away from manufacturing and even call centres toward higher value activity. More people will be required to innovate and set up in business themselves.
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Over the past few years, special tasks forces were set up to find replacement jobs for badly hit regions including Ballinasloe and while such task forces may have delivered some jobs there are few cases where losses of manufacturing jobs were replaced by more high skilled jobs.
In short the local taskforces may help the locality in question but not the country as a whole. The success of a taskforce is a function of how competitive an economy Ireland is. There remains however significant impediments to Ireland‘s competitiveness –
. Broadband Availability, . Educational Attainment, . Labour Flexibility and . High Costs of Services are all inimical to the Creation of Good Jobs.
Indications from Government state that replacing one uncompetitive assembly function with another is no longer an option for a workforce or a region. There would be merit in setting up a taskforce for a national economic recovery and job creation with expertise coming from the ESRI, the Central Bank, Third level institutions as well as the Ministers of Finance and Enterprise.
5.3.2 EU Cluster Development There are an increasing number of cases where forward looking public policies, business initiatives or universities and research institutes have been instrumental in the emergence of strong clusters by acting as a catalyst and helping to unleash the economic and scientific potential of regions.
Although overall cluster policy development remains at an early stage in the EU, it is gaining momentum. Cluster policy approaches differ across the EU as one size does not seem to fit all. Clusters are predominately a market-driven phenomenon. Most successful clusters are created spontaneously as a result of natural competitive advantages, market forces or simply by chance.
The Community Strategic Guidelines on Cohesion (CSGs) adopted by the EU Council (2006) explicitly encourages Member States and regions to promote strong clusters as part of their economic reform strategies. The European Innovation Strategy 2006, has identified strengthening clusters as one of the nine strategic priorities for successfully promoting innovation.10 In 2008 the EU Heads of State or Government underlined the need to better coordinate the framework conditions for innovation ―including through improved science-industry linkages and world class innovation clusters and the development of regional clusters and networks‖11
Clusters are now an important part of Europe‘s economic reality and 38% of the EU workforce is employed within clusters (i.e. highly agglomerated sectors). They play an important role in driving competitiveness, innovation and job creation and the EU is increasing its assistance to Member States and regions to promote excellence at all levels, and is encouraging co-operation across the EU in order to strive for more world class clusters.
A cluster can be broadly defined as a group of firms, related economic actors and institutions that are located near each other and have reached a sufficient scale to develop specialised expertise, services,
10― Putting knowledge into practice: A broad-based innovation strategy for the EU‖, COM (2006) 502 final, http://eur-lex.europa.eu 11 Presidency Conclusions of the Brussels European Council (13-14 March 2008): http:www.consilium.europa.eu/ue Docs/cms_Data/dcs/pressData/en/ec/99410.pdf
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resources, suppliers and skills.12 Cluster policies are designed and implemented at local, regional and national level, depending on their scope and ambitions. They offer a fertile environment for SME‘s to innovate and develop linkages with large companies and international partners. At the same time, although clusters benefit from the presence of large multinational companies, the integration of dynamic and innovative SME‘s into clusters is particularly important for helping clusters achieve high levels of excellence and innovation. Policy Makers should therefore consider the high potential of SME‘s when designing cluster policies. Clusters should be open, flexible and attractive to the best talent and expertise available and efforts at regional, national and EU level should facilitate the establishment of closer and more efficient linkages between clusters as well as leading research institutes. At the same time, cluster organisations should improve their support services and better integrate innovative SME‘s into clusters. 5.3.3 National Policies - Ireland’s Smart Economy In 2008 the Irish Government produced a framework for sustainable economic renewal titled ‗Building Ireland’s Smart Economy’ which sets out a clear roadmap for Ireland‘s move back to economic growth and prosperity, with investment focused on those areas where the economy can build on existing strengths, address weaknesses and ensure that the Irish economy is well positioned to take advantage of the eventual global upturn.
According to Government there are four elements to Ireland‘s recovery and future prosperity-
1. Continuing our public capital programme; 2. Supporting enterprise and knowledge economy; 3. Reducing our cost base, especially energy prices; and 4. Assisting those who have lost their jobs
One of the most important assets in Ireland‘s innovation system – and vital for a small economy with limited resources - is the quality of the public research infrastructure and its links to industry. Strengthening links between our research infrastructures and industry and transferring knowledge to the marketplace remain key goals of Ireland‘s innovation strategy. In this context, enterprise development agencies are addressing two issues: . The capacity of small and medium-sized enterprises to absorb and apply research and new knowledge; and . The increasing demand from enterprise for readily accessible applied research capabilities.13
5.3.4 Spatial Clusters – Growth Poles Within Ireland the concept of Spatial Clusters/Strategic Development Zones (SDZ) or ‗growth poles‘ were first mooted within the NSS in 2002 and this concept maybe revisited in light of current economic circumstances. There is abundant evidence to suggest that multinational firms prefer to work in clusters because of synergies, complementarities, better infrastructure, Research and Development and speedy access to domestic and foreign markets.
In general Ireland has a history of recovering well from mass layoffs and plant closures and paradoxically such situations have often proven to be innovation drivers that have strengthened the economy in the long run. The closure of Digital in 1993 spun out lots of entrepreneurs and the region
12 Staff Working Document on ―the concept of clusters and cluster policies and their role for competitiveness and innovations: Main statistical results and lessons learned‖, SEC92008)2637. 13 Innovation Strategy 2008 Department of Enterprise, Trade and Employment
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ultimately developed an Information Technology Cluster with the help of Government and agencies who assisted in developing the region to have competitive value. Many new ventures were created, based on devising new technologies, discovering new products, developing new markets and drawing much of their prior experience working within Digital Corporation.
The NSS 2002-2020 Strategy regarding Enterprise seeks to strengthen the emerging spatial clusters particularly around the city regions and other strategic locations by supporting the formation of self- sustaining clusters of economic activity in line with the national spatial structure that the NSS has established. Investment in high quality education, skills and research and physical infrastructure will only be effective in a globally competitive market if they are spatially co-ordinated and targeted at strategic locations.
Development Agencies (including the IDA) will continue to work towards supporting the development of the spatial structures of Gateways and Hubs to attract significant levels of enterprise investment and support innovation and entrepreneurship. The indigenous internationally trading enterprise base is widely based and the IDA will continue to target cities and towns with the potential to develop their advantages in terms of the existing enterprise base or economic, social or innovation infrastructure. Developing competitive advantage associated with such cities and towns supports the creation of an international competitive advantage in new and emerging service activities, the pharmaceutical and chemical sectors, information and communications technology, bio-pharmaceuticals, medical devices and engineering. The NSS also promotes the development of Strategic Development Zones close to Gateways whereby they will have access to a streamlined planning process.14
The Regional Planning Guidelines for the West- Issues Paper 2009 regarding Industrial Development also recommends the introduction and creation of SDZ‘s which could act as tools by which the industrial sector may develop. The management and deliverance of any objectives of the SDZ‘s have the potential to be married to form a cohesive policy on major industrial investment in the West Region.
This is in keeping with advancement of the integration of cluster policies by the EU into national reform programmes within the Partnership for Growth and Jobs. Strong clusters offer a combination of entrepreneurial dynamism, intensive linkages with top-level knowledge institutions and increased synergies among innovation actors. They contribute to the building of a knowledge-based economy and to achieving the objectives of the Lisbon Partnership for Growth and Jobs.
New cluster initiatives should therefore be designed and underpinned by a clear rationale based on identified business interests, regional strengths, specific competences and knowledge hubs of international excellence and market foresight. If such conditions are not fulfilled, it is unlikely that a cluster initiative will be successful. The challenge is to avoid a proliferation of cluster initiatives with little chance of long-term success. Cluster management should be recognised as a new professional qualification that requires high quality standards and professionalism to provide efficiently the services needed by enterprises and institutions working together in clusters and to fully exploit the benefits from university-industry-government relations. The EU Commission encourages such efforts, which have already started in some EU Regions.15
14 The National Spatial Strategy 2002-2020, p.97-98 15 Towards world –class clusters in the European Union: Implementing the broad-based innovation strategy. COM(2008)652 p. 4
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Galway Gateway is the driving force for economic development in the West Region, however the City Council acknowledges that the majority of large scale employment opportunities, in particular state assisted, will occur outside but immediately adjacent to the city boundary. This includes the provision of infrastructure, in particular, the co-ordination of transportation measures and projects, such as transport corridors, bus priority and park and ride. The city, as a designated national gateway, will remain an important location for services, high technology based industries and offices. Galway city will continue to act as the engine for these employment opportunities attracting investment, by providing necessary services, supporting housing supply, attracting provision of infrastructure and innovation with existing Third Level Institutions.
Ardaun/Garraun Strategic Node and the Strategic Economic Corridor, have the potential to become strong spatial clusters/Strategic Development Zones or ‗growth poles‘ for the City and County with the clustering of large MNC industries such as electronic, biotechnological and pharmaceutical companies and R&D within these areas. It is proposed that both Councils should provide an integrated approach to the provision of the best framework conditions and physical infrastructure in creating such spatial clusters. GCC propose to create Framework Plans/Local Area Plans for these locations as a priority under the CDP 2009-2015.
The potential development strategy as described above may also provide opportunities for Ballinasloe to develop innovative indigenous Enterprises/SME‘s based within such industrial sectors. This approach may create employment opportunities in sustainable technologies. It may also result in mutual benefit both for the Enterprises/SME‘s that may locate within the environs of Ballinasloe and to those larger industries seeking to establish themselves within Ardaun/Garraun and the Strategic Economic Corridor. Dynamic and innovative Enterprises/SME‘s may help cluster organisations/industries to achieve higher levels of excellence and innovation while at the same time those cluster organisation/industries may help Enterprise/SME‘s to innovate, develop linkages and support services eventually creating more synergies and complementarities between both in a spiral of growth and job creation. Ballinasloe Town Council would encourage and facilitate such a strategy in co-operation with Galway County Council and Galway City Council.
5.4 DETERMINANTS OF LOCATION ASSESSMENT FOR INVESTMENT On the basis of current trends in mobile investment and indigenous business start-ups, the following model of Location Assessment Criteria describes the major determinants of business location choice. The mobile investment for which Irish Regions are most successfully competing is now principally office- based with few heavy goods. The main inputs are intellectual skills and the outputs can often be delivered as small goods or online.
There are also some opportunities at strategic locations for pharmaceutical projects, logistics and, to a much lesser extent, ICT manufacturing. These require larger premises, a campus environment for buildings with different uses, logistics supports, high power networks, waste capacity and better connectivity links in addition to the requirements listed in the Table 5.4 below.
Findings indicate that: . Availability of suitable (office) premises and Broadband availability ranked the highest (scored 12) across all three type of industry (FDI, Small Office/HPSU‘s & Logistics)
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. Cost of Office Accommodation ranked second (scored 11). Deemed as Essential for FDI and Logistics. Certain to be a Decisive Factor for Small Office/HPSU‘s . Other Transport Links ranked third (scored 10). Deemed as Essential for Logistics. Certain to be a Decisive Factor for FDI and Small Office/HPSU‘s . Relevant Skilled Labour & Favourable Demographics ranked third (scored 10). Deemed as Essential for FDI and Certain to be a Decisive Factor for Small Office/HPSU‘s and Logistics . Access/Time to Dublin (Airport) ranked fourth (scored 9). Deemed as Essential for Logistics. Certain to be a Decisive Factor for FDI and Likely to be a Decisive Factor for Small Office/HPSU‘s . Attractiveness of Site Environment and Housing Availability & Prices ranked sixth (scored 7) Deemed as certain to be a Factor for Small Office/HPSU‘s and Likely to be a Decisive Factor for FDI and Logistics. . Proximity to Third Level College ranked fifth (scored 8). Deemed Certain to be a Decisive Factor for FDI and Small Office/HPSU‘s and Likely to be a Decisive Factor for Logistics
Table 5.4: Determinants for Location Assessment for Mobile Investment Smaller Office Large Office Criterion and Knowledge Logistics and FDI Sector HPSUs Relevant skilled labour and favourable demographic 4 3 3 projections Population mass of 250,000 within one hour 2 2 2 Availability of Suitable (Office) Premises 4 4 4 Cost of Office Accommodation 4* 3 4 Attractiveness of Site Environment 2 3 2 Proximity to third level college 3 3 2 Broadband availability 4 4 4 Choice of Broadband service providers 2 2 2 Access/time to Dublin (Airport) 3 2 4 Other Transport Links 3 3 4 Childcare availability 2 2 2 Housing availability and prices 2 3 2 Perception of overall quality of life (e.g. availability/quality of schools, sports and leisure 1 2 1 facilities, crime rate, environment)
Determinants of Location Assessment for Mobile Investment: 4 = Essential 3 = Certain to be a decisive factor between competing Irish locations 2 = Likely to be a decisive factor between competing Irish locations 1 = Desirable 0 = Not a significant determinant
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5.5 FUTURE INDUSTRIAL/ENTERPRISE STRATEGY FOR BALLINASLOE The County Spatial Strategy as contained within the CDP 2009-2015 has been prepared to identify the general spatial characteristics of the County and help shape development policies to encourage appropriate development in areas. It also has implications both for settlement and economic activity and seeks to provide a framework for investment and policy based on the strengths and weaknesses, opportunities and threats (S.W.O.T analysis) of the identified areas. The Strategy also recognises the importance of guiding economic development into appropriate locations to strengthen the Spatial Strategy and the Settlement Strategy for the county, including the promotion of the strategic economic and employment-creation opportunities in the Galway Metropolitan Gateway, Tuam Hub and within the Strategic Economic Corridor.
In general there are three different strategies to promote economic activity within Towns/Villages:
1. Attracting new companies 2. Retaining/growing existing companies 3. Starting new companies
Attracting new companies usually takes the form of attracting FDI by means of offering Tax Incentives or by making development sites available. The policy of attracting this type of investment to Ballinasloe under the present economic circumstances may not be fruitful in the short term but should remain a long term consideration of the Ballinasloe Development Plan 2009-2015. In the short term, policies to encourage the start up and to promote the expansion of innovative indigenous SME‘s as a means of more sustainable economic development for Ballinasloe may be more beneficial.
The availability of land with appropriate infrastructure, skilled labour and quality of life are critical locational factors and are difficult to fulfil at once. It has long been recognised by IDA and other agencies that key ingredients to attracting industry are to create the right environment with good physical infrastructure, secure energy supply, speedy access to national and global markets, quality shopping, housing, leisure facilities, as well as access to a high standard of education skills and R&D. The above location assessment criteria offers additional insights regarding industrial needs according to the size of the industry be it FDI/Large companies, High Potential Start Up Units (HPSU‘s/Small companies and Logistics/Warehousing companies.
The most salient issues across all types of companies include: . Access of suitable premises . Access to Broadband
Other critical factors include . Cost of premises . Transportation Links . Relevant Skilled Labour and Favourable Demographics
The following SWOT Analysis if derived from information available from Government agencies and other sources:
Strengths
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. Ballinasloe has a population of 6,000, which rises to 341,000 within a 60km radius. . The town is 1 hour drive east of Galway City, 15 minutes west of Athlone and 2 hours west of Dublin. . Ballinasloe is very accessible by road, rail and air. The town is about 50 minutes drive from Galway Regional Airport, 1.25 hours from Knock International Airport and 1.5 hours from Shannon International Airport and 2.5 hours from Dublin International Airport all of which provide ready access to the US, UK and Europe. . The town is a vibrant commercial center for its catchment area and in addition to being a successful base for Irish companies Ballinasloe & its surrounding area is also the operating base for a number of multinational companies including Valois and USCI. . Ballinasloe is served with both conventional and broadband networks. The town has a choice of carriers, which ensures competitive pricing and quality service. . National University of Ireland Galway (NUIG) in Galway City, Galway Mayo Institute of Technology (GMIT) in Galway City and Athlone Institute of Technology (AIT) in Athlone are important suppliers of academic and technical/research expertise to Ballinasloe. In total, the town has access to a (full- time and part-time) student population of c. 27,000.
Weaknesses . Vulnerability of some manufacturing sectors including downsizing . Lack of strong niche products in tourism and marina related services . Tourism share low . Reliance on Health Services Sector . Lack of significant advance in flagship industries in more progressive sectors including FDI . Low level of R&D & HPSU activity . Small and dispersed pockets of Industrial Zoning
Opportunities . Continued development of Enterprise Centres . Broadband and gas offer opportunities for business development . Trend towards small indigenous SME‘s and low reliance on foreign owned companies . Possible extension and improvement of retail activity . Potential for significant cluster type development within Ardaun/Garraun. The Strategic Economic Corridor may provide opportunities for the establishment of innovative SME‘s within Ballinasloe . Potential to encourage linkages and support services from established industry and Third Level Institutes within Galway and Athlone . Mid Shannon Tax Incentive Scheme . Construction-related opportunities from Transport 21 . Demand for new types of rural tourism including water based tourism . New marketing potential in relation to tourism under the Lakelands Marketing Initiative
Threats . Recent increase in the Live Register
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. Continued growth in Galway Gateway, Athlone Linked Gateway and lack of industrial growth within Ballinasloe has resulted in an increase in commuting to these centres for employment . Competition from other locations with attractive skills base, business infrastructure and access routes . Increased cost base for industry/business . Lack of investment in tourism infrastructure i.e. water based tourist infrastructure within the Town (i.e. marina infrastructure) . Increase in vacancy levels in residential properties
The Town Plan 2003 -2009 contained a development strategy to ensure the sustainable development of Ballinasloe in terms of vitality and viability, which is to consolidate the town centre. This strategy is in line with the National Spatial Strategy and this approach shall also be applied to the future development strategy for the town over the lifetime of the Ballinasloe Town Plan 2009-2015. Table 5.5: displays the Zoning Capacity within the Plan Area.
Table 5.5: Ballinasloe Development Plan 2003-2009 Zoning Capacity Zoning Category Amount of Undeveloped Zoned Land Available (Hectacres) I (Industrial) 7 h.a. BTP (Business Technology 8 h.a. Park) C1 (Town Centre Uses) 3.99 h.a. C2 (Commercial, Office and 3.75 h.a. Mixed Land Uses)
5.5.1 Industrial Lands The amount of Industrial lands zoned within the 2003-2009 Development Plan is comparatively small and consists of a number of dispersed pockets of land throughout the Development Plan Boundary. It is suggested that this zoning be increased and consolidated especially to the south east and to the south west of the Town Centre. This will enable land to become available for potential development opportunities for larger type industrial developments and logistic/warehousing type companies. It will also provide an opportunity for existing industrial companies to relocate into a cluster location. The upgrading of the N6 /M6 under Transport 21 will also provide enhanced road access and connectivity. Ballinasloe is presently served by 110kV network and substation, however the main 400kV line which extends from Moneypoint to Dublin (with interconnector to UK) is located some distance (15km approximately) south of Ballinasloe.
The main bulk of Industrial Lands are located to the south east of the Town Centre and east of the L4602 within the Poolboy Industrial Estate. A number of long established small to medium size companies are presently operating within this industrial estate. Recent planning applications indicate that future trends for industrial development within this zoning are also for small to medium size industrial companies for example:
. Planning permission 07/9082 was granted permission for 15 industrial units ranging in size from 190 square meters to 246 square meters
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. Planning permission 07/9014 was granted permission for 10 light industrial units, total area was for 1,830 square meters
It is proposed to increase and consolidate industrial zoning between the L4602, L46O1 & L4603 to the south east of the Town Centre . To zone lands to the west of L4602 which is presently zoned as R2 (Intermediary Residential Density) to Industrial Land (southern aspect) and to Residential Zoning (northern aspect) These amendments will provide synergies and complementaries to existing Industrial Lands to the east and with R2 (low-medium residential density) to the north. . Zoning of lands at Moher from Agricultural to industrial/Warehousing and Logistics. This area is located on the periphery of the town to the south west of the Plan Boundary between the R355 and south east of the new N6/M6 roundabout/interchange. This proposed change in zoning status is to provide for the relocation of Dubarry Shoe Manufacturing Ltd and for warehousing/logistics. The area is strategically located, it will provide easy access onto the upgraded N6 motorway/dual- carriageway and will also secure the potential for Ballinasloe to become an economic engine for industry and logistics as per the Galway CDP 2009-2015. However any development at this location would have to maintain a setback from the motorway and would have to be of a nature, which would not undermine the motorway interchange or the Town Centre. The Council would also need to have regard to the NRA Policy - Impact of Development on Interchanges. Development plan policies should reflect and safeguard the strategic role of interchanges in catering for the safe and efficient movement of inter-urban and inter-regional traffic. . Prepare a Master Plan for the Railway Station and its surrounding area with a view to provide for increased parking, a Neighbourhood Centre and a potential Integrated Transport Node (Rail, Bus Terminal and Park and Ride Facilities). This area has the potential in co-operation with Iarnród Eireann/Bus Eireann to improve public transport and to provide for enhanced Park and Ride and Bus facilities for the public. The station is currently being upgraded; present carparking facilities can accommodate approximately 50 cars. The Master Plan should be undertaken within the lifetime of this Plan and should provide connectivity links (via proposed footbridge) to the RN1 zoning north of the railway station and west of the R358. The Master Plan will when agreed by the Planning Authority determine the mix of development appropriate to the site.
5.5.2 Business Technology Park (BTP) As part of Ireland‘s policy at national, regional and local level to support mechanisms for transition to a ‗Smart Economy‘, it is essential that the Ballinasloe Development Plan 2009-2015 nurture innovation in knowledge intensive business. The provision of infrastructure for HPSU‘s, R&D and Enterprise Centres including flexible accommodation and broadband access are supported in this Plan and are seen as key drivers for economic development of the Town.
The Parkmore Business and Technology Park is the only land zoned within this category, located along the Roscommon Road (R357), the site presently contains two IDA clients (Valois and USCI). Presently there is some spare capacity within this IDA site. Parkmore Switchwear Ltd has presently relocated to a site at the entrance to this Technology Park. The Metropolitan Area Network (MAN) is routed along the site front boundary. In addition the electricity substation is located in the immediate vicinity of this location.
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The BACD Enterprise Centre located within the former St Enda‘s Hospital is located to the north of the IDA lands along the R357 and is also situated within BTP zoning. Most of the building has been refurbished to accommodate enterprise units and the building now supports a number of individual HPSU companies. The third floor of the building has yet to be renovated. The building presently accommodates approximately 15,000 square feet and provides employment for approximately 200 employees.
These provisions will help deliver a uniformed block/cluster of BTP zoning and will facilitate scope for expansion for micro enterprise, HPSU‘s and SME‘s within this area of the Plan boundary. Both sites have good access - along the N6/M6 a national primary route to the south and along the R357 a national secondary route to the north.
5.5.2.1 HSE Lands St Brigid‘s Assessment Centre (Zoned as C2 Commercial and Mixed Use under the 2003 Plan). Mental Health services have undergone a huge transformation and services are largely based within the community as opposed to going into hospital. Here each client is individually assessed on their suitability and a package of care is developed for them. It is proposed to retain the current zoning status for this site and to rezone lands immediately adjacent from Agriculture to Community Facilities Zoning (CF). Development work is currently underway for the construction of a 60 bed nursing home.
St Brigid‘s Hospital and Lands - should also consider future uses for St Brigid‘s Hospital and lands. Current zoning is Commercial and Mixed Uses (C2), Open Space (OS) and Community Facilities Zoning which is located to the north eastern portion of the site. The site is quite extensive (approximately 40 acres in total) and contains a number of distinctive buildings in cut limestone which are listed within the Record of Protected Structures (RPS). This element of the East Galway Mental Health Service currently cares for 180 people. In addition, 60 people have moved from high or medium support residences to independent living. Mental Health Services were traditionally hospital-based but more recently these services are available in local areas with the development of Day Hospitals and Day Centres throughout the county.
The Ballinasloe Day Hospital and Day Centre at Brackernagh (located along the Galway Road - N6) also provides integrated community services and was the first of its kind in the region when it opened in 2002. Patients can now attend for daily appointments, counselling, treatment and medication and return to their homes. It is an objective of the Ballinasloe Development Plan to require a Master Plan (in conjunction with the HSE and the East Galway Mental Health Service) for St Brigid‘s Hospital site with a view to determining the nature and extent of proposed uses and how these lands could be developed as a whole.
5.5.3 Office Development The 2003 Development Plan encouraged over- counter office development to be located within the Town Centre and the promotion of the use of vacant or under-utilised upper floors for office development. Outside C1-C2 Zones the Plan would only consider office development within Business and Technology Park Zones or on Industrially Zoned lands. The 2009-2015 Plan will continue to support this strategy.
. Change of use from shops to offices in the Town Centre Zone will now be judged on the merits of the proposal on a case by case basis.
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. Property suitable for single family residential accommodation will under the Plan be considered as suitable for conversion to offices based on the merits of the individual proposals.
There are plenty of opportunities for small to medium scale office development within the town centre and associated backlands. These underutilised backlands are located predominately behind the northern side of Main Street and Society Street and are situated in what is considered the Town Centre and the Commercial Core. The standard of the buildings are generally poor within the backland areas, while in contrast the main commercial streets are in good condition. It is considered that the potential for office type developments within these areas will lead to their rejuvenation and revitalisation over the Plan period.
5.5.3.1 Electronic Courtyards Main Street and Society Street have a number of archways leading to the rear of the building line. This distinctive streetscape character has redevelopment potential (based on the merits of the proposal) for micro enterprise and electronic courtyard type development. The objective is to generate incremental business activity by offering the entrepreneur a turn-key residential and business solution with all the convenience of advanced facilities in a quality –lifestyle location.
‗Courtyard Buildings‘ maybe composed of detached homes, townhouses, apartments as well as up to 10,000 square foot of wired office accommodation and including the provision of Broadband. One such residential/business unit may have the capacity to accommodate 5 persons in knowledge-based enterprise such as software development, graphic design, and web development.
In the absence of the Urban Renewal programme this strategy has the potential for regeneration and enhancement of brownfield sites that may fall into dereliction. It would also provide an opportunity to consolidate the town core.
5.5.4 Employment and Economic Development Policies Policy EE1 Ensure that economic development is balanced and consistent with the overall County Development Strategy as outlined within the CDP 2009-2015 and with the overall strategy for the future development of Ballinasloe as a whole Policy EE2 Support employment creation including where it can mitigate against long distance commuting. Policy EE3 Encourage and facilitate existing and/or future decentralisation to Ballinasloe. Policy EE4 Support innovation and enterprise to facilitate excellence in employment generation within Ballinasloe and in the creation of linkages and support frameworks with existing and potential industrial clusters within Galway Gateway, Ardaun/Garraun, the Strategic Economic Corridor and within Athlone Linked Gateway Policy EE5 Foster networks and clusters of local economic activity, so that together their concentration becomes more important in the regional and national economy. Policy EE6 Ensure sufficient quantities of suitably located lands are zoned for employment uses in a range of sizes and locations in order to facilitate the growth of industrial, enterprise creation and mixed use development within Ballinasloe Town Policy EE7 Actively encourage, facilitate and provide for the location and development of knowledge- intensive and technology based specialisation companies within the town, as appropriate, in accordance with development/environmental standards.
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Policy EE8 Facilitate and work pro-actively with other interest groups (both public and private sector) in the location of industry, business and enterprise in particular by: Zoning of lands for both industry and business/employment uses which can facilitate the provision of large-scale and small-scale development, as appropriate. This includes the identification and possible reservation of lands at suitable locations, which will accommodate, where appropriate - business/commercial activity, industry, enterprise, logistics, retail etc. having regard to proper planning and sustainable development. The Council will protect zoned lands from inappropriate development that would undermine future economic activity or the unsustainable development of such areas. Policy EE9 Create and maintain a unique and attractive town to attract foreign direct investment and employment Policy EE10 To co-operate with local, regional and national enterprise authorities, most notably IDA, Enterprise Ireland, Galway County Enterprise Board, Shannon Development and FÁS in the attraction of investment into Ballinasloe, including both overseas investment, local investment/education and the provision of employment/enterprise within the Town Policy EE11 Encourage the Galway County Development Board (GCDB) in its support of indigenous Enterprises/SME‘s, and the enhancement of their skills base especially those within the traditional sectors which are facing particular challenges in adapting to changing conditions Policy EE12 Facilitate the implementation of the Mid Shannon Tax incentive Scheme within the proposed qualifying areas including Ballinasloe Urban and Ballinasloe Rural DED‘s Policy EE13 Facilitate the provision of high quality serviced sites/land ready for industrial/commercial development including workspace units with broadband connectivity within Ballinasloe Town Policy EE14 Actively encourage the redevelopment of brownfield sites for enterprise and employment creation throughout the Town Policy EE15 Facilitate the relocation of industries where they may wish to move to a more economically viable site or where conflicts with adjacent uses arise. Policy EE16 Promote PPP in the provision of industrial sites and business parks Policy EE17 Support the Galway County Development Board (GCDB) in investigating innovative approaches towards the development and densification of quality employment enterprise clusters of various sizes including Incubator units for start up firms and other small business, Smaller Office/Electronic Courtyard type development and Knowledge Sector HPSUs Policy EE18 Promote and encourage home based economic activity and the establishment of live/work units subject to the protection of the amenities of residential areas Policy EE19 Provide for a diverse range of employment needs so that people with a diverse range of skills can find work in the town. Policy EE20 To apply a flexible approach to the zoning of entrepreneurial start up business and small scale industrial and employment generating activities, where it can be demonstrated that the proposed use would have minimal impact on adjoining uses, primarily residential property. Policy EE21 To maximise the use of available land, including the intensification and re-use of existing land and buildings. Policy EE22 Support the growth of third level institutions, in particular research and development, and
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facilitate/assist in the fostering of links with business/industry and in their establishment within the town Policy EE23 Co-operate with neighbouring local authorities and regional authorities in seeking the development of corridors such as the Strategic Economic and Atlantic Corridors. Policy EE24 Promote Ballinasloe as a business location for graduates of Third Level Institutions Policy EE25 Support the strategy for economic development as set out by the Regional Planning Guidelines for the West 2004-2016 and the County Development Plan 2009-2015 Policy EE26 Work with and support the IDA/ Enterprise Ireland in the creation of clusters both at local and regional level. Policy EE27 To encourage, in co-operation with Enterprise Ireland, the Galway County Enterprise Board (GCEB) Shannon Development and other local development bodies in the development of further small to medium scale indigenous industries and services. Further, to promote the establishment of a number of small incubator units within designated areas to accommodate new business start-ups. Policy EE28 It shall be the policy of Ballinasloe TC to protect the strategic role of national roads including route corridors of planned national roads and particularly the motorway network to ensure that they continue to function as conduits of traffic in a safe and efficient manner. Policy EE29 Promote and enhance existing and potential training/education facilities within Ballinasloe by encouraging linkages with Third Level Educational Institutions in order to develop and enhance their range of training services within the Town. Policy EE30 To zone suitable lands to facilitate employment generation and to facilitate the development of employment creating land uses at these identified locations in accordance with the principles of proper planning. Policy EE31 Encourage indigenous innovation and enterprise by identifying land where suitable start up business and enterprise can locate for entrepreneurs Policy EE32 Consolidate Industrial Zoning within the Poolboy Area by zoning existing agricultural lands to the east of present industrial lands, south of the L4601 and to the west of the L4602 (land previously zoned as R2 Intermediary Residential Density) Policy EE33 Zoning of agricultural lands at Moher located to the south west of the Plan Boundary (between the N6 and R355) to Industrial and warehousing/logistics. This may facilitate the relocation potential for existing industry as well as the provision of warehousing and logistics for Ballinasloe. This location has potential to deliver fast and easy access onto the new N6 via the proposed roundabout/interchange. Policy EE34 Liaise with the Higher Institutes of Education and FAS and other educational bodies in establishing Ballinasloe as an attractive location for economic activity Policy EE35 Support GCEB in adopting a proactive approach to re-skilling redundant workers based on a lifelong learning and skills development strategy. Promote this strategy through existing enterprise agencies including FAS and Teagasc and delivered in partnership with the private sector
5.5.5 Employment and Economic Development Objectives Objective EE1 Facilitate and encourage the establishment of all types of industry/enterprise which are considered compatible with surrounding uses on suitably zoned sites. Objective EE2 To co-operate and seek to facilitate local community based development groups in
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developing industrial/enterprise clusters as appropriate. Objective EE3 To continue to liaise and work alongside the enterprise agencies, ESB, Broadband providers and the private sector, to develop enterprise space at various locations within Ballinasloe. Objective EE4 In consolidating the urban form, support the location of quality employment and residential developments in proximity to each other in order to reduce the need to travel and the dependence on private transport Objective EE5 Ensure that a high standard of design, layout and amenity is provided and maintained at locations selected for industrial/enterprise development Objective EE6 To identify a range of optimum locations which can present opportunities for the location of specific/specialised enterprise and employment within Ballinasloe. Objective EE7 Facilitate the development of High Potential Start–Up Units (HPSU‘s) and SOHO (small office home office) at appropriate locations within the Town Objective EE8 Facilitate the provision of ‗Courtyard‘ type developments in Ballinasloe Town so as to accommodate economic activity and job creation Objective EE9 Encourage and promote a high quality of industrial/enterprise development within the plan area. Objective EE10 Require the preparation of a Master Plan for the reuse of St Brigid‘s Hospital and grounds. The Master Plan shall be agreed in writing with the Planning Authority. Objective EE11 Where industrial sites are developed adjacent to residential areas and community facilities, buffer zones shall be provided as well as adequate screening in the form of planting, landscaping and mounding as appropriate. Objective EE12 The Council shall have regard to the NRA Policy - Impact of Development on Interchanges including the provision of minimum setbacks and would also have to be of a nature, which would not undermine the motorway interchange. The Council shall also have regard to NRA ―Policy Statement on Development Management and Access to National Roads‖. Objective EE13 Prepare a Master Plan for the railway station area and including lands to provide for increased parking and a Neighbourhood Centre and incorporating measures to eliminate flood risk. No development will be permitted on these lands in advance of the developer being able to satisfy the planning authority that satisfactory arrangements can be put in place to eliminate any potential flood risk which exists. Objective EE14 Facilitate the provision of childcare facilities in appropriate locations thereby promoting labour market participation, access to training, education and employment among parents of young children Objective EE15 Promote and encourage the establishment of Third Level facilities and including R&D within Ballinasloe Objective EE16 Facilitate the relocation of the Dubarry business to lands zoned industrial to the Southwest of the Town and to require the preparation of an overall Master Plan to guide the future development of the existing site. It is intended that any proposed Master Plan for the development would have limited retail provision so as not to undermine the viability of the Town Centre. Objective EE17 Facilitate the preparation of a Master Plan for the future use of the lands at Garbally Demesne that provides for new development on appropriate lands, which are surplus
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to educational requirements, to facilitate the provision of new and improved educational and related facilities. Objective EE18 Require the preparation of a Master Plan for lands located on the Dublin Road to ensure a quality, appropriate and co-ordinated development of this strategic site overlooking the River Suck on the approach to the Town Centre. Objective EE19 A Road Safety Audit is required for all development that incorporates a proposal for a new access to a national road and where the development may give rise to a significant increase in traffic on an existing access to a national road. Objective EE20 A Traffic Impact Assessment is required where a development gives rise to a Significant increase in traffic. These need to be assessed in association with their cumulative impact together with neighbouring development. Objective EE21 Where uses exist as non-conforming uses it is the policy of Ballinasloe TC to facilitate their relocation or their continued operation provide that they do not seriously detract for the zoning objectives for the area or from residential or other amenities Objective EE22 Ballinasloe TC shall have regard to NRA Policy - Impact of Development on Interchanges. Development plan policies shall reflect and safeguard the strategic role of interchanges in catering for the safe and efficient movement of inter-urban and inter- regional traffic. Objective EE23 Ballinasloe TC shall have regard to the Guidance as in the DoEHLG/DOT/DTO publication ―Traffic Management Guidelines‖ and ―NRA Design Manual for Roads and Bridges: (HD 19/01 Road Safety Audits) (HA 42/01 Road Safety Audit Guidelines). Objective EE24 Ballinasloe TC shall comply with the requirements of the EU Transportation Noise Directive 2002/49/EC and the proposed Galway County Council Transportation Noise Plan in the exercise of its Development Management Functions and in the planning and development of its own projects.
5.6 PROVISIONS FOR THE PREVENTION OF MAJOR ACCIDENTS (“SEVESO 11” DIRECTIVE)
5.6.1 Introduction The E.U Directive (96/82 EC) on the control of major accident hazards, commonly referred to as the Seveso II Directive was adopted on the 3rd February 1999. It was introduced into Irish Law through statutory instrument i.e. the EC (Control of Major Accident Hazards Involving Dangerous Substances) Regulations 2000 (S.I. No. 476 of 2000), on the 21st December, 2000. The Directive aims to prevent major accident hazards involving dangerous substances and chemicals and the limitation of their consequences for people and the environment. These objectives must be pursued through controls on the following: 1. The siting of new establishments 2. Modifications to an existing establishment to which Article 10 of the Directive applies 3 New developments, including transport links or locations frequented by the public and residential areas in the vicinity of existing establishments where the siting of such developments are such as to increase the risk or consequences of a major accident
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Article 12 of the Directive provides that appropriate consultation procedures must be put in place so as to ensure that before decisions are taken, technical advice is available to Planning Authorities in respect of relevant establishments. The Health & Safety Authority (or the National Authority for Occupational Health and Safety, NAOSH) provides such advice where appropriate in respect of planning applications within a certain distance of the perimeter of these sites. The distance varies depending on the nature of activity at the site. Such technical advice will be taken into account in the consideration of applications for planning permission.
In establishing whether Regulations apply to a particular establishment, the primary criteria to be assessed is whether dangerous substances are present in quantities equal to or in excess of those listed in the First Schedule of the Planning and Development Regulations, 2001, as amended.
There are 2 tiers of industries - lower and upper tiers, depending on the quantity of substances used, handled or stored on site. Regulations require different duties of operators for lower upper tier establishments. Presently there are no Seveso II sites located within the Ballinasloe Development Plan Boundary. The nearest site is located at Elan in Monksland
5.6.2 Major Accidents Policies Policy MA1 Consult with the Health and Safety Authority when assessing proposals for development classified under the Seveso II Directive. Policy MA2 Comply with the ―Seveso II Directive 96/82EC with regard to the prevention of major accidents and limiting their consequences Policy MA3 Have regard to Galway County Council‘s Major Emergency Plan, in addition to the provisions of the Fire Services Act, 1981, in assessing developments.
5.6.3 Major Accidents Objectives Objective MA1 To ensure that proposed new establishments classified under Seveso II Directive shall not present an unacceptable risk to the health and safety of existing populations. Objective MA2 To ensure that development in the vicinity of Seveso II sites shall be assessed having regard to the Major Accidents Directive, the potential risks to health and safety and the need to maintain a suitable separation distance between such sites and new developments. Objective MA3 To reduce and to limit the consequence of major accidents involving hazardous substances by consulting with the Health and Safety Authority in respect of all proposals for development involving Dangerous Substances or for development in the vicinity of such establishments. Objective MA4 Facilitate the implementation of the ―Seveso 11‖ Major Accidents Directive and in doing so the Council will have regard to major infrastructure projects including transport links, gas pipeline, rail links, major roads and locations frequented by the public and residential/community areas in the vicinity of existing establishments, where the siting of establishments are such as to increase the risk of consequences of a major accident
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SECTION 6. RETAIL DEVELOPMENT
6.1 RETAIL
6.1.1 Introduction - Retail Planning Guidelines Retail Planning Policy at both national and sub-national level is shaped by the Retail Planning Guidelines (RPG‘s) for Planning Authorities published by the Department of Environment and Local Government in December 2000 and amended in 2005. The aim of the RPG is to provide a comprehensive framework to assist Planning Authorities to prepare policies for incorporation in Development Plans, to assist the assessment of development proposals and to help retailers and developers in formulating development proposals.
The five key policy objectives of the Retail Planning Guidelines (RPG) are to:
1. Ensure plans incorporate clear retail polices and proposals for retail development. 2. Facilitate a competitive and healthy environment for the retail industry. 3. Promote forms of retailing that are easily accessible – particularly public transport in a location, which encourages multi–purpose shopping, business and leisure trips on the same journey. 4. Support the continuing role of the town centre as a preferred location for retail development. 5. Establish a presumption against large retail centres located adjacent or close to existing new or planned national roads/motorways (Retail Planning Guidelines 2005).
Central to the guidelines is the principle of a hierarchy. The guidelines highlight the retail hierarchy within the state and promote this approach as being a sustainable basis for considering zoning requirements for retail developments. The guidelines stress the importance of town centres and indicate that the vitality and viability of such centres is critical to the retail element. They indicate that it will be appropriate for planning authorities to adopt a pro-active role in enhancing town centres so that they can achieve their full potential and continually improve as retail destinations.
The guidelines reiterate the floor space caps imposed by the Local Government (Planning and Development) General Policy Directive (Shopping) 1998: A capping of 3,500m² in the Greater Dublin Area and 3,000m² elsewhere within the state on food store development.
The Guidelines consist of 4 main strands:
1. General Policies and Objectives: All development Plans should contain policies and proposals for the development of retailing and should reinforce the continuing role of urban centres as the preferred location of retail development 2. The retail hierarchy: which supports the consolidation and promotion of retail infrastructure are recommended across a range of centres extending from large-scale areas to local and village centres. Four tiers of retail hierarchy can be identified in Ireland (Tier 1: Metropolitan Dublin; Tier 2: Cork, Limerick, Galway and Waterford; Tier 3: can be subdivided into larger and smaller towns, some of which would function as third tier towns to a greater or lesser extent than others and which would include Ballinasloe having regard to its population; Tier 4 of the hierarchy comprises of a large number of small towns with a population in the range of 1,000-5,000 persons.
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3. Retail environment health and accessibility checks: This refers to the need to secure the viability and vitality of existing town centres. The promotion of sustainable forms of development that are easily accessible, particularly by public transport, is advocated to facilitate a healthy and competitive environment for the retail sector of the future. The Retail Guidelines advocates the ‗sequential approach‘ to determine retail planning proposals; this recognises the importance of sustaining town centres and their retail importance, vitality and viability. 4. Retail strategy and floor space limits: sets out the required content of the retail strategy in Development Plans. It also indicates methodologies for the preparation of retail strategies and criteria for the assessment of retail development proposals. Application of these criteria enables the identification of shopping population catchments for existing centres of population and also facilitates forecasting of future requirements for additional retail space in individual centres of population
The Retail Planning Guidelines (RPG) also outline general principles for assessing new developments and indicates types of development where more particular criteria may be used. These include:
. Regional Shopping Centres . District Centres . Large Food stores . Discount Food Stores . Retail Parks and Retail Warehouses . Factory Outlet Centres . Retail Warehouse Clubs . Shops in Small Towns and Rural Areas . Village Shops . Local Shops . Petrol Filling Stations
The Local Government (Planning and Development) General Policy Directive 1998 indicates that the retail sales area of all supermarkets (outside the Greater Dublin Area) should be less than 3,000 square meters. In the absence of an Integrated Area Plan under the provision of the Urban Renewal Act 1998, the cap of 6,000 square meters will continue to apply to retail warehousing units in Ballinasloe.
A Retail Impact Analysis (RIA) may be required as part of a planning application for shopping centres, retail activity or large food/grocery chain stores, where the Planning Authority considers it necessary. Such developments will be assessed as to whether they will:
1. Support the Town Centre 2. Cause sufficient impact to undermine the quality of the centre 3. Diminish the range of activities and services 4. Increase the incident of vacancies 5. Ensure a high standard of access 6. Link effectively with the nearby town centre 7. Encourage multi-purpose trips 8. Act as a driver of regeneration, with the reuse of inner urban sites
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6.2 REQUIREMENTS FOR DEVELOPMENT PLANS In order to accommodate retail development in an efficient, equitable and sustainable manner, the retail guidelines require Local Authorities to incorporate clear policies and proposals for retailing into development plans. The RPG recognise that because retail planning requires the consideration of catchment areas, jointly prepared retail strategies may be appropriate for some local authorities. This is because catchments may extend beyond administrative boundaries.
6.3 GALWAY RETAIL STRATEGY 2002 The Galway County Retail Strategy was published in 2002 and adopted in 2003. Under this Retail Strategy, Ballinasloe is identified as a Second Tier Town – these towns are the largest in the County and have catchments which extend beyond their boundaries to the surrounding hinterland. Second Tier Towns have also a diversity of functions and are long recognised as the principle county town for shopping. They also exhibit a range of higher order retail, service and specialist functions not found in smaller settlements.
The 2002 Retail Strategy noted that Ballinasloe performs badly and that there is a ‗high degree of dissatisfaction with both the level of entertainment /events and with the provision of shopping facilities in the town‘ (p. 21 &24). This strategy also identifies the problem of expenditure leakage allied to the attractive draw of Athlone and Galway and states that ‗this needs to be re-captured‘.
Although a revised Retail Strategy for the County was prepared in 2005, it was never adopted. The overall objective of the proposed Strategy 2005 was to provide guidance on the location and scale of new retail developments. The strategy advocated that where retail developments are proposed they should be efficient with respect of market demands, equitable by virtue of location, and sustainable in relation to modal distribution.
6.3.1 Retail Hierarchy The retail hierarchy within the county reflects the retail function of the town in question and is illustrated within the following Table 6.1.
Table 6.1: County Retail Hierarchy Retail Hierarchy Tier One – Major Town Centre Galway City
Tier Two – Main County Town Ballinasloe, Tuam, Loughrea Centres Tier Three – Sub County Town Level 1:Gort, Oranmore, Clifden, Portumna, Athenry Centres Level 2: Oughterard, Headford, Claregalway, Moycullen, Bearna, An Spidéal Tier Four – District Centre Knocknacarra in City Ardaun*, Tier Five – Village Centre / All other settlements in County, Neighbourhood centres Neighbourhood Centre in City and County Tier Six – Corner Shop / Local In City and County Shop * Ardaun has not been developed; this is its expected position on the hierarchy.
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Tier Two: Main County Town Centres - Ballinasloe, Tuam and Loughrea are the largest towns in the county, they have catchment areas that extend beyond their boundaries to the surrounding hinterland. The towns have a diversity of functions and are long recognised as the principal county towns for shopping. These towns exhibit a number of higher order retail, service and specialist functions not found in the smaller settlements and national supermarket chains. Although of county status the towns are limited in size and development of shopping facilities are affected by the proximity of Galway and Athlone. When compared to the city, their level of comparison shopping and range of non-retail services are low. In 2002 they had in total 30,093m² i.e. approximately 30% of the retail floorspace equivalent to what is provided for by the whole of the city (including retail development outside of town centre). Ballinasloe had a relatively low percentage of floorspace for its population and had only 45% of its floorspace dedicated to comparison/bulky goods. Tuam had almost 70% of its retail floorspace dedicated to comparison/bulky goods. This suggested that Ballinasloe may have had a poor retail provision and that expenditure generated in the town and environs leaked elsewhere.
It is the objective of all current strategies/plans that affect retailing in Galway that the role of these towns would be strengthened including their retail function.
Table 6.2: Estimated retail floorspace requirements in Galway up to 2011 Area Convenience m² Comparison m²
Galway City 10,500 35,000
County 6,500 30,000 Towns Total 17,000m² 65,000m²
Table 6.3: Estimated retail floorspace requirements in Galway up to 2011–allowing for recapture of floorspace back to settlements outside of the city in line with the GTPS. Area Convenience m² Comparison m² Galway City 9,000 30,000 County 8,000 35,000 Towns Total 17,000m² 65,000m²
6.3.2 Policies and Initiatives . As far as possible, new retail development proposals should be encouraged in the town centre. Plans should identify the core shopping area / commercial core and provide guidance on the location of new development within this area and edge of centre locations. . Development proposals should also enhance the retail environment and support the role of the town centre for example- - The character of the existing area. - include environmental improvement proposals - Traffic management proposals including the provision of choice of transport modes and adequate parking facilities.
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. The core shopping areas identified for surveyed towns shall be considered and a sequential approach shall be applied in a manner to meet local circumstances. Where retail development is located appropriately, it will avoid long term vacancy in a town centre. . Consideration should be given to actions to promote the regeneration and enhancement of town centre areas. . Issues identified under the health checks shall be considered in the preparation of Plans for surveyed towns. . Plans should also set out criteria for the assessment of future retail developments and take cognisance of the guidelines provided for specific retail formats set out in the Retail Planning Guidelines. . Neighbourhood and local shopping facilities should also be encouraged at appropriate locations and shall not detract from the primary role of a town centre. . Plans should make provision for the establishment of retail warehouses at appropriate locations, having regard to the retail hierarchy. Where it is not possible to identify edge of centre sites, out of centre locations may be considered where there is some public transport access and good linkage with the nearby town centre. Shed type developments shall be strongly discouraged. There shall be an emphasis on high quality siting, design and landscaping. Plans shall also provide guidance limiting the type of goods permitted in retail warehousing areas. This will ensure that uses do not take place that detract from the retail functions of town centre areas.
Under the new County Development Plan (CDP 2009-2015) it is now proposed to prepare a Joint Retail Strategy in conjunction with Galway City Council within the lifetime of this Plan.
6.4 DEVELOPMENT POTENTIAL FOR BALLINASLOE
6.4.1 National Context In recognition of its size and potential for growth, Ballinasloe has been designated as an ‗Urban Strengthening Opportunity‘ in the National Spatial Strategy 2002-2020. This highlights, at the national level of policy, the support for the future growth of Ballinasloe. The NSS advocates that towns identified as ‗urban strengthening opportunities‘ should seek to accommodate new growth and facilitate investment. Ballinasloe‘s strategic location along the N6 will allow for this investment and growth to be channelled into the town, improving the range, quality and quantity of functions which the town currently offers.
6.4.2 Regional Context At Regional level the town‘s future potential for growth is recognised and supported through its designation as a Key Town under the RPG‘s for the West Region. Regional policy envisages that Ballinasloe should capitalise on its linkages with Galway and Athlone in order to facilitate its own expansion and its ability to offer and attract inward investment. Regional policy provides that Ballinasloe should seek to accommodate and facilitate commercial and employment growth in order to enable population growth. The RPG policy for the West proposes that the Ballinasloe hinterland identified under the NSS as ‗Village Strengthening and Rural Areas Opportunities‘ should be supported by Ballinasloe and that its broad range of functions should accommodate and serve the needs of its predominately rural hinterland assisting in their development and diversification.
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6.4.3 Local Context
6.4.3.1 The County Development Plan 2009-2015 The Galway CDP 2009-2015 County Context (Map SP4) highlights Ballinasloe as an Economic Engine/Riverland with potential in services, commerce, industry, logistics, marina and hotels. The Plan also contains a number of policies and objectives in relation to retail development for the County including:
Policy ED12: The PA will prepare a Joint Retail Strategy in conjunction with Galway City Council for adoption within the lifetime of the CDP. Policy ED14: The PA will consider the possibility of a Regional Retail facility within the Galway Gateway area, subject to the provisions of the Retail Planning Guidelines, the locational requirements of such a facility, the transport assessment requirements and in accordance particularly with the provisions of Paragraph 26 of the Retail Planning Guidelines (RPG)
The Galway CDP also contains a number of Objectives which seek to support the vitality and viability of town centres and main streets, to promote a high quality retail development in accordance with Development Management Standards as set out in S.11.4 of the Galway County Development Plan 2009-2015. The PA will also prepare a policy document setting design standards for retail signage and fronts of retail /commercial development (Objective ED5 of the Galway CDP).
6.4.3.2 Ballinasloe Development Plan 2003-2009 Adopted in 2003, this Plan provides an insight into the prevailing shopping patterns and retail market within Ballinasloe and recognised that there is potential for the town to capitalise on ‗interesting possibilities for future growth and development‘ with a vision for a self-sufficient centre capable of social and economic interaction with both the Galway region and Athlone. The 2003 Plan recognises that Ballinasloe has an important sub regional role in terms of shopping within the County and that it is the main urban centre in the east of the County. In maintaining this role, the Plan supports the town centre as a focal point for a variety of commercial activities and places an emphasis on a continued focus to meet the needs of the expanding population. Specifically the Plan aims to promote both a range of shopping facilities in the town core and economic sustainability. The 2003 Plan also aims to promote and maintain the town‘s full retail capacity, increase desirability and ensure the long term vitality/viability of the town.
Section 2.3.1 of the 2003-2009 Ballinasloe Development Plan states that in order to maintain its sub- regional role in terms of shopping it is necessary to intensify land use in the established town core and continue to focus on meeting the needs of the expanding local population. The Development Plan also states that the expansion of both Athlone and Galway has diminished the vitality and viability of the town‘s commercial core and as a result Ballinasloe is not in a position to compete on a regional basis. The Plan advocates that the town - ‗Must increase the critical mass of it’s shopping to maintain its current catchment population and strengthen its position within the region’s retail hierarchical structure’.
6.4.3.3 Ballinasloe Townparks Action Area Plan 2003-2009 The backlands of Main Street and Society Street and the lack of connection between the town centre and the river are the subject of a number of objectives within the Ballinasloe 2003-2009 Development
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Plan. The Ballinasloe Action Area Plan was designed to address these issues and to provide a framework for the redevelopment of the Townparks Area.
This Plan provides for an enhanced physical urban environment achieved through townscape improvements, quality design of new build and sensitive renovation, and the conservation of continuous street lines and built form. A considerable portion of the study area is within the town centre Architectural Conservation Area (ACA) and the Plan advocates that modern design should compliment and enhance the character of the existing, taking account of the DoEHLG Guidelines for works close to buildings with heritage value. The Plan proposed that new civic spaces should be created as part of the Townparks Development and should include a new square which would become a focus of commercial activity. It is proposed that the square would be located in close proximity to the existing town centre with strong connections between old and new.
The Plan proposes that an improved public realm to be achieved through road widening and planting along Main Street will enhance pedestrian areas. Active frontages should also be created to all sides of buildings, particularly the river side providing passive surveillance of the amenity areas and the proposed new cycle/walkway. Buildings should be formed to frame important views to and from the river establishing new visual connections between the town centre and the river. The Plan recommends that the building heights should be mostly three storeys as experienced on the Main Street at present with four storeys being appropriate at important locations such as the new square (which shall form the focus of commercial activity) or some gateway buildings. No single storey buildings will be permitted.
The Plan also contains a number of proposals in relation to access. A new ‗street‘ is proposed rather than a ‗link road‘ and shared pedestrian/vehicular surfaces possibly one way only entry/egress points. A number of existing lanes have been identified within the Plan as having potential to form important pedestrian connections between the new developments and the existing town centre. This is also highlighted within Transportation Objective T6 of the Development Plan 2003-2009 which refers to the need to develop pedestrian links to the backlands of Society Street and Main Street.
A new parkland area as well as a linear walkway along the River Suck is also proposed. Fishing, canoeing and non –motorised water activities to be encouraged along the proposed park as outlined in Objective EE2 of the Development Plan.
6.4.3.4 Ballinasloe Action Area Plan This Plan was made on the 02/09/03 as a material variation to the Ballinasloe Development Plan 2003- 2009 and contained zoning changes, (EMA – Environmental Management Areas and Industrial - to C2 Commercial and Mixed Uses and Residential Density R3/R2) the subject of the variation. This has allowed for the expansion potential of C2/C1 zoning to the south east of the centre of the Town.
6.5 EXISTING URBAN STRUCTURE WITHIN BALLINASLOE The Development Plan 2003 identifies a number of issues within the existing urban structure of Ballinasloe.
1. The Town is typified by a dispersed pattern of development. Some developed areas extend far out along the town‘s approach roads, especially along the N6, while undeveloped lands remain close to the town centre.
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2. The commercial core of the town (concentrated along Dunlo Street, Market Square, Society Street and Main Street) is very contained and it is acknowledged that the commercial developments around the town comprise of small scale local neighbourhood type shops.
There are a number of reasons for this including the presence of the flood plain of the River Suck and the large amounts of institutional lands in the town (hospitals, educational establishments). In addition, modern ribbon development has accentuated this pattern and much new housing in the form of low- density estates with very little apartment development, has spread out along the main approach roads. It is a pattern of development that is regarded as undesirable and unsustainable.
The town has now the benefit of an inner relief road – Sli na hAbhaninn Road and will shortly have a full Bypass. Ballinasloe has seen significant growth in recent years with extensive new housing developments and the arrival of retailers such as Lidl and Tesco and including the locational potential for Aldi and Dunnes Stores.
Ballinasloe is an important urban centre that serves a significant population within the town and its environs as well as the wider rural hinterland. The Town also has a sub regional role in relation to retail, community facilities and employment. While it is significantly smaller than Athlone and Galway City and carries a more limited range of retailing, commercial and employment opportunities, Ballinasloe still plays a very significant role within this sub region. It also has a number of regionally important facilities such as Portiuncla Hospital and St Brigid‘s Mental Hospital.
The town has expanded its retail capacity in recent years with the presence of retail multiples such as Lidl (located south west of the Town Council buildings) Tesco, the old store, located along Sarsfield Road (R348) with planning permission granted for a new replacement Store for Tesco and a new Aldi Store to the south west of the Town Centre. Harte Holdings has planning permission for retail development including a sizeable retail outlet to the north east of the Town Centre and west of the River Suck.
6.5.1 Retail Profile The Ballinasloe Development Plan 2003-2009 notes that:
. Ballinasloe has shown a marked increase in the demand for comparison goods floorspace. . In 2000 there was capacity for an additional 6,000m square of net commercial floorspace. . A phased approach to achieving retail capacity should be employed. . The ‗sequential approach‘ to the location of retail development will be encouraged in accordance with the RPG‘s. . Realisation of the town‘s full retail capacity will be promoted and maintained, ensuring the long-term vitality/viability of the town centre.
6.5.2 Current Role & Qualitative Assessment of Ballinasloe Town Centre The range of commercial facilities available in the town generally provide for the day to day needs of the local catchment population with most people travelling to Athlone and Galway for higher order goods such as clothing, electrical and specialist goods. Section 2.3.1 of the Ballinasloe Plan 2003 states that there is ‗approximately 39,000 sq.m. of commercial floorspace in the town providing a range of services
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from restaurants, pubs and hotels to clothes shops, general merchants, communications, hardware, convenience goods, etc‘. Table 6.4 below, which has been extrapolated from the 2003 Plan, highlights a breakdown of the town‘s commercial services.
Table 6.4: Summary of Commercial Services in Ballinasloe as per Development Plan 2003-2009 Category Total Net (sqm) Total Gross (sq.m.) General Retail 8108.25 17479 Restaurants, Pubs & Hotels 3653.75 9459 Supermarkets 4628.5 6681 Miscellaneous 2204.05 3652 Service Providers 505.5 922 Professionals 208 834 Total 18669.05 39097 (The net figure represents selling space only and excludes storage. The gross figure includes all storage areas16)
The Ballinasloe Development Plan 2003 estimates the total amount of convenience goods floorspace is approximately 6,681 square meters (gross) comprising a total of 7 stores. Tesco and Lidl are the largest providers and account for 2,659 square meters and 1,225 square meters approximately. Together these stores represent a significant retail facility in the town and play a major role in securing the town‘s position as the premier convenience shopping centre at sub-region level. The total floor area devoted to the sale of comparison goods is approximately 17,479 square meters, the main component of which includes 17 clothes shops, 6 shoe shops, 6 electrical stores and 2 general merchants.
It is estimated that since 2003 there has been approximately 753 sq.m. of net convenience floorspace and 3,916.02 sq.m. of net comparison floorspace permitted within Ballinasloe. The Floor Space Survey undertaken as part of the Galway County Retail Strategy in 2000 revealed the following retail floorspace for Ballinasloe; . Convenience: 4,628m² (net) . Comparison: 3,475m² (net) . Total: 8,103m² (net)
Table 6.5 below illustrates the existing and permitted retail floor space in square meters for Ballinasloe since the adoption of the Plan in 2003.
Section 2.3.1 of the 2003 Development Plan states, that Ballinasloe has shown an increase in demand for comparison goods floorspace within the Town Centre. Demand for convenience goods has increased by 3.3% a year. Working studies 17 have shown that there is the capacity for an additional 5,957 sq.m. of net commercial/retail capacity in the town from 2000 - 2006. It is important that the town achieves its commercial/retail capacity in the interest of preventing loss of commercial revenue to the surrounding larger urban centres of Galway and Athlone.
16 These 2003 figures have been derived from an assessment of retail outlets as marked on the landuse map of the 2003 Development Plan and were determined from the building boundaries in addition to an examination of some planning applications and onsite measurements. Though some presumptions were required they are offered only as a guide to assessing retail conditions and future need. 17 N.B.A Working Paper on Retail Provision, November 2000
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Table 6.5: Existing and Permitted Shopping and Service Space in Ballinasloe Town Status of Floor Area Retailing/Service Category Net Retail Floor Area in sq. m. Existing Convenience 4,626.50 Comparison 8,108.25
Permitted Convenience 753 Comparison 3,916.02
Total Convenience 5,382 Comparison 12,024
Table 6.6: Estimated Future Requirements/Floor Space Caps. Category 2000-2001 2000-2006 Average Yearly Increase (sqm) Food 1664 2720 453 Clothing/Footwear 1626 1781 297 Other 113 360 60 Durable 956 1096 182 Total 4359 5957 992 (This Table is an indication of selling space only and does not include area required for Storage18) This table represents historical floorspace requirements and in the absence of a full review and updated retail floorspace survey, does not include for future floorspace requirements over the 2009-2015 Development Plan period.)
Overall the existing provision for retail shopping in Ballinasloe is insufficient to meet current demand. Ballinasloe needs to exploit its potential and realise retail, commercial and local investment within the town if it is to become a competitive centre in the West Region. Most Third Tier, level two towns have national supermarket chain representation and also significant comparison goods shopping.
The present retail floorspace is of a restricted style and size that provides for a more constrained choice. This would encourage potential local consumers to do their main shopping in alternative centres where provision is more varied and more attractive such as Athlone.
These areas have been identified as Mixed- Use Land Zones, which could permit commercial activity subject to certain safeguards to the vitality of the town centre.
According to the 2003 Development Plan the main thrust of future development should be located within the town core boundary where there is approximately 3.6 h.a. of developable land including areas of under utilisation and inappropriate usage along Jubilee Street and the back-lands south of Main Street. However the majority of these sites are a composition of smaller plots under wide ranging ownership. Problems and resulting delays associated with site acquisition and assembly would render a development at these locations as problematic but achievable.
18 N.B.A. Working Paper on Retail Provision, November 2000
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6.5.3 The Ballinasloe Development Plan 2009-2015 The preferred Development Strategy for the Ballinasloe Development Plan 2009-2015 is to continue with Option 3 of the 2003-2009 Plan – Consolidation of Existing Structure (Now Option 1: under the Plan 2009-2015 ). This Strategy Option would see continued retail development focused in a sequential pattern from the centre out as most of the town‘s commercial and community facilities are focused around the town centre. The Plan shall continue to provide retail provision in the most optimal locations within the Development Boundary.
6.5.3.1 Town Centre In recent years the town‘s commercial activity has tended to shift towards the Relief Road. The completion of Lidl coupled with the completion of the Marina has resulted in the general expansion of the town centre in an easterly direction. The Plan shall continue to provide for the town centre as the main focus for retail activity.
In acknowledging recent trends the Plan has - . Expanded Town Centre Uses (C1) to the east. . Existing Commercial and Mixed Uses (C2) to the south east have been changed to Town Centre Use (C1). . The Plan shall continue with the presumption against development outside the town core and future retail developers will be encouraged to contribute to increasing the number of short-term facilities within the town centre. . There are also a number of opportunities to access the underutilised lands to the north of the town centre on the backlands of Main Street and Society Street and the zoning in this area has been consolidated.
6.5.3.2 Neighbourhood Centres It is also recognised that corner shops or limited service convenience shops at neighbourhood level shall continue to have a significant role to play within this Plan in terms of overall retail provision. There are specific objectives for Neighbourhood Centres within the Plan and include an acknowledgement of commercial nodes that have emerged and where the objective seeks to formalise the concentration of retail activities that serve the local residential areas.
The locations of these Neighbourhood Centres have been decided on strategic grounds and are located on key access routes to the town centre. They are all approximately equidistant from the town centre and they serve the east, the southwest and the northwest areas of the town.
The identification of these lands for possible commercial development has been done having regard to the issues of parking and accessibility. The Plan has identified four such Neighbourhood Centre sites (RN1) within the Plan Boundary: 1. To the north west - adjacent to the Railway Station; 2. To the south west along the Galway Road in the vicinity of Portiuncla Hospital and; 3. To the east at the Dubarry site and; 4. To the south of Town at Dunlo Townland.
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A flexible approach shall be considered within the economic climate at the time of application. The extent of retail development which may be permitted in a Neighbourhood Centre shall be determined on an individual basis, on the existing provision of retailing in the area and on clarification of purpose. The floorspace capacity shall be reflected in the size of retail development that may be permitted. In assessing the suitability of retail development, preference will generally be given to town centre locations. Where such sites are unavailable or deemed unsuitable, consideration will be given to edge- of-centre sites and only when these sites are exhausted will consideration be given to out-of-town locations. This is the ‗Sequential Approach‘ to retail planning as outlined within the Retail Planning Guidelines (RPG). All commercial/retail developments should be assessed in light of the Government‘s Retail Planning Guidelines 2005 (as amended). If town centre locations are not readily available within a reasonable timescale, then edge-of-centre sites should be accorded priority. These sites are defined in the RPG as sites located within 300m-400m of the core shopping area. Only after these options are exhausted should out-of-centre locations be considered.
6.5.3.3 Warehousing and Retail Warehousing The Retail Planning Guidelines for Planning Authorities state that - ‘In general retail warehouses do not fit easily into town centres given their size requirements and the need for good car parking facilities and ease of servicing. In some instances it may be possible to locate retail warehouse groups on the edge of town centres‘. An area specifically related to warehousing and retail warehousing activity has been allocated on lands in close proximity to the town centre, lying immediately east of Hymany Park. The allocation is expected to support the town centre to a greater degree than any other site and ensures such activity is not peripheral to the established commercial and retail activity of Ballinasloe.
6.5.3.4 Mixed Use Zones Mixed Use Zones are identified in those areas adjacent to the town centre, specifically where they can assist in supporting the town core. Several sites to the east, North West of the town are identified as mixed use zones.
To the east: . An area east of the Town Council buildings along Bridge Street, . St Brigid‘s Hospital grounds - in order to facilitate the refurbishment and adoption of older buildings associated with St Brigid‘s Hospital, and to ensure flexibility in terms of securing new uses for these buildings, . St Brigid‘s Assessment Centre located along the Taughmaconnell Road. . The Dubarry site
To the south: . An area immediately south of the Town Centre (C1) and west of Retail Warehousing (RW)
To the south east: . Moycarn Lodge
To the northwest: . In the vicinity of the railway station – in an effort to integrate transport and land use policy where older land use types have been under-going transition, a mixed use zone has been identified in this area
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. West of the Town Centre/Commercial C1 Zoning along Sarsfield Road.
6.5.3.5 Convenience and Comparison Retail Provision In terms of both convenience and comparison space, there have been no major changes in the provision since 2002. Ballinasloe remains served by symbol stores such as Spar and Tesco, nationals such as Supervalu and the discount operator Lidl. The town hosts a range of independent comparison retailers and continues to develop its economy. The present provision for retail shopping is insufficient to meet current demand and the existing retail space is of a restricted style and size that provides for a more constrained choice. This would encourage potential local consumers to do their main shopping in alternative centres where provision is more varied and more attractive such as Athlone, Roscommon Town and Galway City. An upgrading of the retail provision within Ballinasloe is thus desirable.
6.5.4 Survey Approach Analysis In order to establish the necessary data for a retail study, it is necessary to undertake a number of qualitative and quantitative surveys including: . Review and update of Floor Space Survey . Household Survey . Business Survey
In the absence of an adopted Retail Strategy for the County, the information sourced from a recent Retail Floorspace Survey undertaken in 2007 by GCC shall also be used to inform this Plan. The results of the survey however are limited in that no Household or Business Survey were undertaken at that time.
Figure 6.1: Percentage Breakdown of Retail Goods Types with the Main Galway Towns
Percentage Breakdown Of Retail Goods Type Within Main County Towns 2002
100%
80% Total Vacant Floorspace
60% Total Bulky
40% Total Comparison 20% Total Conv enience
%Retail Goods Type 0%
Gort Tuam Clifden Athenry Loughrea Oranmore Portumna Ballinasloe Town
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Figure 6.2: Percentage Breakdown of Retail Goods Types with the Main Galway Towns
Percentage Breakdown Of Retail Goods Type Within Main County Towns 2007
100%
80% Total Vacant Total Bulky 60% Total Comparison 40% Total Conv enience
20% % % Retail Goods Type 0%
Gort Tuam Clifden Athenry Loughrea Portumna Ballinasloe OranmoreTown
Figure 6.3: Change in Retail Goods Type with Main Galway Towns
Change In Retail Goods Type Within Main County Towns (2002 - 2007)
8000 Total Net 7000 Retail 6000 Floorspace Total 5000 Convenience 4000 3000 Total Comparison 2000 1000 Total Bulky
Retail Floorspace (m2) 0 -1000 Gort Tuam Athenry Clifden Loughrea Oranmore Portumna Ballinasloe Town
Table 6.7: Change in Retail Goods Type within Main County Towns (2002-2007) Total Total Net Total Total Total No. Of Total Vacant Town Retail Convenience Comparison Bulky Retail Floorspace Floorspace Units Ballinasloe 2685 794 2130 -239 N/A N/A Tuam 5755 1642 3302 811 7 1163 Loughrea 879 -167 735 311 -2 -355 Gort 241 303 -266 204 11 -270 Oranmore 1887 1377 633 48 11 N/A Athenry 4214 2186 657 1571 24 987 Clifden 1652 1301 -85 436 9 1099 Portumna 867 324 179 364 -9 -930 Total 18181 7759 7285 3506 51 1973 Notes: 1. All measurements are in sq. metres Source: Retail Floorspace Survey by GCC 2007
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Findings from the above graphs/table confirm that within Ballinasloe Town there has been little change between the share of convenience and comparison provision. The provision of bulky goods has decreased somewhat within this period and Ballinasloe would appear to have the lowest amount of space occupied within this type of retail provision. In comparison Athenry and Tuam have the largest provision of this type of goods. Results of the 2007 retail floorspace survey also indicate that there was no vacant floorspace within Ballinasloe at that time.
6.6 PRINCIPLES FOR FUTURE RETAIL DEVELOPMENT The Galway CDP 2009-2015 Settlement Strategy has identified Ballinasloe as a Service Hub within Tier 3 of the Settlement Hierarchy and has allocated 450 new housing units to the town over the duration of the Plan. This provision will contribute to a significant increase in the population horizon for the town in the coming years. The Plan contains a number of Policies and Objectives in relation to the development potential of Ballinasloe including:
. SP4 of the Draft Plan has also identified Ballinasloe as being an economic engine for logistics considering its strategic location along the Infrastructure/Transport Corridor (Dublin-Galway rail route). . Policy RT26 of the Plan seeks to improve the level of commuter rail service between Ballinasloe and Galway. . Objective RT 42 seeks to investigate suitable locations for new park and ride facilities at the ‗gateways‘ to Galway City
The Plan 2003-2009 has made provision for Retail Warehousing, it is located at edge-of- town centre and is expected to accommodate the relocated Tesco Store and the new Aldi multiples. In order to increase Ballinasloe‘s capacity for bulky goods, the Plan has considered a number of additional locations within the Plan Boundary. Any future development proposals should not be in competition with town centre and edge-of- town centre zonings. The purpose of this it to present a complementary bulky goods offer that will optimise public transport facilities and reduce the need to transport bulky goods through the town centre. It may also reduce the frequency of visits and dependence upon Athlone and Galway City.
It is expected that all types of retail provision including the provision of bulky goods shall be increased within the lifetime of the new Plan. Additional retail development within Ballinasloe will benefit the future vitality and viability and sustainability of the town especially those that are located within easy walking distance from the core shopping area. It is expected that such developments will act as a catalyst for other development happening in the town, as movements in retail offer mean that the town is more attractive to residents and companies alike to locate within a thriving and self sufficient centre. Such development will also assist in the building of a critical mass of retailers in Ballinasloe and help increase the town‘s attractiveness to other quality retailers offering convenience/comparison and choice shopping. The potential benefits to the town will have knock-on effects – not only will the retail offer improve and better serve the residents of Ballinasloe and the catchment area, but in turn Ballinasloe will become more attractive as a location to both live and work thus reducing the need to travel. With more people physically shopping in the town, other retailers and services can benefit from spending in other sectors of the local economy.
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Three notable planning applications have been approved planning permission in 2008 regarding retail development:
1. Brackernagh Properties which consists of three planning applications (06/090; 07/9022; 08/9059) for the development of a retail and leisure park in the Townland of Dunlo. The site is located to the south east of the Town Centre and is within easy walking distance of the core of the Town. Total area of the site is 7.5h.a. Work has commenced on the site and it is expected to be completed in late 2009. Table 6.8 below indicates the Floorspace Schedule for this development proposal.
This edge-of -town centre development site was subject of 4 Land Use Zonings under the 2003- 2009 town plan with the following respective areas contained within each zone: . Retail Warehousing (RW): 3.176 h.a. . Commercial and Mix Land Uses (C2): 0.243 h.a . Concentrated Residential Density – Medium (R3): 3.676 h.a. . Open Space (OS): 0.056 h.a.
This development will significantly increase the retail offer within Ballinasloe and the Town Centre will benefit from a more modern Tesco Store and greater custom through more linked trips. It is considered that the proposed development will not have either a convenience or a comparison retail impact on existing stores in Ballinasloe. Table 6.8 below indicates the floorspace schedule for this development.
However it is anticipated however that a general retail zoning at this location would lead to competition with the Town Centre rather than complementing it.
Table 6.8: Floorspace Schedule Unit No. Building/User Description Gross Area (m²) Net Retail Area (m²) Unit 1 Aldi Discounter 1,629.0 1,125.0 Unit 2-7 Retail Units Bulky Goods 8,302.3 6,126 Unit 8 Retail Unit Comparison 2,568.3 1,840.0 Unit 9 Cinema Non Retail 1,562.6 - Unit 10 Retail Unit Bulky Goods 1,589.0 1,275.0 Unit 11 Drive Through Non Retail 336.0 - Unit 12 Tesco Convenience 3,000.0 1,930.0 Comparison 2,489.0 1,657.0 Total 21,476.2 13,953.0 Source: The Development Planning Partnership, 2008
2. Hayden‘s Hotel Redevelopment (07/9041)– This development was granted planning permission in 2008 and consists of the demolition of the existing buildings on the site and the construction of a new building comprising of (i) a 22 bedroom Boutique Hotel area (898m²) (ii)245m² ground floor bar, (iii) 335m²first floor restaurant; (iv)3.3155m²of 10 no. ground floor and first floor retail units; (v) 315m² of office space; (vi) 50 no. apartments and a basement car parking with 215 parking spaces. The proposed development is located on the corner of Dunlo Street, Harbour Road and Jubilee Street and is located within Town Centre Use (C1). This development would go towards the
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upgrading and improvement of the retail and leisure/bed complement of Ballinasloe and towards the regeneration of the centre of the town.
3. Harte Holding Development (07/9089) located north of River Street, Bridge Street and Main Street. Planning permission was granted in September 2008. Table 6.9 below indicates the retail floorspace area for this development. This mixed use retail/commercial development consists of a total gross floor area of 4,650 sq.m (2,800sq.m GFA Supermarket as defined by Article 5 (1) (d) of the Planning Regulations and 1,859sq. m GFA Non Food Sales), 26 no. retail units (including one pharmacy unit, one betting office, one/off licence and on café/restaurant) first floor management suites and store areas, ancillary retail toilets and services, site level changes and regarding. The application also included car parking for 326 no. spaces, ancillary hard and soft landscaping, vehicular access provision of Bank Road (rear of Main Street) and ancillary site development works and infrastructure. It is anticipated that the anchor unit of 2,800 sq. m and the 26 no retail units will complement the retail warehousing zoning to the south of the town as they will both increase the town‘s role as a service hub for East Galway attracting shoppers to Ballinasloe and decreasing the leakage of expenditures tot other centres such as Athlone.
Table 6.9: Floorspace Schedule Retail Unit Gross Area (m²) Net Retail Area (m²) Convenience Retail Area – 2,800 2,800 Anchor Store Comparison Retail Area – Anchor 1,850 1,850 Store Comparison Retail Units 3,615 2,892 Total Convenience Floorspace 2,800 2,800 Total Comparison Floorspace 5,465 4,742
As seen in the above Table 6.9 the proposed development has a net floorspace of 2,800sq.m. convenience and 4,927 sq. m. for comparison and is estimated to retail approximately €30.17m in convenience goods and €21.47m in comparison goods by 2012.
Market Share is defined as ‗an aggregation of the zonal diversions from each centre to the new development to provide an estimate of trade diversion; trade diversion is then expressed as a proportion of a centres turnover in the target year to provide a measure of impact‘. The convenience element of the proposed development will command a market share of between 34.7% and 32.7% depending on which growth rate (high or low growth rate) actually occurs. The comparison market share will range between 15.6% and 14.72%.
This proposed development is located on a central site which is presently zoned as Town Centre Land Use (TC1). The location of the proposed development shall enhance and help consolidate the retail provision in the town centre and add to its vitality and competitiveness and will help to reverse the outflow of expenditure to Galway City and to Athlone. This retail provision is also close to existing residential areas and is accessible to residents and visitors. A modern multifunctional space will also be provided and will include a number of retail units- both small and medium sized, offices and residential units. This element of the development proposal shall also enhance the urban setting by providing a vibrant, multifunctional mixed use development. The Retail Impact Assessment included as part of this development proposal demonstrated that the proposed retail
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development can be accommodated within the catchment with no detrimental impacts on the existing centres.
6.6.1 Ballinasloe Health Check
6.6.1.1 Environmental Quality Ballinasloe is well planned out, having the benefits of wide streets, a market square, fair green, show grounds and a town hall and the public realm enjoys planting, street furniture and a high quality soft landscaping. The buildings along the main streets are uniform in character, size and form. There are a number of historical buildings and including a number of Architectural Conservation Areas which enrich the town‘s character and preserve its architectural heritage. Overall there is a good sense of enclosure, narrow laneways connect the main streets to the backland areas and provide pleasant vistas including the marina area.
6.6.1.2 Perception of Safety and Crime The town is generally perceived as safe with no serious crime or vandalism, this perception of safety, maybe partly due to the presence of a Garda Station within the town centre and the surveillance provided by the active street frontage. Closed –circuit security cameras (CCTV) are located within the town centre and are connected to a monitoring station in the Civic Offices in Ballinasloe.
6.6.1.3 Commercial Yields Most retail outlets along Main Street and including the town centre are owner occupied, evidenced by the high number of independent retailers in Ballinasloe. Commercial yields have been difficult to attain partly due to this trend.
6.6.1.4 Pedestrian Flows Pedestrian flows are mainly concentrated on Main Street, Society Street and Dunlo Street, where shops and businesses are located. Away from the main commercial core footfalls decline and the car becomes the primary mode of access. Many people still access the town centre by foot particularly groups who may not have access to a car. There are a number of pedestrian crossings to assist movement around the town and tactile pavements and dished kerbs are located at a number of road crossings further aiding pedestrian movement within the town.
6.6.1.5 Accessibility The majority of people visiting Ballinasloe town for shopping rely mainly on the private car. This can be attributed to the rural nature of the catchment area and the limited public transport service in the wider catchment area.
6.6.1.6 Road The town is located on the N6/M6 main Dublin to Galway Road and is one hour‘s drive east of Galway City, 15 minutes west of Athlone and two hours west of Dublin. The NRA is currently working on the N6/M6 Ballinasloe to Athlone motorway/dual carriageway and ancillary interchanges. This will reduce to a significant degree the amount of through traffic in the town centre which will have significant spin-off benefits for the overall quality, environment and functionality of the core retail area.
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6.6.1.7 Bus Service Bus Eireann, City Link Express Coach, Go Bus and Nestor Bus all provide intercity bus services between Dublin and Galway serving Ballinasloe. These services stop at most towns and villages along the route length and serve Dublin and Shannon Airport. Presently there is no bus terminal within Ballinasloe.
6.6.1.8 Rail An Iarnród Eireann train serves the Galway to Dublin line, with Cork and Belfast cities being available via train changes. In addition an early morning and late evening return train service has been introduced between the Midlands and Galway. This will assist a wider range of people including workers, students, businesses etc. Recommendations have been made to provide a dual track between Galway and Athenry with potential to extend this dualing into Ballinasloe, Athlone and to Dublin.
6.6.1.9 Taxi There are a number of hackney operators serving Ballinasloe with offices within the town.
6.6.1.10 Parking On-street parking is prevalent throughout the town centre. There are a number of public car parks in operation including parking across the N6 from Hayden‘s Hotel, to the rear of Main Street, along Dunlo Street and off Society Street, with an estimated combined capacity of approximately 400 spaces. This will be increased when new development proposals are completed.
6.6.1.11 Residential The majority of residential developments are located on the outskirts of the town on the approach roads. Residential units are also located within the town centre along the main streets & above a number of retail units. In terms of recent developments, a number of residential developments including apartments and town houses are currently under construction in and around the town.
6.6.1.12 Programmes and Initiatives The RAPID programme (Revitalising Areas by Planning, Investment and Development) is a focused Government initiative to target the 45 most disadvantaged urban areas and provincial towns in the country. Ballinasloe is designated as a RAPID area under Strand 2 of this programme. Since 2005 Ballinasloe has received funding for a number of projects including – traffic calming, Dunlo Recreational Park, Dunlo GAA facilities, Sports Facilities and Sports Capital, the CCTV system, St Vincent de Paul, Social Services, Garbally Park and Sports Facilities Ltd., Ballinasloe Town AFC, & Ballinasloe GAA.
6.6.1.13 Retail Representation In terms of convenience space, Ballinasloe is presently served by a number of symbol stores such as Spar on Society Street, multinational retailers such as Tesco, on Sarsfield Road; nationals such as SuperValu and by the discount operator Lidl situated on the New Road. In terms of comparison retail floorspace, the town hosts a range of independent retailers, commensurate with a town of its size and position in the County Retail Hierarchy. Independent retailing dominates the retailing scene within the town and includes Salmons, Kellers and Cosmo. Some of the larger independent retailers such as David Man and Michael Wards carry a wide range of top name clothing brands.
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6.6.1.14 Shopping Rents Open market rental values are difficult to derive as most shops in Ballinasloe are owned and run independently. Private estimates for 2007 indicated estimates of approximately €30 -€35 per sq. ft. per year.
6.6.1.15 Vacancy Rates Ballinasloe does not suffer from high vacancy rates and has low vacancy throughout the town, demonstrating the under provision. Long term vacancy is often associated with secondary streets and dated property which does not necessarily facilitate efficient sales space because it may be too small or expensive to upgrade. Likewise, even in the most vibrant high street, retail vacancy will occur as part of the natural turnover of businesses within a town centre operational life, as leases expire, property is renovated etc. Long term vacancy is unlikely to occur as a result of the above developments as the nature of the proposals is unlikely to attract the traditional high street operators.
6.6.1.16 Customer Views & Behaviour This element of the health check has been informed by recent Household Surveys and indicates some of the following main issues- . Ballinasloe plays an important role as a shopping location, particularly for main food shopping, for people living in the town and catchment area . Athlone and Galway are the key centres in terms of influence and shopping patterns, particularly in respect of comparison goods shopping. . Tesco Ballinasloe was the most popular store in the catchment area for main grocery shopping . 66% or two thirds of the shoppers gave SuperValu a satisfaction rating of between 8-10 . 52% or half of the shoppers felt that Tesco should be replaced, while 70% would switch to a new Tesco if it were open. ‗Low stock‘ and queues were the principle dislikes of shoppers who frequent the current store . Non food shopping in Ballinasloe was considered poor, with almost 7 in 10 people wanting to see more clothes shops in the town. However, Ballinasloe is the preferred shopping location for household electrical and pharmacy goods in the catchment area. Shoppers prefer the larger centres of Athlone and Galway for clothing and shoes. . A poor selection of shops in Ballinasloe is the principle reason people shop elsewhere. Improved shops/additional shops are the most mentioned changes that would encourage use of Ballinasloe Town Centre for shopping. . Shoppers generally rate Ballinasloe Town Centre poorly with those closest to the town giving even lower ratings. Nearly 60% of all respondents give the town centre a satisfaction rating of 6 out of 10 or less. Almost 10% state that they are ‗not at all satisfied‘ with the town, supporting the case for significant retail investment in the town to bolster the existing retail base which does not appear to be meeting the needs of residents.
6.6.2 Estimated Future Requirements The above limited Health Check demonstrates that the town centre is a vibrant and viable town centre that confirms Ballinasloe‘s role as a traditional retail centre for east Galway. The core of the town has low vacancy rates and a pleasant environment with good pedestrian flows.
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However a number of household surveys conducted by the private sector reveal that in order to continue to fulfil the town‘s traditional role as a retail centre and meet the needs of the increased population horizon over the Plan period 2009-2015, it will be necessary not only to provide additional floorspace, but also to ensure that it is modern and of high quality necessary to meet the convenience and comparison needs of both the present and projected population.
Ballinasloe‘s retail environment will significantly improve in the coming years with the cumulative impact of new retail and mixed use development proposals. There has been a significant investment and commercial interest in the town. Although there are some areas that would still benefit from further rejuvenation, the town will have a significant retail offer throughout the Plan period. It is expected that new development proposals when they are delivered will supplement an already strong and vibrant town centre, contribute to the quality and quantity of comparison shopping available in the town, and stem expenditure leakage from the county like Athlone and Roscommon Town.
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6.6.3 Retail Development Policies Policy RD1 Implement the principles established in the Retail Planning Guidelines for Planning Authorities (2005) and any future Retail Strategy prepared for County Galway within the lifetime of the plan, as the primary basis for the control of future retail development. Policy RD2 Implement the principles for assessing new developments as indicated in the Regional Planning Guidelines for the West Region 2004-2012 and any future Guidelines within the lifetime of this Plan Policy RD3 Encourage a range of shopping facilities in the town core and promote sustainable economic vitality. Policy RD4 To promote land assembly within the town core and achieve sustainable development through the intensification of land use and to facilitate the adoption of a sequential approach to retail planning with a preferential order as follows: first in the town centre, then Edge of Centre and thirdly Out- of -Town locations. Policy RD5 Promote and maintain the realisation of the town’s full retail capacity; increase desirability and ensure the long-term vitality/viability of the town core. Policy RD6 Employ a phased approach to achieving full retail capacity in order to protect existing retail facilities without compromising the ability to facilitate a competitive and healthy retail environment Policy RD7 Prohibit large-scale convenience and comparison goods shops outside the town core so as to protect the vitality and viability of the town core. Policy RD8 Encourage the consolidation of all retail warehouse activity and large commercial goods such as car sales, building materials, etc in the form of a retail park. Policy RD9 Support and reinforce the commercial core comprising Main Street, Dunlo Street, Society Street and all associated backlands as the premier shopping area in the town and sub region. Policy RD10 Adopt a parking strategy that provides for multi–purpose shopping and ease of access so as to provide commercial synergy and promote sustainable movement patterns. Policy RD11 Encourage the retention of existing character of the shop subdivisions so as to preserve the historic character of the town centre. Policy RD12 Encourage original modern shopfronts, which, respect context where existing shopfronts are not to be preserved. Policy RD13 Promote aesthetically pleasing innovative design and originality. Policy RD14 Encourage the development of Neighbourhood Centres (RN1) as indicated on the Land Use Zoning Map so as to provide incidental shopping facilities within walking distance of residential areas.
Policy RD15 Secure the regeneration of areas in need of renewal using all instruments available.
Policy RD16 Promote initiatives or programmes to enhance the character and urban design quality in
Ballinasloe to ensure that the town remains attractive for investment in commerce and in
retailing.
Policy RD17 Special attention shall be given to any development that will attract many trips and
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the guidance provided in the Retail Guidelines (2005) for the location of such developments within Ballinasloe and Neighbourhood Centres (RN1) shall apply Policy RD18 A proliferation of fast food outlets lets and betting shops will not be permitted in the town. Policy RD19 Encourage the extension of retail provision in Ballinasloe throughout the Plan period in a way which will not detract from the town centre but will address the significant leakage from the town being experienced at present.
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6.6.4 Retail Development Objectives Objective RD1 Facilitate Town Centre development including the backlands north of the town centre between the River Suck and the Main Street and Society Street. Objective RD2 Ensure that retail development (except local, small scale shopping facilities) respect the sequential approach by prioritising retail development to occur in the following order: 1. Town centre, 2. Edge-of–Centre, 3. Out-of–Centre. Objective RD3 Encourage Local Shopping Facilities in Neighbourhood Centres. Objective RD4 Carry out monitoring and proactive town centre management to ensure town centre vitality and viability. Objective RD5 Continue to improve pedestrian priority within the town centre. Objective RD6 Encourage and facilitate the reuse and regeneration of derelict land and buildings for retail uses with due regard to the Sequential Approach Objective RD7 Acknowledge the fact that many retail cores have an interspersed residential element. Give favourable consideration to proposed changes of use to retail, where a dwelling has adjacent non-residential uses on both sides. Objective RD8 Encourage the retention of traditional shop fronts and pub fronts of high quality character and design Objective RD9 Ensure that all new retail and commercial development proposals respect the scale and character of the existing streetscape within which they are proposed Objective RD10 Continue to promote/develop the living over the shop initiative Objective RD11 Facilitate the preparation of feasibility studies for development of town centre management initiatives for Ballinasloe in association with the Chamber of Commerce Objective RD12 Normal planning exemptions regarding signage do not apply to protected structures or a proposed protected structure. In addition planning permission must be obtained before significant works can be carried out to the exterior of a structure in an Architectural Conservation Area (ACA). The siting of signage could affect the character of an ACA Objective RD13 Planning exemptions in relation to signage do not apply in areas of archaeological potential and within close proximity to a recorded site or monument. Proposals will be submitted to the Department of the Environment, Heritage and Local Government Advisory Services. Objective RD14 Zoning of lands at Dunlo, Dunlo Leisure and Shopping Centre outlined in Objectives Map shall be subject to a minimum requirement of 4,000 sq ft nett of floor space which shall be located in one unit and which shall not be subdivided.
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SECTION 7. RESIDENTIAL DEVELOPMENT AND NEIGHBOURHOODS
7.1 INTRODUCTION The principal aim of housing policy is to enable every household to avail of an affordable dwelling of good quality that is suited to its needs, in a good environment and, as far as possible, through the tenure of its choice. A key challenge in promoting this aim is the creation and maintenance of sustainable communities where people want to live and work now and into the future. The local authorities‘ role is to formulate policies offering a range of options towards direct housing provision and assistance towards persons unable to house themselves from their own resources, to consider planning applications for private housing, and to ensure that sufficient lands are zoned to meet the projected housing demand. The Council is both the housing authority and the planning authority, and in these roles it has the capacity to influence the supply, location and scale of new housing within their functional areas.
7.2 PLANNING AND POLICY CONTEXT There have been significant changes to the planning and policy environment applicable to residential development in urban areas since the previous Development Plan. In particular, the Government has issued a range of guidelines and policy statements in relation to residential and urban development, including the following from the Department of the Environment, Heritage and Local Government:
. Sustainable Residential Developments in Urban Areas: Guidelines for Planning Authorities, 2008. . Urban Design Manual: A Best Practice Guide – A Companion Document to the Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas, 2008. . Quality Housing for Sustainable Communities: Best Practice Guidelines for Quality Housing for Sustainable Communities Delivering Homes Sustaining Communities, 2007. . Sustainable Urban Housing: Design Standards for New Apartments – Guidelines for Planning Authorities, 2007. . Delivering Homes – Sustaining Communities: Statement on Housing Policy, 2007.
Recent Government guidance places far greater emphasis on the importance of good urban design and the creation of sustainable communities through the provision of a range of housing types and options to suit different needs, the integration of housing with adequate public transport services, community facilities, open spaces and amenities, the promotion of a mix of uses and higher densities in appropriate locations and the creation of high quality urban living environments.
In addition to the above, the residential development in Ballinasloe will be guided by the Development Standards and Guidelines, set out in Section 12 of the plan and the Joint Housing Strategy for Galway County Council and Ballinasloe Town Council.
The County Development Plan 2009-2015 also sets out a Settlement Strategy for the County, including Ballinasloe Town, and sets out a house construction allocation for the town based on this settlement hierarchy. The Housing Strategy sets out the basis for future housing growth in the County and Ballinasloe Town, including provisions for social and affordable housing.
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7.3 BALLINASLOE CONTEXT The existing residential development pattern in Ballinasloe is characterised by ribbon development in a linear pattern along all approach roads to the town (refer to Map 2: Land Use 2003-2009 Plan). There is very little comprehensive backland development along most of these radial routes, though some smaller housing estates have been constructed, most noticeably in the Creagh area. Where these housing developments have occurred they have ‗leapfrogged‘ serviced land and sites closer to the town core for sites that are further removed and less accessible.
The proliferation of a ribbonised residential development pattern now limits and in some cases restricts access to backland areas and potential development sites to the rear of these road frontage developments. Future and long term options are closed by this approach, whereby there may be a need to provide new road links connecting one radial road with another (to alleviate congested junctions), or where the existing residential development pattern restricts other (sometimes incompatible) uses from establishing in the future (i.e., uses that may generate excessive levels of noise, emissions, heavy traffic, odours, etc).
In the future, ribbon development will need to be restricted in favour of more comprehensive development of backlands and fields to the rear of road frontage development. A preference for serviced sites that are closer to the town and the range of facilities it offers will be encouraged. This reflects the current direction of government policy as stated within Part V of the Planning and Development Act, 2000, as amended.
In the previous plan period, the property market in Ballinasloe was reasonably strong, with many houses being bought by retirees, commuters, ex-patriots, and some by young professionals and foreign nationals. However, most of the property development catered for the middle to higher income households, with a lack of housing focused on the lower end of the market.
In the 1996 Census 47% of all households nationally were occupied by either one or two persons, while the average national household size was 3.14 and average household size in Ballinasloe was just 3.01. Average household size is expected to decrease further and move towards the European average of 2.7, while recent guidelines suggest that household sizes are set to fall to 2.6 persons by 2011. Despite a large percentage of the population consisting of one or two person households, most of the properties being constructed in Ballinasloe are 3, 4 and 5 bedroom properties. There is a clear need therefore to encourage or require a greater balance in the type of residential accommodation being provided in the town, with a greater range of smaller units catering for small families consisting of singles, lone parents, young married couples and retirees.
Recent government guidance on housing states that new housing needs to accommodate a different mix, by providing a range of housing types, which include affordable and social housing. This needs to be addressed in Ballinasloe due to an insufficient mix of housing types currently being sold on the market.
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7.3.1 PHASING FRAMEWORK In a situation whereby development must be restricted having regard to overall growth rates or the availability of infrastructural or other services, the assessment of competing development proposals would take the following into consideration when deciding on the priority:
Developments that incorporate and/or promote the delivery of important community facilities and/or amenities to serve the local community. Developments that are well located with respect to the existing Town Centre. Developments that can be served with an adequate level of road and pedestrian access, services and infrastructure, particularly public wastewater services.
7.4 NEIGHBOURHOOD CENTRES Increases in house building will increase the demand for ancillary services; including facilities such as crèches and day care facilities. It is a policy to ensure that all residential areas are adequately catered for in terms of basic child-care facilities, open space provisions, recreational and community centres and local neighbourhood shopping. Local convenience shops (i.e., groceries, fruit and vegetable stores and butchers), including pharmacies, post offices, ATMs and where needed schools, will also be encouraged to locate at neighbourhood centres and within easy walking distance from the residential areas they serve, in an effort to increase the sustainability of the urban structure and without undermining the role and viability of the town centre.
Ballinasloe‘s existing urban structure is dispersed and spread out over a large area. This increases the reliance on cars for trips to shops and services, which places increased pressure on the local road network. If residential development patterns occur in a random or even ribbonised manner, it is more difficult to achieve the neighbourhood policy objective outlined in the previous paragraph. Therefore, residential development needs to be focused around these neighbourhood centres in order to support and sustain them. The neighbourhood structure also aims to provide a focus within communities.
Generally, a neighbourhood centre should serve a residential catchment that is within approximately 400 metres or five minutes walking distance. However, given the extensive and dispersed manner in which housing has developed around the town, it is difficult to make provisions to cater for all residential areas in this manner while at the same time ensuring that neighbourhood centres would be supported by sufficient residential development to make them economically sustainable. Decisions on the location for such facilities therefore become critical. While the overall aim of the proposed structure of neighbourbood centres is to serve as many existing and future residents within 400 metres, it is assumed that many residents would be willing to walk up to ten minutes for a greater range of facilities and services provided in the town centre. Based on Map 5 of the 2003-2009 Development Plan, almost all areas will be within a ten minute walk from either the town centre or a neighbourhood centre.
Map 5 of the 2003-2009 Plan – Neighbourhood Structure – outlines the system of proposed neighbourhood centres, their inter-relationship and how they relate to the town centre. This shows four different neighbourhood centres; at Creagh; near the Railway Station (serving Deerpark and Derrymullen); at Brackernagh and a fourth possibility is near Pollboy. For a neighbourhood centre to be successful it needs to feed into residential development, and be in a prominent location with good road
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frontage and access. For this reason the four neighbourhood centres proposed have been located on the system of radial roads that lead into the town, and close to the existing and proposed areas of residential development. Given possibilities for increased travel by rail, a possible stronger commuter culture (using rail) and general objectives to increase residential densities close to significant transportation nodes, one of the neighbourhood centre is proposed in the vicinity of the railway station. A mixed use development at this location will also facilitate passengers as well as future local residents.
In recent years, there has been significant development pressure east of the Suck in the vicinity of Creagh, Portnick and Townparks. In addition to this there is still significant employment in this area with health care associated with St. Brigid's. Further employment is likely to be generated by the IDA Business Park. Currently the area is served by a Church, national school, a butcher, a small supermarket and a hairdresser. These uses comprise the basis of a neighbourhood centre, but other facilities and services are needed to cater for the existing and future population of this area. The large amount of residential development to the south of the town will create a demand for community services. Some developments – due to their location – will naturally feed into the Brackernagh area for neighbourhood shopping facilities, where a significant range of commercial and community facilities already exist, while others will be in relative proximity to the town centre. The provision of a neighbourhood centre at Pollboy will be dependant on significant development to be completed in its immediate vicinity and/or a requirement for more industrial development and employment generated on nearby industrial lands as the proposed neighbourhood centre here is not situated on a principle radial route. There is already a certain amount of development in the Brackernagh area but there is scope for the provision of future facilities/services to meet the needs of this community. Given the developed nature of the Brackernagh area it is possible that the neighbourhood centre provision at this location may be more dispersed than at other locations.
The Land Use Zoning Map of the Plan 2009-2015 indicates the location for the proposed Neighbourhood Centres.
7.5 SOCIAL HOUSING The main concentration of social housing in Ballinasloe is to the south of the town. The main areas include the Hymany Estate and St Grellan‘s. There is limited private housing development, particularly quality housing catering for the higher income groups to the south of the town. Such housing has been mainly provided elsewhere, such as in Creagh, Portnick, Parkmore, Deerpark and Beechlawn. This has the potential to lead to social imbalance in the structure of the town and it is important that this issue is addressed. The development of the Dunlo Recreational Park will provide a very valuable amenity resource for this area as well as for the whole of the Town.
There are currently 256 persons on the Housing List in Ballinasloe as at the 27th March 2009. This represents a significant increase since the Assessment of Housing Needs in March 2008.
7.6 TRAVELLER ACCOMMODATION The town has a rich connection with the traveller community associated with events such as the Annual Horse Fair. The Town Council will endeavour to provide suitable accommodation for travellers who are indigenous to the town. Galway County Council has prepared a Traveller Accommodation Action Plan 2009 - 2013. The document states that the County Council will strive to provide for or facilitate provision of all the identified accommodation needs of the Traveller Community and will also work with the Local
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Traveller Accommodation Consultative Committee, Travellers, Traveller Support and Representative Groups, The DoEHLG, Voluntary Sector and Health Agencies to achieve these aims. Galway County Council has through experience and consultation identified conventional housing as the preferred accommodation option for the majority of Traveller households. A further need exists within the Traveller Community for accommodation for those waiting for housing and unable to access private rented accommodation. In 2008 there were 2 Traveller Specific Houses provided under Part V. The Council will continue to deliver housing for travellers primarily through standard lettings which is the preferred option of the families.
7.7 GALWAY COUNTY COUNCIL AND BALLINASLOE TOWN COUNCIL JOINT HOUSING STRATEGY 2009-2015
7.7.1 Introduction Part V of the Planning and Development Act 2000, as amended, requires that housing strategies be drawn up by planning authorities and integrated into their development plans. The Strategy is to have regard to the proper planning and sustainable development of an area and will be concerned with the overall supply of housing within the administrative area of the Local Authority. The Act states that the needs for social and affordable housing shall be a material planning consideration which must be taken into account in formulating development plan policies, preparing the Housing Strategy and deciding on planning applications. The Act places a statutory obligation on the Planning Authority to ensure that sufficient land is zoned for housing in its development plan to meet the projected housing requirement over the period of the plan and to ensure that shortage will not arise.
The Planning and Development Act, 2000, as amended, specifies that a Housing Strategy will:
. Estimate the existing and likely future need for housing in the area, and ensure that sufficient zoned and serviced land is made available to meet such needs. . Provide that as a general policy, a specific percentage (not exceeding 20%) of the land zoned in the Development Plan for residential use, and or for a mixture of residential and other use, shall be reserved for those in need of social and affordable housing in the area. . Ensure that a mixture of house types and sizes are provided to meet the needs of different categories of households, including the special requirements of the elderly persons and persons with disabilities. . Counteract undue segregation between persons of different social background.
The first County Galway Housing Strategy was formally adopted and incorporated into the Development Plan during 2001. The duration of the initial strategy was for a period 2001-2006. It was revised to cover the period from 2006-2009 and a new Housing Strategy (which was prepared jointly by Galway County Council and Ballinasloe Town Council), for 2009-2015 is integrated with this Town Plan.
The Housing Strategy 2009-2015 that shall be delivered by the Council over the period of this Plan comprises of three elements; 1. To ensure that sufficient zoned and serviced land is available in designated towns and villages within the County to accommodate the estimated housing requirements over the Plan period
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2. To provide directly for social and affordable housing solutions through its own house building programme, assistance to other agencies and individuals, acquisition of dwellings and other special programmes 3, To provide for social and affordable housing through Part V of the Planning and Development Acts, 2000, as amended.
The following sections are based on the Housing Strategy as prepared at the review of the Town Plan but are now subject to the population parameters set out in the Regional Planning Guidelines and the Core Strategy contained in this Plan. The population projection for the County to 2016 is 15,760 of an increase while the Core Strategy accords a population increase of 1,540 persons to Ballinalsoe. This population based on an average household size of 2.6 persons will require an additional 592 households over the plan period. In the following paragraphs, where there is any inconsistency between the Housing Strategy and the Core Strategy, it is understood that the Core Strategy is the guide for decision making.
7.7.2 Main Findings and Recommendations The Housing Strategy for Galway County Council and Ballinasloe Town Council 2009-2015 has found that approximately a total of 15,777 new households are expected to be formed in County Galway during the period 2009-2015. The total number of these households that will be on un-zoned land and in non-Part V housing schemes is estimated at 46.3% of the total: i.e. 7,305 – leaving a projected new household formation total on residentially zoned land of 8,472 persons over the period 2009-2015.
The Galway County Council and Ballinasloe Town Council housing Waiting Lists total 1,666 households as of March 31st 2008. Data compiled for Department of Environment Heritage and Local Government (DoEHLG) Housing Needs Assessments indicates this figure comprises of 1,518 households in the County and 149 on the list for Ballinasloe in March 2008. This figure represents all households assessed as eligible for social housing support by both housing authorities.
A further list of c.550 applicants are registered with both housing authorities as eligible for and actively seeking affordable housing. 25 of these applicants have expressed a preference to be considered only for Part V affordable housing in privately built developments where available. The allocation between social and affordable housing will be determined on a case-by-case basis, depending on the identified social and affordable needs of an area within which any given development is taking place and the specific features of that development.
Over the period of this Strategy 20% of land zoned for residential or for a mix of residential and other uses may be reserved (alternative arrangements may be enacted in lieu of this reserve) to meet the accumulated and prospective need for social and affordable housing within the County. As far as possible the local authorities will address this need while maintaining an emphasis on sustainable development.
The Strategy highlights the importance of having a mix of dwelling types and sizes to accommodate different family groups and those of special needs, and that there is a need for adequate provision of
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senior citizen dwellings. The Strategy also emphasises the importance of the proximity of senior citizen dwellings to local services.
7.7.3 Housing Demand
7.7.3.1 New Population Projections and Future Household Size The Galway County Council and Ballinasloe Town Council Housing Strategy 2009-2015 has estimated the overall household formation in Galway by dividing forecast population by average household size. The average household size in Galway has declined on average by 0.04 persons per year since 1991 to an observed 2.98 heads per household in 2006. It is assumed this rate of decline continues year on year as per DoEHLG19 and CSO projections. This observed trend predicts an average county household size of 2.62 persons in 2015. Overall the projection envisages a total County population increase of 31,177 from 2006 to 2015. The population of Ballinasloe Urban DED, determined by the Central Statistics office was 6,049 persons at the time of the last Census, in 2006. Population Projections for the town to 2015 (based on the CSO M1F2 of 1.6% scenario) will be 6,978 persons.
7.7.4 Housing Supply
7.7.4.1 Zoned Land and Development Density Part V of the Planning and Development Act 2000, 2000, as amended, only applies to zoned land and at present the availability of zoned land is not expected to act as a constraint over the course of the upcoming Development Plan.
The Galway County Council and Ballinasloe Town Council Joint Housing Strategy 2009-2015 states that as of June 30, 2008 there were 1,022.9 hectares of residentially zoned land available across the county in 16 settlement areas.
Figures available from the DoEHLG reveal that for the period 2004-2006, 46.3% of all housing units provided in the County were single houses20 and therefore exempt from the provisions of Part V of the Planning and Development Act. 2000, as amended.
7.7.4.2 Residential Land under the Ballinasloe Development Plan 2003-2009 The amount of residential land zoned under the 2003-2009 Ballinasloe Development Plan was 315 hectares and of this 120 hectares has been left undeveloped. Similarly if considering using a development density of 25 homes per hectares this represents a total potential Housing Supply of 3,000 new housing units.
The Core Strategy/Settlement Strategy as contained within the County Development Plan 2009-2015 as varied has provided Ballinasloe with a total allocation of 592 new housing units over the lifetime of this Plan. The Ballinasloe Development Plan has included limited new residentially zoned lands and in some areas the amount of residentially zoned land has decreased. The main emphasis of the Plan is to consolidate existing zonings including residential.
19 Residential Density Guidelines for Planning Authorities 1999. 20 DoEHLG calculations, Hooke & Mac Donald Supply in the Irish New Homes Market, February 2008
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7.7.5 New Social and Affordable Provision within Ballinasloe under Part V In addition to the direct provision of social and affordable housing, and assistance to voluntary housing agencies, for such direct provision, Ballinasloe Town Council proposes to pursue the provisions of Part V of the Planning and Development Act 2000, as amended, in order to facilitate the provision of such housing alongside private sector developments throughout the Plan boundary. The Council continues to require that 20% of social/affordable housing is to be provided from each housing development, on lands zoned for residential use or a mixture of residential and other uses. This requirement will be included as a condition of development, with the exception of an application for development of 4 or less houses, or for housing on land of 0.1h.a. or less as provided under the Planning and Development (Amendment) Act 2002. Calculations carried out by Galway County Council and Ballinasloe Town Council Joint Housing Strategy 2009-2015 have indicated that the maximum 20% requirement shall continue to be applied. This means that 20% of any land zoned for residential use or general use must be made available for social and affordable housing. The Council will, in reaching agreements under Section 96 of the Planning and Development Act 2000 as amended, will have due regard to the Housing Strategy and the objectives contained within the Ballinasloe Development Plan including different specific objectives in respect of different areas and agreements entered into under the provisions of the Act.
Ballinasloe Town Council shall operate Part V of the Act in a way that shall encourage and facilitate a level of supply, which shall meet the demands of all sections of the housing market. The ratio of social to affordable houses to be provided shall be assessed on a case by case basis, having regard to local housing needs, however the 20% requirement shall be met at all times. In 2008 there were 9 social houses provided under Part V at a number of locations including:
Table 7.1: Social Housing (Part V) Provided 2008 Location No of Houses Esker Fields 4 Beechlawn Heights 1 Glentaun Close 2 Lios Garbh 1 Cuil na Canalach 1 Ring Road 2 Various (depending on Housing Proposed 2009 6 Capital Allocation)
Table 7.2 below indicates affordable houses provided in 2008 under Part V at a number of locations in Ballinasloe.
Table 7.2: Affordable Housing (Part V) Provided 2008 Location No of Houses Glentaun Close 7 Cuil na Canalach 4 Proposed 2009 Glentaun Close 1 Cuil na Canalach 1
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Beechlawn Heights 1
7.7.6 Housing Provisions for those with Special Needs In 2008 there were 4 extensions provided for disabled persons. Future proposals shall be carried out in accordance with needs within the available resources. In 2008 Ballinasloe Town Council undertook a number (4) of adaptations to local authority houses for the disabled. Future proposals shall be carried out in accordance with needs within the available resources. The County Council also administers a range of options to enable persons to purchase their own homes (i.e. Local Authority Loans, Shared Ownership Scheme and Ballinasloe Town Council works in association with Galway County Council to promote these schemes).
7.7.7 Residential Development and Neighbourhood Policies Policy RN1 Implement the provisions of The Galway County Council and Ballinasloe Town Council Housing Strategy 2009-2015 as adopted and as incorporated into this Plan. Policy RN2 Reserve 20% of land zoned for residential development, or a mix of residential and other uses, to secure the implementation of The Galway County Council and Ballinasloe Town Council Housing Strategy 2009-2015 as adopted. Policy RN3 The Town Council shall encourage the provision of appropriately designed and located residential units to meet the needs of the elderly or those in need of sheltered accommodation, either as stand alone developments or integrated into new residential development projects. Policy RN4 Ensure appropriate units are developed in the housing market for the elderly, people with disabilities, and other special needs households. Policy RN5 Foster closer relations with the voluntary sector in the delivery of social and affordable housing. Policy RN6 Implement schemes to maximise the utilisation of the existing social and private housing stock in the town. Policy RN7 Work with the voluntary, public sector and the County Council in the provision of emergency crisis accommodation. Policy RN8 Ensure the implementation of proper management regimes for all property under the control of the Town Council in co-operation with, and with the participation of, all tenants. Policy RN9 Direct residential development into areas which support the town centre and the proposed neighbourhood centres. Policy RN10 Encourage social inclusion through the development of fully integrated neighbourhoods catering for people with different ages and incomes. Policy RN11 Ensure that people have adequate access to basic facilities such as childcare facilities, open space, recreation and community centres and local neighbourhood shopping. Policy RN12 Ensure that a high priority is given to locating residential development within the existing town core, utilising brownfield sites, infill sites, and the upper floors of town centre buildings. Policy RN13 Assist voluntary and non-profit making co-operative housing associations in the provision of housing. Policy RN14 Adopt pro-active measures to prevent the further decline in housing standards in the older residential areas. Policy RN15 Encourage tenant involvement and participation in estate management.
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Policy RN16 Investigate the provision of accommodation for travelling people and ensure that their distinct housing needs are met through discussion and dialogue. Policy RN17 Explore and facilitate new directions in the provision of housing, which might see the development of 'live and work units', 'home zones,' energy efficient units, the concept of sustainable housing and unconventional residential layouts (internally and in site design). Policy RN18 Allow housing on agriculturally zoned land where it meets the needs of an immediate family member on the family farmlands or where the occupier of the dwelling is employed in an activity dependant on the land, i.e., horticulture, eco-tourism, etc. Such housing will be required to meet the following requirements: (a) Provision of septic tank/WWTP or connection to sewer (b) Traffic safety (c) Visual amenity (d) Control of ribbon development. Policy RN19 Promote the location of quality employment and residential developments in proximity to each other, in order to reduce the demand for travel and dependence on private car transport. Policy RN21 Promote development on serviced land in Ballinasloe, in accordance with the ‗Sustainable Residential Development in Urban Areas Guidelines’, having regard to the development strategy for the town, adequacy of existing / planned facilities and services to facilitate the development of viable and effective public transport networks. Policy RN22 Implement the provisions of the Derelict Sites Acts to prevent or remove injury to amenity arising from dereliction. Policy RN23 Provide adequate accommodations facilities for the Traveller Community in accordance with the Traveller Accommodation Programme. Policy RN24 Recognise the need for people with special needs to have a decent and quality environment and support local communities, health authorities, and other agencies involved in the provision of housing to people with special needs. Policy RN25 Prepare and maintain a schedule of Social and Affordable housing needs for all zoned areas within the Town Council Boundary.
7.7.8 Residential Development and Neighbourhood Objectives Objective RN1 Facilitate the development of Residential Neighbourhoods based on the provision of Neighbourhood Centers as shown on the Land Use Zoning Map. Small pocket parks or ―village greens‖ will be required as an integral part of all neighbourhood centres. Objective RN2 Ensure that 20% of all new eligible residential sites are set aside for the development of new Social and Affordable units. Objective RN3 Facilitate the implementation of The Galway County Council and Ballinasloe Town Council Housing Strategy 2009-2015as adopted and as incorporated into this Plan. Objective RN4 Provide adequate accommodations facilities for the Traveller Community in accordance with the Traveller Accommodation Programme. Conventional housing shall be the preferred accommodation option for the majority of Traveller households Objective RN5 New development will be required to comply with the Development Management Standards as set out in this Plan and that are applicable to residential development Objective RN6 Implement the provisions of the Derelict Sites Acts to prevent or remove injury to amenity
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arising from dereliction Objective RN7 Implement Part V provisions as per S.96 of the Planning and Development Act, 2000, as amended, and ensure that the objectives of the Housing Strategy as adopted in relation to Social and Affordable Housing are implemented Objective RN8 Ballinasloe Town Council shall operate Part V of the Planning and Development Act, 2000, as amended, in a way that shall encourage and facilitate a level of supply, which shall meet the demands of all sections of the housing market Objective RN9 Require that a suitable variety and mix of dwelling types and sizes are provided in developments to meet different needs, having regard to demographics and social changes, smaller household sizes, lower formation age, immigration etc. Objective RN10 Promote more compact development form, higher density development on appropriate serviced lands and including backland development, where appropriate, while restricting the degree of ribbon development on approach roads where required Objective RN11 Ensure where possible that housing for Special Needs groups is integrated into existing communities and shall be located where possible close to existing communities and to convenience retail facilities. Objective RN12 Support proposals for day centres for people with special needs within Ballinasloe subject to normal planning requirements Objective RN13 Ensure where possible that the provision of elderly housing is in close proximity to local shops, churches, and public transport and community facilities. Objective RN14 Generally permit higher residential densities at appropriate locations and particularly in and adjacent to the town centre (C1 Zone), mixed use development zones (C2), at and adjacent to neighbourhood centres and at key transportation nodes. Objective RN15 Promote a balanced population structure by providing a range of house types, particularly smaller house types, apartments and townhouses which cater for current demographic structure and/or market needs (in preference from uniform three and four bedroom house development). Objective RN16 Ensure that when reviewing planning applications for development, that existing access points to backland areas are preserved or that adequate road frontage is reserved to serve future road access Objective RN17 Require more comprehensive backland development and development to the rear of road frontage properties, in preference to additional ribbon development patterns. Objective RN18 Promote and encourage high quality developments that have a distinctive and attractive character but also have regard for the local townscape and identity. Objective RN19 Ensure that priority is given to pedestrian safety within housing developments, rather than vehicular movement. Objective RN20 Ensure that new development does not ‗leap frog‘ the existing structure and that it compliments the neighbourhood centres by using a sequential and phasing approach to development. Objective RN21 Discourage non-compatible uses from residential areas.21 Objective RN22 Promote sustainable practices in the design construction and layout of new residential developments.22
21 Non compatible uses include uses which may generate large amounts of traffic and/or machinery or uses that generate significant pollution in the form of emissions, noise, odour, etc. The timing of activities will also be considered.
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Objective RN23 Promote the location of residential care facilities (especially for those with learning and physical disabilities and for the elderly) close to the town centre or neighbourhood centres so as to provide the opportunities for integration with the local community. Explore the possibilities of adapting the existing older building stock, particularly those buildings formerly associated with St. Brigid's for use as residential care facilities. Objective RN24 Encourage and in some cases, require the retention or incorporation of local place names for new housing developments. Objective RN25 Have regard to the principle of sequential development in assessing all new residential development proposals, whereby areas closer to the city centre will be prioritised for development in advance of lands further from the city centre. Notwithstanding this prin- ciple, each proposal will be considered on its merits and having regard to the proper planning and sustainable development of the area. Objective RN26 Encourage the high quality design and layout of residential developments that reduces reliance on the motor car, supports movement by pedestrians and cyclists, provides adequate and convenient access to public transport and connects well with the wider locality. Objective RN27 Ballinasloe Town Council will have regard to the: - Sustainable Residential Developments in Urban Areas: Guidelines for Planning Authorities, - Urban Design Manual: A Best Practice Guide – A Companion Document to the Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas, - The Galway Clustered Housing Guidelines where appropriate, in the assessment of any proposals of new multiple unit housing developments within Ballinasloe. Objective RN28 There shall be a general presumption in favour of the development of nursing homes and retirement facilities within or adjacent to the established town centre or as suitable re-use for protected structures or other buildings which would have a limited re-development potential given their size and architectural character, subject to normal planning, access and servicing requirements. Objective RN29 Encourage the provision of adequate small, self contained living units including those within a complex of facilities, for persons with special needs to maintain their privacy and independent living qualities whilst having the protection of the wider sheltered environment Objective RN30 Address the needs that the elderly have to live close to areas and communities they are familiar with. Objective RN31 Encourage an appropriate mix of dwelling sizes to accommodate the changing composition of households, by integrating more one and two bedroom units into developments.
22 Details of this are outlined in 'Sustainable Development: A Strategy for Ireland', 1997 and in Goulding, etc. al., 'Energy Conscious Design – A Primer for Architects,' Commission of the European Communities, produced and co-ordinated by The Energy Group, School of Architecture, University College Dublin and published by B.T. Batsford Ltd., London.
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SECTION 8. SOCIAL INCLUSION AND COMMUNITY FACILITIES
8.1 SOCIAL INCLUSION
8.1.1 Introduction Building strong and inclusive communities is a key element in achieving sustainable development. Access to cultural, social and community facilities is central to promoting a sense of community and social inclusion. In addition to economic development, sustainable communities require the provision of and access to education, health, childcare services, recreation and leisure amenities, community support services and a good quality built environment. In addition community infrastructure includes traditional local services such as small shops, post offices and licensed premises as they help to preserve and enhance a sense of community at local level. In addition to this, the enhancement of a sense of place and belonging within communities is hugely dependent on opportunities to meet, interact and form strong social networks. For some members of the community there are more barriers to accessing the same opportunities, facilities and services, whether through age, gender, disability, unemployment, location, origin or language barriers.
Social inclusion refers to a series of positive actions to achieve equality of access to services and goods, to assist all individuals to participate in their community and society, to encourage the contribution of all persons to social and cultural life and to be aware of and to challenge all forms of discrimination. The concept of social exclusion recognises that for many people life is difficult and not just because of the absence of money or resources. Social exclusion can be described as a set of processes which push people to the edge of society, therefore preventing them from being able to participate fully in society.
The Housing (Traveller Accommodation) Act, 1998 requires Local Authorities in consultation with Travellers to prepare and adopt a Traveller Accommodation Programme to meet the existing and projected needs of the Traveller Community.
County Galway Local Authorities will seek to incorporate social inclusion planning in the design and delivery of its services and include social inclusion objectives in its statements of policy and strategy. The Council will also seek to ensure that adequate resources and funding is allocated on an annual basis for social inclusion programmes, services and initiatives.
The Galway CDP 2009-2015 supports the implementation of the requirements of the Disability Act 2005 and the Council‘s Disability Action Plan 2007-2015, Galway County Social Inclusion Strategy 2006-2009 and any subsequent strategy adopted during the lifetime of the County Development Plan 2009-2015. Ballinasloe Town Council also supports the principles of social inclusion and universal access to goods and services and to assist its residents to participate in and to contribute to social and cultural life.
8.1.2 RAPID In 2002 Ballinasloe was chosen as one of the 20 areas included in Strand II of the RAPID (Revitalising Areas by Planning, Investment and Development) Programme which is managed on behalf of the Department of Community, Gaeltacht and Rural Affairs. The Programme aims to ensure that priority attention is given to tackling the spatial concentration of poverty and social exclusion within the 45 designated areas (including Ballinasloe) through targeting state resources, available under the National
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Development Plan. The Programme also calls on Government Departments and State Agencies to bring about better co-ordination and closer integration in the delivery of services.
To date, significant progress has been made as a result of Ballinasloe‘s inclusion in Strand II of RAPID including:
. Funding was received in 2003 from Enterprise Ireland and Galway County Council towards the employment of a full-time manager for the Enterprise Centre in Creagh formally St. Enda‘s Hospital . Funding was received from Galway County and City Enterprise Board for the installation of Video Conferencing facilities at this Enterprise Centre . In 2004 a submission was made to Galway County Council for funding to develop fibre optic broadband network. The Department of Communications, Marine and Natural Resources grant aided this project and € 3.8million was granted . The RAPID Area Implementation Team have been campaigning to improve rail commuter links between Ballinasloe and Galway and a new early morning rail service between Athlone Linked Gateway and Galway Gateway was introduced. . Funding has been received to develop educational and training needs, to develop the town‘s amenities and recreational facilities as well as the creation of a childcare project in Creagh Enterprise Centre . Approximately 40 voluntary groups/organisations have been supported from the RAPID community support budget jointly funded by DCRGA and Galway County Council. This fund amounts to €30,000 per annum . Funding under the RAPID Leverage fund from the Department of Community, Rural & Gaeltacht Affairs to the tune of €328,500 in 2006/07/08/09 has been made available for the development of local play facilities, traffic calming measures as well as estate enhancement in Ballinasloe. Ballinasloe Town Council have provided match funding to the tune of €167,500. . 7 projects were supported from Dormant Accounts through additional funding for RAPID areas in relation to education and youth (€93,300) . Under the Sports Capital Programme an amount of €1,660,500 has been leveraged by sporting organisations in the Ballinasloe RAPID area since the beginning of the RAPID programme in Ballinasloe in 2002. . 7 projects were supported from Dormant Accounts additional funding for RAPID area in relation to enhancing community capacity (€74,750) . 3 projects were supported from the Health leverage fund 2004 (€80,000) . 6 CCTV cameras assembled in the town under the DJELR/DCRGA Community based CCTV scheme (€180,000)
The inclusion of all sectors of society must be considered in planning for open space, sports, recreation and community facilities. Ballinasloe Town Council is committed to the needs of those with disabilities and acknowledges that change to a more multicultural society is being experienced at this time. It is an objective of the Council that all groups should be enabled to participate fully in the life of the community and that language or other barriers should be addressed so that all groups have the opportunity to live full and active lives and to integrate and contribute to community life. Ballinasloe Town Council also recognises that in the interest of social sustainability and eliminating social exclusion and inequality, it is important to ensure that development is balanced to cater for the needs of all of those living in the town.
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8.1.3 The Disabled The Town Council will give consideration to the needs and the requirements of people with disabilities in the location of all street furniture, street installations and in the laying of footpaths and kerbing. Standards for the provision of all public facilities will accord with Part M of the Building Regulations to ensure that they are accessible to those with disabilities. The change to a more multicultural society is being experienced at this time and needs to be addressed in policy. It is an objective of the Council that all groups should be enabled to participate fully in the life of the community and that language or other barriers should be addressed so that all groups have the opportunity to live full, active lives and to integrate and contribute to community life.
8.1.4 Social Inclusion Policies Policy SI1 Ensure that inclusion is an integral part of the design and delivery of all programmes and services and ensure effectiveness and efficiency in the delivery of social inclusion work. Policy SI2 Continue to develop linkages between agencies and organisations and co-ordinate social inclusion work in the town. Policy SI3 Encourage and promote the renewal of disadvantaged areas within the Plan Area, with specific reference to the principle of targeting investment in disadvantaged areas through the implementation of commitments outlined in the RAPID Programme and the utilisation of the Council‘s own resources to form a basis for the improvement of existing community and recreational facilities and the funding of new facilities in disadvantaged areas. Policy S14 Ensure that development is balanced to cater for the needs of all of those living in the town.
8.1.5 Social Inclusion Objectives Objective SI1 Consideration should be given to the needs of disabled people in the location, layout and design of housing developments, communal facilities, public spaces and transport services. Objective SI2 Support the implementation of the requirements and provisions of the Disability Act 2005 and Galway County Council‘s Disability Action Plan 2007-2015. Objective SI3 Support the implementation of the provisions of the County Galway Local Authorities Social Inclusion Strategy 2006-2009 and any subsequent strategy adopted during the lifetime of the Plan.
8.2 COMMUNITY FACILITIES Access to social, community and cultural facilities plays an invaluable role in promoting social cohesion and a sense of community. The availability of a range of such facilities can often have a significant bearing upon where people decide to reside or locate a business. Ballinasloe Town Council recognises that community facilities play an integral role in promoting a sense of community and can enhance a person‘s quality of life. The Council also recognises the importance of community and social groups and the role they must play in determining the future development of the town. To this aim, the process of planning will strive to achieve increased levels of public and community participation.
The social infrastructure of Ballinasloe consists of a diverse range of social clubs, sports clubs and community facilities that cater for both young and old. Social groups range from bridge clubs, a town and country club, a pony club, a youth club, a musical society and a Lions club to mention but a few. Social organisations include:
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. East Galway Youth Services, . The Youth Information Centre, . A Community Information Centre, . Social Welfare Services, . A Branch Employment Office and . The Health Service Executive (HSE) . Sporting clubs include badminton, golf, rugby, soccer, football, boxing, karate, swimming an equestrian centre and the G.A.A. . There are also a number of community groups such as the local Chamber of Commerce and the Creagh Development Association together with resident associations.
The provision of a broad range of facilities is important in enhancing a sense of community, for example childcare facilities, crèches, libraries, playgrounds, playing pitches, local and community services (post offices, youth clubs, banking facilities, community centres, etc.), Education (National and Second Level Schools), Third Level Institutions and Colleges of Further Education
8.2.1 Children and Youth Increasing numbers of people in the workforce and changing lifestyles have increased the demand for childcare facilities in our communities. The provision of Childcare Facilities is subject to:
. The Child Care Act and the Child Care (Pre School Services) Regulations of 1996. Government policy seeks to increase the number of childcare places and facilities available, and to improve the quality of childcare services for the community. . Planning Authorities obtain guidance on childcare provision from the Department of the Environment, Heritage and Local Government‘s document ―Planning Guidelines on Childcare Facilities‖ (2001), which sets out guidance on polices and objectives to be included in development plans. . The National Children‘s Strategy, Our Children (2000), is a ten year plan, which endeavours to get agencies to work together to improve the quality of children‘s lives.
Ballinasloe Town Council recognises that the provision of properly run and conveniently located childcare facilities throughout the town and its environs is a fundamental element of social infrastructure required to enable people to engage in accessing education, employment and social networks.
There are two crèche facilities in the town as well as a community playgroup, a Montessori pre-school and a pre- school for travelling children. It was established in the household questionnaire survey that was undertaken as part of the current Plan that the people of Ballinasloe consider childcare facilities as being the second most under provided facility in the town. The Planning Authority will have regard for the Draft Planning Guidelines on Childcare Facilities (Circular Letter PD/00) and encourage the provision of further services of this nature.
It should be noted that applications for childcare facilities in a residential area will be assessed on the basis of their impact in terms of noise, loss of residential amenity, traffic generation and general disturbance. In general, the factors to be considered in determining a planning application for a childcare facility will include proximity to public transport, the nature of the facility, numbers and ages of children, adequate parking for staff, and set down areas for customers, to name but a few.
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It is important that the needs of young people are also addressed so that they have fulfilment, develop and mature as citizens and respect other members of society. The provision of sports and recreation facilities, youth clubs and supervised places to meet will help them to develop skills and abilities, will reduce incidence of anti-social behaviour, increase the security and quality of live for all members of the community. The d‘ Cube facility in Ballinasloe is a teenage space for young people in the Ballinasloe area. Activities include band nights, Ballinasloe community radio in addition to workshops on issues that impact on the lives of young people. While the youth café is central to the delivery of various activities for young people a combination of other initiatives allows for young people to integrate and engage in an informal environment. Some of these other initiatives that support the work of the d‘ Cube include a youth information service, the junction (youth diversion) project, and the young mothers in education project.
8.2.2 Senior Citizens In relation to Community Facilities, Senior Citizens must be catered for and the inclusion of the needs of Senior Citizens should be central to any good community policy. Ballinasloe Town Council endorses the need for the local community to plan and provide a range of services and supports to enable Senior Citizens throughout the town and its environs to maintain the optimal level of health, independence and dignity. Despite the fact that the local Planning Authority does not have direct responsibility for providing such services, it has responsibility for regulating the development and use of land in the public interest to meet the requirements for development.
The Rural Transport Initiative is an important factor for this group to ensure accessibility to social outlets, health services and shops. Good design is also fundamental in creating a safe and barrier-free environment which is easily accessible and manageable by Senior Citizens.
8.2.3 Educational Facilities Education and the provision of adequate education facilities have an integral role to play in developing sustainable and balanced communities. The existence of such facilities can increase the attractiveness of an area for the location of business and families and increased development and prosperity. Ballinasloe Town Council has no direct responsibility for the provision of education. Decisions regarding the future requirements for education facilities are primarily the responsibility of the education authorities. There is however, an onus on the Town Council to reserve sufficient lands to meet the likely future demands for community facilities including education. The reservation of sites for education and other community facilities by appropriate zoning is however potentially problematic, as it does not guarantee the timely provision of a necessary community facility. Nonetheless, the Planning Authority will continue to liaise with the relevant departments concerning site reservations within the plan making process.
The Department of Education and Science currently uses the following operating assumptions when planning additional school accommodation: . On average 12% of the population at any given time are of primary school going age . On average 8.5% of the population at any given time are of post primary school going age . On average each dwelling had an occupancy rate of 2.95 people
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. Department of Education and Science Site Size Area Guidelines suggests schools with 12 to 31 class units should be 1.22h.a (3 acres) and Schools with 32 class units should be 2.03h.a.(5 acres) . Department of Education and Science Site Guidelines suggest that 12 acres (4.87h.a.) are needed to accommodate a traditional post-primary school with 600-800 pupils and all additional ancillary accommodation. It should also be noted that the school curriculum requires among other things that science labs, a sport hall, wood working rooms etc are provided as part of the school. This figure also includes sports pitches etc.
Educational facilities in the town consist of 4 primary schools and 3 Post Primary School:
Primary Schools: There are currently four primary schools (one of which is a Special School) in Ballinasloe Town, with an enrolment of 781 pupils between them (10 of which are in the Special School).
1. SN Muire Gan Smal (RN17198S) has a current enrolment of 381 2. SN Uí Cheithearnaigh (RN19969H) has a current enrolment of 164 3. Scoil an Chroi Naofa (RN20042E) has a current enrolment of 316 4. St. Teresa‘s Special School (RN20328W) has a current enrolment of 10
Scoil Mhuire, Newtown (Co-educational) (RN15531P) is located in County Roscommon and is approximately 2.5miles from Ballinasloe Town Centre. It has a current enrolment of 68 pupils.
Currently there are two post primary schools in Ballinasloe with a combined current enrolment of 917 pupils.
1. Ardscoil Mhuire (All Girls) (RN62890M) has a current enrolment of 491 pupils. The school has been built adjacent to Garbally College and provides state of the art facilities for pupils including a full size sports hall, athletic track, 5 hard courts and 3 grass pitches. 2. Colaiste Sheosaimh, Garbally (All Boys) (RN6288OJ) has a current enrolment of 426 pupils. This second level institution is situated in 346 acres of magnificent park and woodland. It now caters for only day pupils. Garbally House, in which the boarders once resided, is a Georgian style building erected in 1819 by the second Earl of Cloncarty. Plans are to build a new school adjoining the existing school.
Third Level: 1. Athlone Institute of Technology 15 miles 2. Galway Institute of Technology (GMIT) 40 miles 3. National University of Galway (NUIG) 43 miles
Special Needs and Other Training: 1. St Theresa‘s C.E.D.C - This organisation provide a day training centre for handicapped children 2. Galway Vocational Educational Committee – provide a number of special needs projects in the town including training and educational facilities for socially disadvantaged and those with special needs. Examples of these are the early training centre in Canal House, the Madonna House Project, VTOS and Youthreach projects
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8.2.4 Educational Capacity The Ballinasloe Development Plan 2003-2009 noted that there is not a need for additional primary and secondary education facilities in the town. The Plan indicated that during that period there were sufficient educational facilities to serve the town in the short term but there may be long term demand subject to an increase in the town‘s population. The Plan noted of the six schools surveyed, three have insufficient land for either recreation or expansion (Newtown National School, Creagh National School & Co. Galway V.E.C.), while one has expanded by way of portable-cabins (St. Josephs College).
Although the V.E.C has insufficient land for recreation, it is designed to cater for almost three times its current student intake. Newtown National School has one empty classroom while a new girl‘s school has been developed at Garbally, with a capacity of approximately 300-400 students, to replace the Mercy Secondary School. Garbally College also plans to construct a new school for post-primary male pupils within its grounds as present conditions are unsuitable. Creagh National School has come under increasing demand for school places in recent times due to a significant increase in population in this area.
Ballinasloe Development Plan 2009-2015 shall seek the following objectives in relation to Educational facilities: . The Plan will seek to address the issue of overcrowding at Creagh Primary School by zoning new lands as Community Facility Zoning (CF) north of the N6/M6 and west of the present Dubarry site to offer a potential site for a new school. . The Plan will promote and encourage the development of any new post primary schools in accordance with the Department of Education and Science Site Guidelines including any proposed amendments to these Guidelines that may arise over the plan period. . The Plan will promote and encourage the establishment of Third Level Institutions/Outreach and R&D Facilities within Ballinasloe in order to provide greater access into Third Level and to enhance job creation /employment potential for third level graduates within the town. . The Plan will encourage and promote the development of linkages between 3rd Level Education Institutions and the existing training and education facilities within Ballinasloe in order to develop their present range of training services.
8.2.5 Dual Use of Educational Facilities The provision of buildings to serve community facilities is costly and, in this regard, it is considered that dual-use of community and public buildings should be encouraged, where possible. Schools and other educational premises represent a valuable resource in terms of land and buildings, which are generally only utilised on a partial basis. The dual use of schools and other educational facilities can contribute towards the provision of community and cultural facilities for the wider community. It should be noted that this is dependent on the education service not being compromised i.e. by using the facilities during school holidays and after school hours. The DoEHLG Guidelines on Childcare Facilities, 2001 recommend the use of school premises to cater for after school care. School authorities are encouraged to consider how they can assist in addressing the demand for community facilities. Ballinasloe Town Council will promote the use of existing buildings and lands to the benefit of the wider community, subject to available resources. The Development Plan 2009-2015 shall seek opportunities to ensure that proposed new educational and other community facilities are specifically designed to facilitate dual use.
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8.2.6 Health and Other Community Facilities Responsibility for the provision of health-care facilities within Ballinasloe lies with a number of public, voluntary and private agencies. The Health Service Executive is the primary agency responsible for delivering health and personal social services. Ballinasloe has an important role within the county regarding health facilities: . To the west of the town is Portiuncla District Hospital – the main acute general hospital . the South Eastern Health Board Health Clinic at Brackernagh – caters for a wide number of community services . Social Services Centre – provides a day care centre of the elderly and sick, facilities for children with special needs and a meals on wheels service . Brothers of Charity – caters for both physically and mentally handicapped adults on both a day care and residential basis. Their workshop which imparts valuable skills to participants also provides a commercial printing service to the community at large . To the east of the town is St. Bridget‘s mental hospital, which caters for mental health. . There are also 5 nursing/retirement homes and a number of private surgeries dispersed throughout the town. A new 60 bed nursing home is presently under construction on a site adjoining St Brigid‘s Assessment Centre on the R357.
Currently there is a national trend towards the decentralisation of institutional care in favour of home care. As a result it is possible that St. Bridget‘s Hospital‘s current facilities will face closure during the Plan period. In this event, the Town Council will seek to incorporate a significant community facility into future development, while facilitating mixed-use development on the site. It is also proposed that a Master Plan be undertaken for this site at a future date
8.2.7 Arts and Culture It is increasingly recognised that Arts and Culture has an essential role to play in the economic, social, and physical development of a town. It can contribute to local distinctiveness and cultural tourism, create a sense of place, humanise the built environment and encourage residents to take greater pride in their locality. Ballinasloe Town Council shall continue to promote art and culture within the town and to help in the delivery of an arts programme for its population. The Town Hall facilitates a wide range of cultural and musical events.
8.2.8 Other Community Facilities Other community facilities consist of a public Library located between Society Street and the Fair Green, a Garda station, a fire station, a post office, a tourist information office, an adult education and training centre and a Social Community and Family Affairs Office. Ballinasloe graveyard is located along the R357 and has adequate spare capacity for the duration of this Plan period.
8.2.9 Community Facilities Policies Policy RCF1 Provide for the future well being of the residents of Ballinasloe by ensuring the provision of necessary community services and facilities. Policy RCF2 Facilitate social inclusion and access for all, with regard to community facilities. Policy RCF3 Support the provision of facilities for young people and teenagers within Ballinasloe and its environs.
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Policy RCF4 Encourage the provision of indoor sporting/community facilities with activities catering for all members of society. Policy RCF5 Support the actions of local community groups and facilitate the provision of community facilities such as community centres, cultural centres, and indoor and outdoor recreational facilities through community enterprise and public private partnerships. Policy RCF6 Facilitate the development of a broad range of educational facilities. Policy RCF7 Facilitate the development of childcare facilities in suitable locations throughout the town in neighbourhood/residential areas and in areas of concentrated employment. Policy RCF8 Give consideration to the needs and requirements of people with disabilities in the location of all street furniture, street installations and in the laying of footpaths and kerbing. Policy RCF9 Continue to support and reinforce communities, by empowering residents to maintain and protect their open space and to upgrade their gardens by competition, grants, or other means. Policy RCF10 Co-operate with all statutory and voluntary bodies responsible for the provision of new community and civic facilities and services. Policy RCF11 Encourage the development of art, crafts and town markets within Ballinasloe. Policy RCF12 Encourage the provision of public art initiatives such as permanent and temporary public sculpture, street theatre and functional art programs to complement new and existing developments through a percent for art scheme. Policy RCF13 Seek to ensure that a minimum of 1% of all future capital development costs be devoted to a percent for art scheme. Policy RCF14 To encourage community involvement in all public art initiatives. Policy RCF15 To encourage the development of theatre and dance in the town through Galway County Councils Arts office and to facilitate and advise individuals on grant applications to the Arts Council of Ireland. Policy RCF16 Promote cultural events in the town and environs as a means of promoting development and regeneration in the town and contributing to its economic vitality. Policy RCF17 Ensure that adequate lands and services are reserved/zoned to cater for the establishment, improvement or expansion (where possible) of primary and post primary educational facilities within the Plan Boundary Policy RCF18 Develop an integrated education and training plan to support access to further and third level education, ensure ongoing adult education and training, and ensure that quality lifelong learning opportunities are available to all. Policy FCF19 Promote the development of outreach programmes between businesses and the third level institutions in Galway City and in Athlone. Policy RCF20 Ensure that adequate lands and services are available for the improvement, establishment and expansion of health and related services. Policy RCF21 Support local sports and community groups in the development of facilities through the reservation of suitable land and the provision of funding where available and appropriate. Policy RCF22 Facilitate the accommodation of healthcare functions at suitable locations in liaison with the appropriate health authorities
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8.2.10 Community Facilities Objectives Objective RCF1 To facilitate the provision of a community and leisure facility at St Bridget‘s Hospital to serve the residents of the area. Objective RCF2 Generally require the provision of one childcare facility to cater for 20 children for each 75 dwellings. Childcare facilities should be provided having regard for the existing geographical distribution of current facilities. Consideration should be given to the provision of such facilities at neighbourhood centres. Objective RCF3 Protect the cultural and natural heritage of the old Creagh graveyard and ensure that its management and maintenance is in accordance with the principles of best conservation practice. Objective RCF4 Require that all works proposed to be carried out in graveyards, which are Recorded Monuments, are notified two months in advance, to the National Monuments Service of the DoEHLG, as required under the National Monuments Acts, and that recommendations regarding the carrying out of proposed works are complied with, as a condition of any grant aid from Ballinasloe Town Council. Objective RCF5 That the naming of new developments, such as housing estates, streets, shopping centers etc. shall reflect the local place names, history, culture and heritage or topographical features as appropriate. Objective RCF6 Provide, maintain and improve pedestrian access to existing and proposed recreational areas. Objective RCF7 Encourage the overlap of users and uses of different facilities as a means of maximising on the physical infrastructure and built fabric of the town. For example, school halls could be used for night-time leisure facilities or commercial leisure purposes. Objective RCF8 Facilitate the development of primary, post primary and third level Educational/R&D facilities and including other training methods in order to meet the needs of the widest range of residents within Ballinasloe and its environs Objective RCF9 Endeavour to continue to develop and improve the services provided on an ongoing basis through the provision of a high standard of library services and in particular the development of new library facilities.
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SECTION 9. BUILT HERITAGE
9.1 INTRODUCTION Built heritage includes both architectural and archaeological heritage. It refers to all manmade features in the environment including buildings and other structures such as bridges, wells, archaeological sites, field boundaries and pumps. The built heritage of a town is a unique resource. Structures and places acquire special character over the years, which once lost or damaged can never be replaced. This section contains policies and objectives, which are intended to protect the built heritage of Ballinasloe.
9.2 HISTORICAL CONTEXT Ballinasloe town has a large number of buildings, structures and places of historical and architectural value, which contribute to its essential character. The existing urban form of the town was established by the Trench Family in the late 18th and early 19th century with the development of the broad pattern of streets lined with substantial three storey buildings, St. Michael‘s Square and the Fair Green. Interspersed between the groups and blocks of buildings in the town centre, the archways and lanes give access to the rich variety of outbuildings. In contrast to the principal streets, the lanes and entrances are tight knit and contain remnants of some older 18th century buildings and surfaces. The opening of the Ballinasloe Canal in 1828, which was an extension line of the Grand Canal, marked a very prosperous time in the town history. The canal became the primary means of transport for industry and agriculture to Dublin until the arrival of the railway in the 1850's. This old redundant canal system, which was closed in 1961, is protected under the Recorded Monument Act.
Figure 5: 1840 Map of Ballinasloe Source: Ordinance Survey Ireland
9.3 STATUTORY CONTEXT The principle legislation protecting the built heritage in Ireland is the National Monuments Acts 1930 to 2004 and Part IV of the Planning and Development Act 2000, as amended. The Planning and Development Act outlines the mandatory objectives under Section 10 relating to the protection of the built environment to be included in a development plan. These objectives include the protection of ‗Archaeological Sites and Monuments, the protection of ‗Protected Structures` and the preservation of ‗Architectural Conservation Areas‘.
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9.4 ARCHAEOLOGICAL HERITAGE Archaeology is the study of the impact of past human settlement and activity on the landscape and this helps explain how communities, societies and cultures developed. Physical remains of earthworks and structures may have survived above ground, but generally archaeological features are located underneath the ground's surface. The landscape therefore contains archaeological features, sites and artefacts that have been identified and those that have yet to be discovered.
The National Monuments Acts 1930 -2004 provide the legal protection of the archaeological heritage. The Record of Monuments and Places (RMP) was established under Section 12 of the National Monuments (Amendment) Act 1994 and structures, features, objects or sites listed in this Record are known as Recorded Monuments. It includes known monuments and sites of archaeological importance dating to before 1700AD, and some sites which date from after 1700AD. The RMP is accompanied by a set of maps on which the monuments are numbered and marked by a circle (Zone of Archaeological Potential). There are 35 RMP sites located within the town, including the old redundant canal system. The bridges, locks, lock keepers cottages, harbours and navigation markers associated with navigable inland waterways, such as the Grand Canal System, represent engineering skills and workmanship dating from the 1700‘s to the present day.
Archaeological structures may, in some situations, be considered as architectural heritage and, therefore, may appear on both the Record of Monuments and Places (RMP) and the Record of Protected Structures (RPS). This means that these structures are protected by both the National Monuments Acts and the Planning and Development Act 2000.
9.4.1 Archaeological Policies Policy BH1 Protect archaeological sites, monuments (including their setting) and objects within the jurisdiction of Ballinasloe Town Council, including those that are listed in the Record of Monuments and Places or newly discovered sub-surface archaeological remains. Policy BH2 Require archaeological surveys, test excavation and/or monitoring for development proposals in areas of archaeological importance, if the application is likely to impact upon in-situ archaeological structures or deposits. Policy BH3 Favour the preservation in-situ of archaeological remains or objects and their settings. Policy BH4 Ensure that development within the vicinity of a Recorded Monument(s) or Zone(s) of Archaeological Potential do not seriously detract from the setting of the feature, and is sited and designed appropriately. Policy BH5 Protect historical burial grounds within Ballinasloe and encourage their maintenance in accordance with conservation principles.
9.4.2 Archaeological Objectives Objective BH1 Secure the protection (i.e. preservation in-situ or at a minimum protection by record) of all archaeological monuments included in the Record of Monuments and Places as established under Section 12 of the National Monuments (Amendment) Act 1994, their setting and associated ‗Zones of Archaeological Potential‘ . Objective BH2 Promote public awareness of the rich archaeological heritage in this area. Objective BH3 Provide guidance to developers and property owners regarding the protection of the
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archaeological heritage of Ballinasloe and the archaeological implications of proposed development. Objective BH4 Seek professional archaeological impact assessments for all planning applications for new development, redevelopment, any ground works, refurbishment, and restoration/conservation within or adjoining sites included in the ‗Record of Monuments and Places`, as established under National Monuments (Amendment) Act, 1994 or within their ‗Zones of Archaeological Potential`. The Council shall have regard to the advice and recommendations of the Prescribed Bodies in relation to undertaking, approving or authorising development. Objective BH5 Ensure that a suitably qualified archaeologist monitors site works when permission is granted for works on or close to an archaeological site or feature. Objective BH6 Ensure that all significant development proposals affecting sites specified in the ‗Record of Monuments and Places‘ or ‗Zones of Archaeological Potential‘ are referred to the Prescribed Bodies (as set out in the Planning and Development Act 2000, as amended) and to have regard to the advice and recommendations of the Prescribed Bodies in relation to undertaking, approving or authorising development. Objective BH7 Ensure that when an unrecorded archaeological object or site is discovered, any works that threaten the object or site are immediately suspended and that the appropriate Government Agency is informed. Objective BH8 Encourage the reference to or the incorporation of significant archaeological finds into a development scheme where appropriate and where agreed with the Council, the developer and the appropriate Government Agency. Objective BH9 Ensure that full consideration is given to the protection of archaeological heritage when undertaking, approving or authorising development in order to avoid unnecessary conflict between development and the protection of the archaeological heritage. Development, which would destroy, alter or damage monuments or archaeological sites, or cause inappropriate change to their settings and character will normally be prohibited Objective BH10 Outside the Zone of Archaeological Potential of a Recorded Monument (RMP), where in the opinion of the Town Council a development involves major ground disturbance; archaeological conditions may be applied particularly in the vicinity of known monuments. Objective BH 11 Ensure that development within the vicinity of a Recorded Monument(s) or Zone(s) of Archaeological Potential doe not seriously detract from the setting of the feature, and is sited and designed appropriately. Objective BH12 Require archaeological surveys, test excavations and/or monitoring for development proposals in areas of archaeological importance, if the application is likely to impact upon in-situ archaeological structures or deposits.
9.5 PROTECTED STRUCTURES A protected structure is a structure that a Planning Authority considers to be of special interest from an architectural, historical, archaeological, artistic, cultural, scientific, social, or technical point of view. The Planning Authority is obliged to have a Record of Protected Structures (RPS) that includes structures of special interest in its functional area and into which details of protected structures are entered. The RPS forms part of the Development Plan. It is a reserved function of the Council to add or delete structures
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from the RPS. There are currently 97 protected structures on the RPS within the plan area of Ballinasloe town.
The protection, unless otherwise stated in the RPS, includes the exterior and interior of the structure, the land lying within its curtilage, any other structures and their interiors within the curtilage, plus all fixtures and fittings which form part of the interior or exterior of any of these structures. Certain works that are normally considered exempted development may require planning permission on a protected structure, if those works would affect the character of the structure or any element of the structure that contributes to its special interest. An owner or occupier of a protected structure may require from the Planning Authority a ‗Declaration under Section 57 of the Planning and Development Act 2000, as amended, indicating the types of works that could be carried out without materially affecting the character of the structure. These works would not require planning permission.
9.5.1 Protected Structure Policies Policy BH6 Promote the protection of the built environment which is of architectural heritage merit within the administrative boundary of Ballinasloe Town Council by identifying structures of special architectural heritage interest, by including them in the Record of Protected Structures, and by taking such steps as are necessary to ensure the protection of those structures. Policy BH7 Protect those buildings and other structures identified in the Record of Protected Structures (RPS). Policy BH8 To have regard to the Architectural Heritage Protection – Guidelines for Planning Authorities (2004) by the DoEHLG, or any superceding guidelines. Policy BH9 Adopt a strategy of minimum intervention in relation to proposals concerning Protected Structures (or proposed Protected Structures) and those of local interest that contribute to local distinctiveness. Policy BH10 Ensure that any interventions to Protected Structures (or proposed Protected Structures) are undertaken in accordance with best conservation practice and use sustainable and appropriate materials. Policy BH11 Demonstrate best practice with regard to the custodianship of Protected Structures, Recorded Monuments and elements of Architectural Heritage in the Council‘s ownership and care. Policy BH12 Resist removal or modification of features of architectural importance, which would negatively affect the character of a structure, either externally or internally. Policy BH13 Resist development that would adversely affect the setting of a protected structure. Policy BH14 Prohibit development proposals, either in whole or in part, for the demolition of protected structures, save in exceptional circumstances.
9.5.2 Protected Structure Objectives Objective BH13 Protect all structures listed in the Record of Protected Structures (RPS) within the plan area, that are of special architectural, historical, archaeological, artistic, cultural, scientific, social or technical interest within the plan area of Ballinasloe. Objective BH14 Raise public awareness of the value of protected structures within the town. Objective BH15 To carry out a review of the architectural heritage content of the town with a view to identifying all structures of architectural heritage merit.
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Objective BH16 To carry out periodic reviews of the Record of Protected Structures Objective BH17 Promote proper conservation standards in the maintenance of authenticity and through the use of best recognised practice in the use of material in repair and adaption works of protected structures including referral to appropriate documents such as the ‗Architectural Heritage Protection, Guidelines for Planning Authorities, 2004, issued by the DoEHLG and Galway County Council‘s Architectural Survey and Assessment Best Practice Guide and any subsequent Guidelines, Acts, Directives or Policies which may be issued during the lifetime of this Plan. Objective BH18 Require the design of any proposed building adjoining or in the same setting of a Protected Structure to have regard to the architectural context of the building. Objective BH19 Promote best conservation practice through advice to owners/occupiers of Protected Structures on appropriate measures or actions to take in regard to their property. Objective BH20 Issue declarations under Section 57 of the Planning and Development Act 2000, as amended, on types of works that would or would not materially affect the character of a protected structure. Objective BH21 To carry out an audit and assessment of condition of all Protected Structures in the ownership of the Council and devise a management/maintenance plan for these structures. Objective BH22 Promote appropriate use/re-use and repair of Protected Structures, including the implementation of the Conservation Grants Schemes. Objective BH23 Identify structures on the Derelict Sites Register, which are of architectural heritage merit and are suitable for reuse. Objective BH24 Encourage the sympathetic retention, reuse and rehabilitation of Protected Structures and their setting. In certain cases, site zoning restrictions may be relaxed in order to secure the preservation and conservation of the protected structure. Protected Structures (or proposed Protected Structures) must be restored to the highest conservation standard and the special interest, character and setting of the building preserved. Objective BH25 Require that all planning applications relating to Protected Structures shall be accompanied by drawings, documents and photographs sufficient to describe the impact of the proposed development on the character of the structure. Objective BH26 Ensure that the alteration or extensions to protected buildings and structures will only be permitted if the proposals are in keeping with the character of the building and preserve the architectural and historic features of the building or structure. Objective BH27 New development shall not result in any significant loss in the architectural integrity, quality or character of the area, where appropriate. Planning applications maybe required to be accompanied by an assessment undertaken by an accredited conservations architect, where appropriate, detailing the impacts of the relevant development upon the special interest and the character of the surrounding architectural heritage. The Council shall be consulted at an early stage in this regard in order to determine whether there is a need for such an assessment or for specific mitigation measures. Objective BH28 Consider further amendments to the record of Protected Structures following the publication of the National Inventory of Architectural Heritage of the County.
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9.6 ARCHITECTURAL CONSERVATION AREAS Part IV of the Planning and Development Act 2000, as amended, requires that Development Plans shall include objectives to preserve the character of places, an area, a group of structures or part of a townscape, which is of special architectural, historical, archaeological, artistic, cultural, scientific, social or technical interest or contributes to the appreciation of protected structures. These areas are described as Architectural Conservation Areas (ACA). Most structures in an ACA are important in the context of their contribution to the streetscape or character of an area. ACAs could encompass, for example, a terrace of houses, a whole streetscape, town centre, a demesne, buildings surrounding a square, or any group of buildings, which together give a special character to an area. An ACA may or may not include protected structures and can include historic places. In ACAs, protection is placed on the external appearance of such areas or structures. External works that would affect the character, as described by the Planning Authority, will require planning permission, whereas repair or refurbishment which does not materially affect the external character will not require planning permission. The designation of these ACAs is a reserved function of the Council. There are currently two existing ACAs within the plan area, namely Ballinasloe Town Centre and St. Brigid‘s Hospital.
9.6.1 Ballinasloe Town Centre ACA - Statement of Significance Ballinasloe town centre principal significance lies in the combination of its planned formal street pattern, laid out by the Trench family, its plot sizes, architectural coherence, and distinctive landmark buildings. The imposing main streets have large three storey buildings with important traditional architectural features such as; cut stone sills, window and door surrounds and slate roofs. The large chimneystacks make a significance contribution to the roofscape of the town. One of the most attractive characteristics of the houses of the main streets is the Diocletian windows to the upper floors. The ground floors of many buildings still retain traditional shop fronts.
The narrow streets rising to St John‘s Church of Ireland, a major land mark in the town, form a tighter urban grain with great charm and many houses of vernacular style, displaying classically derived features, such as decorative fan lights. The Roman Catholic Church of St Michael is a balancing landmark, situated as it is at the focus of St Michael‘s Square. Society Street at its western end has a variety of institutional school buildings, developed around the Convent of Mercy. The Courthouse is a fine cut stone building. The opposite side of the Fairgreen, and on a height overlooking it, has the Church of Ireland parish Hall, and the Le Poer Trench Memorial. The Fair Green contributes hugely to Ballinasloe special character, being the focus of the annual horse fair in October. On its western side is the former entrance to the landlord‘s house, framed by twin lodge houses. The public realm in the town also retains some limestone kerbing.
Ballinasloe contains a generous number of buildings of regional or national significance, which together with the characteristic buildings of the town, its distinctive form, shaped by its history, and its setting close to the River Suck give it its special character.
9.6.2 St Bridgid’s Hospital ACA - Statement of Significance St Bridget‘s special significance derives from the architectural quality of the main building, designed by Francis Johnston, and dated 1832. It is a classical style group of mental hospital buildings on an X-plan two-storey block with a cupola surmounting the entrance bay. Smaller scale two-storey buildings are attached, with pavilions at the ends. A detached single-cell chapel in the grounds, with later ancillary buildings through the extensive grounds demonstrate the continuous use of the complex as a health
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facility over a long period of time, with the subsequent changes in developing practise. The Tripartite entrance gateway with original cast and wrot ironwork is a significant landmark to the eastern approach to the town of Ballinasloe.
The complex is of national value because of its special architectural quality as exemplified by its composition, plan and degree of craftmanship in construction. In addition it is a work by one of the most respected architects of the period and one of the earliest of its type.
9.6.3 Architectural Conservation Area Policies Policy BH15 Preserve the character of areas of special interest within the town by identifying those areas of special interest, by designating appropriate Architectural Conservation Areas and by taking such steps as necessary to ensure the preservation of the special character of those areas. Policy BH16 It is the intention of the Ballinasloe Town Council by the designation of Architectural Conservation Areas: - To preserve, protect and enhance the architectural heritage of Ballinasloe for future generations. - To preserve the historic street pattern within the core of the town. - To require that all new developments shall observe the existing scale of the town. - To protect the character of the existing streetscape by giving consideration to the suitability of style, construction materials, colour and decoration to be used in any proposals for development taking place within this area. - To encourage appropriate new uses for empty and under-utilised buildings. - To avoid the destruction of minor historic elements whose cumulative loss would severely erode the cumulative cultural significance of the town Policy BH17 Seek to maintain, preserve and enhance the existing historic settlement pattern, including the spatial characteristics of the streets, public spaces and laneways of the town centre and any existing or proposed ACAs. Policy BH18 Consider within the lifetime of the plan the completion of additional appraisal of special characteristics of each ACA and thereafter the preparation of additional guidelines for the management and control of development within the each of these areas. Policy BH19 Consider within the lifetime of the plan the establishment of ‗Areas of Special Planning Control‘ within the ACAs, where it is considered by the Council that all or part of an ACA is of special importance to, or as respects, the civic life or the architectural, historical, cultural or social character of the town. Policy BH20 Prepare and publish ACA Appraisal and Management Plans for the three ACA to preserve, protect and enhance the character of these areas over the lifetime of the plan. Policy BH21 Assess the surviving demesne(s) within Ballinasloe and promote the conservation of their essential character, both built and natural, while allowing for re-use. Policy BH22 Retain, where practical, any structure which contributes in a positive manner to the character of the ACAs and proposed ACA. Policy BH23 Prohibit the demolition of a protected structure, or a structure that contributes positively to the character of an ACA, except in very exceptional circumstances. Where demolition is granted within an ACA, an assessment of the impact of the replacement
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building on the character of the ACA will be required. Policy BH24 Instigate a programme of placing utilities and services underground within the ACA's in the interests of visual amenity.
9.6.4 Architectural Conservation Area Objectives Objective BH29 Protect ACAs as important elements of the Architectural Heritage of Ballinasloe and ensure that all new developments or works take account of the following: Acceptable design, scale, materials and finishes for new developments. Original materials and methods of construction should be retained. For example, timber barge boards, windows and doors are not replaced with PVC, original roofing material types should be retained along with original forms and locations of openings etc. Features of historic or architectural value should not be removed including shop- fronts, sash windows, gutters and down pipes, decorative plasterwork etc. Works that impact negatively upon features within the public realm such as paving, railings, street furniture, kerbing etc shall not be generally permitted. Objective BH30 Ensure that any development, modifications, alterations, or extensions affecting a protected structure, adjoining structure or structure within an ACA are sited and designed appropriately, and are not detrimental to the character of the structure or to its setting or the general character of the ACA. Objective BH31 Require the conservation, retention and/or reinstatement of traditional features and building elements, such as shopfronts, tiled entrances, railings, Diocletian/Venetian windows, original sash windows, roof coverings, doors and doorcases and other significant features of historic buildings, whether protected or not; and where replacements are required, ensure that they respect the original character of the building or street to which they relate. Objective BH32 Resist development proposals within Architectural Conservation Areas which do not preserve or enhance their intrinsic character, scale and visual amenity. Objective BH33 Support and encourage the re-use of suitable redundant or obsolete buildings within the ACAs both on the street frontages and in rear courtyards, in accordance with good conservation practice. Objective BH34 Protect and preserve historic items of street furniture including street pumps, street lamps, boot scrappers, statues, traditional paving materials and surfaces. Objective BH35 Promote initiatives to underpin the preservation of the special character of such Areas, such as preparing guidance leaflet to provide relevant information to owners and occupiers of structures within an ACA. Objective BH36 Protect existing trees and open spaces which contribute to the character of the ACA. Objective BH37 Require proposals for development outside an ACA but which affects its setting or views into and out of it, to respect its character and appearance. Objective BH38 Demolition of structures and parts of structures will in principle only be permitted in an ACA where the structure, or parts of a structure, is considered not to contribute to the special or distinctive character, or where the replacement structure would significantly enhance the special character more than the retention of the original
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structure. Objective BH39 Where in exceptional circumstances, a structure or a part of a structure which is considered to contribute to the special character of the area is permitted to be demolished, it should first be recorded prior to demolition, and where appropriate should be monitored during demolition.
9.7 VERNACULAR ARCHITECTURAL HERITAGE Vernacular architectural heritage refers to the local regional traditional building forms and types built using local materials, skills and building techniques. This would primarily include traditional domestic buildings such as thatched cottages but could also include other traditional structures such as shops, outbuildings, mills, farmsteads, forges, gates and gate piers. These buildings and structures reflect the local heritage and contribute to the local distinctiveness of a place. The loss of vernacular architecture may not only result from the removal of whole buildings but also in the gradual attrition of details such as the replacement of roof coverings and windows with modern materials, removal of external render, inappropriate re-pointing and the addition of inappropriate extensions.
Vernacular architectural heritage are generally the most sustainable forms of construction, built with local materials in a style responding to local conditions, with a low energy use compared to the construction of equivalent modern buildings. Many of our surviving examples of vernacular architecture are people‘s homes and places of work, which by definition need to evolve with a changing society to facilitate ongoing occupancy and therefore survival. Any such changes need to be sympathetic to the special features and character of the building.
9.7.1 Vernacular Architecture Policies Policy BH25 Encourage the protection, retention, appreciation and appropriate revitalisation and use of the vernacular heritage in both the town and rural area. Policy BH26 Encourage the identification, retention and development of traditionally skilled crafts in Ballinasloe. Policy BH27 Discourage the replacement of good quality vernacular buildings with modern structures.
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9.7.2 Vernacular Architecture Objectives Objective BH40 Protect (through the use of ACAs, the RPS and in the normal course of development control) vernacular buildings where they contribute to the character of areas and/or where they are rare examples of a structure type. Objective BH41 Ensure that both new build adjoining and extensions to vernacular buildings are of an appropriate design and do not detract from the buildings character.
9.8 SHOP-FRONTS Shopfronts in Ballinasloe are often an integral and harmonious part of the architecture of the town, whilst their colours and small-scale details are invaluable ingredients for the preservation of essential liveliness of the streets. Many of the shops within the Conservation Areas have separate entrances to upper residential accommodation. Some have access to the rear yard of the shop. These are important architectural features as well as important to retaining the viability of living over the shop and linking off- street spaces to the streets. Traditionally, shop-fronts were applied to the façade and had a strong vertical emphasis. The columns or pilasters, which may be of stone, plaster or timber, appear to carry the weight of the fascia and the wall above. They may have decorative fluting or carved panels or a plain surface. The top of the pilaster may be plain or decorative; that base always contains a plinth.
9.8.1 Shop-fronts Policies Policy BH28 To protect (through the use of ACAs, the RPS and in the normal course of development control) vernacular buildings where they contribute to the character of areas and/or where they are rare examples of a structure type Policy BH29 To ensure that both new build adjoining, and extensions to vernacular buildings are of an appropriate design and do not detract from the buildings character.
9.8.2 Shop-fronts Objectives Objective BH42 To limit hanging signs to no more than one to each property frontage. Objective BH43 To restrict shop front advertisements to fascia signs placed immediately above the shop window. Fascia lettering and logos are best hand-painted in a style and colour that harmonises with the shop and helps portray its use. Objective BH44 To restrict brand advertising on fascias and for fascias not to link buildings of different styles. Objective BH45 To refuse application for roller shutters on the external façade of shopfronts. Objective BH46 To retain and reinstate separate entrances to upper level residences.
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SECTION 10. NATURAL HERITAGE AND ENVIRONMENT
10.1 INTRODUCTION The Heritage Act, 1995 defines natural heritage as including flora, fauna, wildlife habitats, landscapes, seascapes, wrecks, geology, inland waterways and heritage gardens and parks. This variety of life is often referred to as biological diversity or biodiversity. Ballinasloe, which is located adjacent to the River Suck, contains a rich diversity of habitats, most notably the river and its floodplain and the associated callows and wetlands, in addition to bogs and wooded areas. Wildlife habitats occur throughout the town with many mammals, birds, invertebrates and wild plants having adapted to life alongside humans in the urban environment. The built environment provides habitats for a variety of species of flowering plants, mosses, and lichens and various species of invertebrates, birds and bats. Other important wildlife areas in the urban environment include floodplains, wetlands, trees, parks and graveyards, all of which play a significant role in supporting the local biodiversity.
10.2 BIODIVERSITY Biodiversity describes the variety of life on Earth and the ways in which living things interact with each other and the world around them. Biodiversity encompasses the range of differences between species, differences between individuals of the same species (genetic diversity) and the different ways in which all these organisms live their lives. Biodiversity is another word for nature or the natural world and includes people, animals, plants and microbes as well as the places that they live (habitats). Biodiversity is all around us, from gardens to hedgerows, bogs to woods, and mountain tops to coastlines.
10.3 ECOLOGICAL NETWORKS The various habitats in Ballinasloe and surrounding areas form part of an ―ecological network‖ that facilitates the movement of species between areas and ensures the effective functioning and survival of the diverse range of habitats and species. Ecological networks provide a spatial, network-based approach to the conservation of biodiversity, which differs from the site-based approach of environmental designations, by using ‗corridors‘ or ‗stepping stones‘ that support species migration, dispersal and daily movements between the ‗core areas‘ and thereby contribute to a more integrated and functional ecological system. Ecological networks are supported at EU level through the European Spatial Development Perspective and Natura 2000 and underpin the Pan-European Biological and Landscape Diversity Strategy (PEBLDS), which has been ratified by Ireland. Research has been carried out into a National Ecological Network for Ireland as part of the preparation of the National Spatial Strategy 2002-2020 in a report entitled the Preliminary Study of the Needs Associated with a National Ecological Network 2001. This study proposes the classification of open space areas according to their ecological functioning or ‗naturalness‘ ranging from Class 1 (predominantly natural areas of high biodiversity such as national and European designated sites) to Class 5 (low biodiversity areas such as continuous urban fabric and construction sites).
10.4 NATIONAL HERITAGE AND NATIONAL BIODIVERSITY PLANS In 2002, the first National Heritage Plan and National Biodiversity Plans were produced by the Government. These policy documents addressed the protection and management of national heritage of Ireland. They are underpinned by the core principle that heritage belongs to us all and we all share a responsibility to protect it. The responsibility of the Local Authorities in relation to the care and protection
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of heritage is identified in both the National Heritage Plan and the National Biodiversity Plan. Key actions in these plans include the requirement on Local Authorities to prepare and implement Local Heritage and Local Biodiversity Action Plans in partnership with the main stakeholders in the area. The first County Heritage Plan for Galway was adopted in 2004 and is currently being reviewed. The first County Biodiversity Action Plan for Galway was adopted in 2008.
10.5 THREATS TO BIODIVERSITY Expansion of urban areas can cause significant habitat destruction, fragmentation and degradation as natural habitats including wetlands, woods and grasslands are being cleared or fragmented to accommodate new development. The loss of traditional stone walls and hedgerows is of particular concern in many parts of County Galway. Problems associated with changes in land use and farming practices are also evident in many parts. Large scale drainage, fertilisation and re-seeding of farmland have resulted in the huge loss of wetlands, hedges and species-rich grasslands as well as in the pollution of ground and surface waters. Due to these environmental problems associated with meeting the needs of a growing economy and population, it is vital to strive for sustainable development. Thus, if more care and consideration of biodiversity is factored in at the early stages of all aspects of planning, development and industry, a balance can be achieved between the needs of the environment and the need for development to achieve a harmonious co-existence between people and nature.
10.5.1 Biodiversity Policies Policy NH1 Protect and promote the sustainable use and management of the natural heritage, flora and fauna of the town through the promotion of bio-diversity, the conservation of natural habitats and the upgrading of new and existing habitats. Policy NH2 Facilitate the identification and protection of the main elements of the ecological networks and corridors in the plan area and provide for its appropriate and sustainable use. Policy NH3 To support the implementation of the National Heritage and Biodiversity Plans and the Galway County Biodiversity Action Plan. Policy NH4 To promote education, knowledge and pride in the Natural Heritage of Ballinasloe. Policy NH5 To integrate biodiversity considerations into all Ballinasloe Town Council activities.
10.5.2 Biodiversity Objectives Objective NH1 Seek to maintain and enhance, as far as it is practical and prudent, the natural heritage and amenity of Ballinasloe by seeking to encourage the preservation and retention of woodlands, hedgerows, stonewalls and wetlands, which form wildlife corridors and link habitats, providing the stepping stones necessary for wildlife to flourish, while also protecting and enhancing surface water and groundwater resources. Where their removal or interference with same cannot be avoided, appropriate measures to replace like with like should be considered, subject to considerations of safety and practicality. Objective NH2 Protect and conserve in so far as is practicable the geological and geomorphological system, sites and features from inappropriate development that would detract from their heritage value and interpretation. Objective NH3 Encourage and support the protection, enhancement of, and access to, the geological and geomorphological system, sites and features in Ballinasloe through the planning system where feasible.
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Objective NH4 To promote the conservation of biodiversity outside of designated areas, while allowing for appropriate development, access and recreational activity. Objective NH5 No ecological networks or parts thereof which provide significant connectivity between areas of local biodiversity are to be lost as a result of implementation of the Development Plan without appropriate and reasonable remediation and/or compensatory measures.
10.6 DESIGNATED SITES, HABITATS AND SPECIES
10.6.1 Introduction There are a number of habitats, flora and fauna within the Ballinasloe plan boundary which are protected under national and international legislation. These include the national and EU designations of Natural Heritage Areas (NHA) and Special Protection Areas (SPA).
10.6.2 Legislative Context The principle legislation protecting Natural Heritage in Ireland is ‗The European Union Birds (1979) and Habitats (1992) Directives, the Natural Habitats Regulations (1997) and the Wildlife Acts (1976 and 2000). There are also a number of international conventions and agreements relating to our heritage, which Ireland has ratified. Other legislation that impacts on the conservation of natural heritage includes the Planning and Development Act, 2000, as amended, and the Water Framework Directive 2000.
10.6.3 Natura 2000 The Habitats Directive (92/43/EEC) requires EU Member States to create a network of protected wildlife areas, known as Natura 2000, across the European Union. This network consists of Special Areas of Conservation (SACs) and Special Protection Areas (SPAs). These sites are part of a range of measures aimed at conserving important or threatened habitats and species. There is currently no designated SACs and one designated SPA (IE0004097 Middle Suck Callows) within the plan area of Ballinasloe.
10.6.4 Special Protection Areas Special Protection Areas (SPAs) are natural areas of European importance designated under the EU Birds Directive (79/409/EEC) that support populations of particular bird species that are rare or threatened in Europe, which require measures including the designation of protected areas to conserve them. The EU Birds Directive requires member states to manage, create and restore a variety of biotopes for wild birds and to designate Special Protection Areas (SPA) for birds. Species listed in Annex I of the Directive require strict conservation measures, while the other Annexes regulate the hunting of other species. The Birds Directive is transposed to Irish law through the Wild Birds Regulations, 1985. There is currently one designated SPA in Ballinasloe (IE0004097 Middle Suck Callows).
10.6.5 Natural Heritage Areas The Wildlife Act, 1976 and the Wildlife (Amendment) Act, 2000 are two of the principal legal instruments governing the protection of wild flora and fauna in Ireland. Under the Wildlife (Amendment) Act 2000 provision was made for the designation of Natural Heritage Areas (NHAs). These areas include nationally important semi-natural and natural habitats, landforms and geomorphological features, plant and animal species, or a diversity of these natural heritage attributes. The DoEHLG and National Parks
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and Wildlife Service have the responsibility of designating protected nature conservation sites. These NHAs overlap with other nature conservation designations to form a national framework for protected areas in Ireland. There is one NHA (000222 Suck River Callows) and one proposed NHA (001779 Ballinasloe Esker) in Ballinasloe.
10.6.6 Protected Species Certain plant, animal and bird species are protected by law. This includes plant species listed in the Flora Protection Order 1999 and animals and birds listed in the Wildlife Act, the Habitats Directive and the Birds Directive. The planning process seeks to protect and enhance species protected by law and their habitats. Very often this can be done by minimising adverse impacts by careful management of their habitats. Table 10.1 below sets out practical guidelines for the management of the habitats of both protected and non protected species within the plan area. In other cases it may be appropriate to seek to ensure that individual members of a species survive by providing alternative roosts in the case of bats for example. It may also be appropriate to seek to have an alternative area of habitat provided.
Table 10.1: Practical Guidelines for their Management of Habitats HABITAT SPECIES/INTEREST MANAGEMENT Stone walls Lichens, mosses, ferns, Leave mosses, lichens and ferns on walls etc and bats, No herbicides bridges, birds, insects Do not use concrete to re-point derelict Do not remove render buildings and Seek expert advice re management of ivy monuments Plant ivy and honeysuckle on modern concrete walls Trees Birds, bats and other With certain exemptions (NOT including local community groups) mammals, insects, the Wildlife Amendment Act (2000) prohibits the cutting of hedges mosses, during the period 1st March to 31st August (inclusive). fungi, lichens Where necessary, cut while dormant, from the beginning of September to the end of February Use appropriate native species Groups of trees are preferable to single trees Do not use herbicides, use tree tubes as an alternative Do not use fungicides Put up bat and/or bird boxes Leave some standing deadwood and log piles Hedgerows Birds, bats and other With certain exemptions (NOT including local community groups) mammals, insects, the Wildlife Amendment Act (2000) prohibits the cutting of hedges flowering plants, fruiting during the period 1st March to 31st August (inclusive). shrubs, mosses, fungi and Where necessary, trim or lay while dormant, from the beginning of lichens September to the end of February To keep the base dense, trim hedges so that they are wider at the base and narrower at the top Hedges that are trimmed every year produce much less flowers and fruit No herbicides to be used within 1.5m of hedge Store grass clippings away from base of hedgerow Flower beds Insect and bird feeding Use native plants and native seed stock traditional to the area and where possible borders Use only peat free compost, or make your own
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Choose plants which are rich in nectar/pollen and berries/seeds to attract insects and birds. Graveyards Old managed grassland, Do not remove mosses and lichens from headstones or walls bats, hedgehogs and other Set aside an area for nature conservation that is only cut once or mammals, barn owls and twice a year other birds, insects, When cutting grass close to headstones use a handheld clippers mosses, lichens Do not use fungicides Do not use herbicides at the base of headstones or walls Seek expert advice re management of ivy Grassland & Birds and insects Leave grass in verges on outskirts of town less tightly mown. Use Road verges graduated mowing regime, as appropriate. Do not use herbicides or fungicides Grass clippings to be removed to an appropriate area for composting. Grassland - Birds and insects Leave areas for wildflowers, nettles etc amenity Reduce mowing regime areas Use graduated mowing regime, as appropriate. Gardens and Birds, insects, mammals Encourage gardening for wildlife school Put up bat and bird boxes and feeding tables grounds Provide hibernators for hedgehogs Use only peat free compost or make your own Rivers and Fish, insects, birds, snails, Do not use herbicides canals mammals, undisturbed Retain at least 2m strip of bank side vegetation grassland If planting trees and shrubs, check for appropriate species Waterways Ireland must be consulted for works on waterways. Lakes, ponds, Frogs, newts, insects, Do not use herbicides ditches and waterfowl Leave areas of vegetation at bank side wet Create log piles areas Do not introduce plants Source: Conserving and Enhancing Wildlife in Towns and Villages – A Guide for Local Community Groups by the ‗The Heritage Council‘
10.6.7 Designated Sites, Habitats and Species Policies Policy NH6 Protect proposed and designated Natural Heritage sites in National and European legislation, which have been identified in the Habitats Directive, Birds Directive, Wildlife Act 2000 and the Flora Protection Order nature reserves, Ramsar Sites (wetlands) and any other relevant Directives, Acts or Policies, which may be issued during the lifetime of this Plan. Policy NH7 Protect plant, animal species and habitats which have been identified by the Habitats Directive, Birds Directive, Wildlife Act and the Flora Protection Order. Policy NH8 Conserve and protect the Natural Heritage of Ballinasloe and to conserve and protect all existing and proposed National and European designated sites within the plan area of Ballinasloe, including NHAs, pNHA, SPA, and any other subsequently natural heritage designated, which may be issued during the lifetime of this Plan. Policy NH9 Identify, protect and conserve, in co-operation with the relevant statutory authorities and other groups, vulnerable, rare and threatened species or wild flora and fauna and their habitats. These include plant and animal species afforded protection under the Wildlife Acts and the EU Habitats & Birds Directives. Policy NH10 Ensure that development does not have a significant adverse impact, incapable of satisfactory
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mitigation, on plant, animal or bird species protected by law. Policy NH11 Have regard to the views and guidance of the National Parks and Wildlife Service of the DoEHLG or any other appropriate Government agencies, when considering undertaking, approving or authorising developments, which are likely to affect proposed and designated natural heritage sites. Policy NH12 Consult with the National Parks and Wildlife Service, and take account of any licensing requirements, when undertaking, approving or authorising development which is likely to affect plant, animal or bird species protected by law. Policy NH13 Support and co-operate with statutory authorities and others in support of measures taken to manage proposed or designated sites in order to achieve their conservation objectives. Policy NH14 Require ecological assessment of any proposed developments, including amenity and recreation, in or near ecologically sensitive locations, including NHAs, pNHAs, peatlands and other wetlands, surface waters, and semi-natural grasslands, and scrub. Policy NH15 Promote areas for appropriate development, primarily for recreational or educational purposes, that would not conflict with the preservation of these sites in their natural state. Policy NH16 Conserve, protect and enhance where possible wildlife habitats such as rivers, streams, canals, and associated wetlands including ponds, springs, bogs, fens, trees, woodlands and scrub, hedgerows and other boundary types such as stone walls and ditches which occur outside of designated areas providing a network of habitats and corridors essential for wildlife to flourish Policy NH17 Minimise disturbance to wildlife, including fish, by minimising external lighting, and prevent spotlighting of trees, rivers, or other features of ecological significance. Policy NH18 The National Parks and Wildlife Service will be invited to prioritise the preparation of a Management Plan for the section of the Suck River Callows Special Protection Area which is located within the Plan area. This is in order to facilitate the identification of Conservation Objectives for use in screening and scoping that would be necessary for any Appropriate Assessment that might be required for projects within the Plan area.
10.6.8 Designated Sites, Habitats and Species Objectives Objective NH6 Prohibit any development that would be harmful to or that would result in a significant deterioration of habitats and/or disturbance of species in a SPA, pNHA or NHA. Objective NH7 Implement Article 6(3) of the EU Habitats Directive, and to subject any plan or projects likely to impact Natura 2000 or proposed or designated European Sites (SPA), whether directly (in-situ), indirectly (ex-situ) or in combination with other plans or projects, to an Appropriate Assessment or screening for an Appropriate Assessment in order to inform decision making. Objective NH8 Require appropriate assessment for all plans variations or amendments to Plans and projects under Article 6 of the EU Habitat Directive 92/43/EEC, where there is potential for significant adverse effects, including indirect or cumulative effects, on the SPA, and the habitats and species of European importance it contains. Objective NH9 Ensure that ecological impact assessment, in relation to proposed and designated natural heritage sites other ecologically sensitive locations, are carried out by appropriate professionals. Objective NH10 Provide guidance to developers and others in relation to species protected by law and their protection and management in the context of development. Objective NH11 Provide guidance to developers in relation to proposed developments which are likely to
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affect proposed and designated natural heritage site. Objective NH12 Have regard to the recommendations of the DoEHLG and any national guidance documents, which may come about during the lifetime of this plan, with respect to potential impacts on nature conservation, when considering development applications relating to activities on and/or adjoining sites of nature conservation importance. Objective NH13 Require that floodlighting proposals for historic structures are accompanied by a Bat Survey, carried out at the appropriate time of year by a suitably qualified person, so as to identify bat species present on the site and to specify mitigation measures required to ensure minimal disturbance to bats, if any, on the site. Objective NH14 Protect nesting birds by avoiding the cutting or removal of hedgerows, scrub or other areas of natural or semi-natural habitat during the bird-nesting season. As per the Wildlife (Amendment) Act, 2000, any such activity should occur outside the period 1st March to 31st August inclusive.
10.7 LANDSCAPE All aspects of our heritage come together in the landscapes we experience every day. Landscapes give us a sense of place. Ballinasloe‘s undulating landscape has been shaped primarily by the impact of glacial activity and the deposition of eskers. The River Suck has also played a key role in shaping the development of the town. A map showing the landscape structure and environmental parameters is shown in Appendix 1. Areas that are worthy of preserving and protecting are identified, including visually sensitive areas, significant woodland and tree groups, scrubland, bog land, significant hedgerows and the River Suck and associated flood plain.
Ireland, having signed and ratified the European Landscape Convention 2000, are committed to introducing policies to effect landscape protection and management. The Planning and Development Act, 2000 includes both mandatory and discretionary development plan objectives in relation to landscape. In line with the DoEHLG‘s ‗Draft Landscape and Landscape Assessment Guidelines’ (1999), Galway County Council have carried out a Landscape Character Assessment for County Galway, which divides the County into five Landscape Character Areas ranging from Class One (low sensitivity) to Class 5 (Extreme Sensitive). Ballinasloe is located predominately within landscape classes 1 and 2; however, there are some areas within the town located within the Class 3 classification (Appendix 1).
10.7.1 Landscaping Policies Policy NH19 Ensure that development reflects and, where possible, reinforces the distinctiveness and sense of place of the character areas and landscape groups, including the retention of important features or characteristics, taking into account the various elements which contribute to their distinctiveness such as geology and landform, habitats, scenic quality, settlement pattern, historic heritage, local vernacular heritage, land-use and tranquillity.
10.7.2 Landscaping Objectives Objective NH15 Require that any necessary assessments, including visual impact assessments, are made when undertaking, authorising or approving development. Objective NH16 Ensure that any development on or near such a site or landscape feature should avoid any significant adverse impact on the features for which the site is considered to be of local importance.
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Objective NH17 Ensure Class 3 Landscaping Character Areas are protected from inappropriate development. Objective NH18 Ensure that all proposed developments are sited and designed appropriately having regard to the visual impact on the landscaping within which they are located.
10.8 TERRESTRIAL HABITATS AND FEATURES
10.8.1 Eskers Eskers are glacial features, composed of narrow ridges of sand, silt and gravel. They were formed at the end of the last ice age when silt, sand and gravel were deposited by rivers of glacial melt water under the ice. Eskers are important because of their cultural, geological and natural heritage qualities. In ancient times they were used as roadways, in more recent times they are being used for extraction of the sand and gravel required by the construction industry. The glacial soil of eskers provides a habitat for many rare plants and for species-rich dry calcareous grassland of a type listed, with priority status, on Annex I of the EU Habitats Directive. Ballinasloe Esker, which is a pNHA, is located within Garbally Demense.
10.8.2 Trees and Urban Woodlands Trees make a valuable contribution to the landscape, local visual amenity and biodiversity of Ballinasloe town. They are valuable as a habitat for invertebrates and bird life. Trees can help to absorb pollutants, filter dust, reduce noise, produce oxygen and reduce carbon dioxide as well as enhancing the aesthetics of the built environment and public realm. However, trees are being cleared on development sites to make way for new houses, industries and roads; hedgerow trees and small woods are being removed under farm modernisation schemes; many of our finest trees, planted at the end of the eighteenth century when farms, parks and demesnes were laid out, are now dying of old age; and trees are also being lost through disease.
The term ‗Urban Woodlands‘ is a concept which comprises trees grown in and close to urban areas, including single trees, groups of trees and woodlands, trees in streets, parks, gardens, on undeveloped land and those in urban woodlands. This approach aims to manage the urban woodlands in a sustainable manner resulting in visual and environmental improvements. It is important to protect and maintain existing trees or groups of trees in the town. In addition, it is also important that new planting is promoted to ensure continued regeneration of tree cover and to replace trees in key tree groupings that are becoming increasingly old, over sized and unhealthy or are lost due to development. The most significant urban woodland areas are to be found west of Brackernagh and south of Cleaghmore. These areas lie within or adjacent to the Garbally estate or are associated with the Esker Riada and are particularly noteworthy and should be protected. Other smaller, though significant tree groups are located in the Creagh area of the town, on the grounds of St. Bridgid‘s Hospital, in the flood plain and also in the vicinity of the I.D.A. Business Park. The Planning and Development Act 2000 sets out the legal framework and procedures to make a Tree Preservation Order (TPO). There are currently no TPOs in Ballinasloe town.
10.8.3 Hedgerows Native hedgerows are a significant part of Ireland‗s cultural and natural heritage. They provide food and shelter for a myriad of insects, birds and other animals. It is estimated that over 600 of Ireland‘s 815 native species of flowering plants can be found in hedgerows and nearly two thirds of Ireland‘s bird
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species nest in hedgerows. Hedgerows form wildlife corridors and ecological networks to allow wildlife to move between different habitats in search of food and shelter. They also provide shelter and screening for housing and road users, and absorb road noise while at the same time they improve the scenic appearance of the landscape. Townland boundary hedgerows are of particular interest because in many cases they tend to have larger banks and ditches than other hedges, and are often among the oldest hedges in the landscape. As a result, they can contain a more diverse flora than other, non-townland boundary hedges.
10.8.4 Peatlands Peatlands or bogs are a unique habitat, rich in wildlife possessing a combination of plants and animals that have evolved especially to thrive in a bog. Bogs can also be considered a living history book, containing within them semi fossilized plant remains and human artefacts, such as stumps of bog pine from trees that grew about 4000 years ago and ‗toghers‘ or ancient wooden roadways which were built from the Bronze Age up to the medieval, from c. 2000 BC up to c. 1500 AD before the bog grew over and concealed them. ‗Bogs are important controllers of water levels in river catchments, providing a source of water in dry conditions and soaking up excess water during wetter periods‘. There is one significant bog within the plan area known as ‗Pollboy Bog‘, which is located to the south of the town.
10.8.5 Terrestrial Habitats and Features Policies Policy NH20 To consider the use of tree preservation orders to protect important trees or groups of trees, which may be at risk. Policy NH21 Promote the planting of native deciduous trees and mixed forestry in order to benefit biodiversity. Policy NH22 Encourage the management of features which are important for wild flora and fauna. Such features are those which by virtue of their linear or continuous nature e.g. rivers, tree groups or hedgerows are essential for the migration dispersal and genetic exchange of wild species. Policy NH23 To have regard to the joint publication by Galway County Council and the Heritage Council entitled ‗The Hedgerows of County Galway‘ and any other joint publication between Galway County Council and the Heritage Council over the lifetime of the plan.
10.8.6 Terrestrial Habitats and Features Objectives Objective NH19 To liaise with landowners to protect and retain the Esker Riada, its ridge line, including trees from development in the interests of amenity. Objective NH20 To assess applications for quarrying activity in proximity to eskers, with respect to the importance of the esker to the landscape, scientific value or amenity value of the esker. Objective NH21 To protect the woodland areas within Garbally College, the Esker Riada and associated woodland to the north of the Garbally estate (as highlighted on the Environmental Parameters Map Objective NH22 Conserve eskers of local importance from inappropriate development, within the lifetime of this plan. Objective NH23 To discourage the felling of mature trees to facilitate development and to encourage tree surgery rather than felling, where possible. All these works should be carried out in accordance with the provisions in the Forestry Act 1946.
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Objective NH24 To ensure that no development activity, including quarrying, excavation or building construction impacts on the highest points of the ridge line of the Esker Riada North in the interests of preserving this geological feature as an area of visual amenity and/or long term open space area. Objective NH25 Ensure that adequate and appropriate investigations are carried out into the nature and extent of old mines and quarries that may exist within the Plan Boundary, the nature and extent of soil and groundwater contamination arising and the risks associated with site development work or proximate development. These risks shall be mitigated by the Council by order or otherwise before development takes place Objective NH26 To retain existing native hedgerow in-situ or relocated, where the boundaries are required to be altered, as a result of a development or other works. Objective NH27 To ensure that any development, which impacts on a townland boundary, roadside hedgerows or hedgerows which form links with other habitats and form wildlife corridors; should first seek to retain, translocate or replace with native species of local provenance, these hedges. The overall goal should be to have no net loss of the hedgerow resource. Objective NH28 Protect native and other significant trees, treelines and hedgerows, including their root systems, and any valuable areas of scrub, in new developments through the implementation of proper mitigation measures.
10.9 INLAND WATERS AND CATCHMENT MANAGEMENT
10.9.1 Rivers and Streams and Groundwater The inland waterways, which include lakes, rivers and streams, are living systems that are home to a wide variety of habitats and species, including fish. River and stream banks and riparian zones (i.e. the areas close to the banks) are also home to a range of different habitats and species. They are important in terms of biodiversity because they contain a range of habitats and species, which are different from those in the surrounding landscape. They also function as ecological "stepping-stones" or "corridors", which enable species to move from place to place. Wetlands associated with rivers and streams, such as wet grasslands (callows) and marshes, also provide many benefits. They are important for biodiversity. They reduce the flow of pollutants to both surface waters and groundwaters. They provide recreational benefits for the local community and tourists. They ease the impacts of flooding by retaining floodwaters and releasing them slowly back into the river or stream.
Groundwater is water located beneath the ground surface in pore spaces and fractures of geologic formations. If the geologic formation can yield enough water for a significant water supply then the term aquifer is often used. Aquifers can be water-bearing permeable rock or unconsolidated materials such as gravel, sand, silt or clay. Groundwater is an important natural resource. It supplies water and is important in maintaining wetlands and river flows during dry periods. Their corridors and valleys will be protected and maintained for their biodiversity and landscape values, including flood protection. This will be achieved by strictly controlling development in river and stream corridors and valleys and by implementing sustainable drainage systems for commercial and residential developments. Groundwater resources will be protected and managed in a sustainable manner. Ballinasloe is located above two aquifer types; regionally important and locally important aquifers with vulnerability ranging from extreme with rocks at surface to low vulnerability.
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10.9.2 Floodplain A floodplain is a low-lying area of land next to a river or stream, which is susceptible to partial or complete flooding by water during a flood event. The periodic flooding of floodplains is both natural and necessary. Floodplains constitute highly active exchange zones between aquatic and terrestrial ecosystems, which take a central role in the water balance of the respective river and its immediate catchment. Due to the tight coupling of the floodplain with the fluctuations of the river, these areas have the potential to increase the retention capacity of the river corridor for water and matter, and, thereby, positively influence the whole ecosystem productivity and stability. Furthermore, natural dynamic floodplains exhibit a great local and spatial variability and, thus, offer a high diversity of habitats for aquatic or semi-aquatic biota. In winter and spring the River Suck frequently rises and its waters overflow the riverbanks flooding the surrounding fields. These 'river meadows' are referred to as 'callows.' These floodwaters carry a rich load of silt and nutrients, which are deposited over the callow, enriching the soils. In the summer, when the waters recede the fields or meadows display a wealth of plant, insect and bird life.
10.9.3 River Suck and Callows The River Suck is the largest of the River Shannon‘s three tributaries. The River Suck originates in Loch O‘ Flynn in County Roscommon and runs south through Galway to meet the River Shannon near Shannonbridge. As the river passes through Ballinasloe it meanders in a south-easterly direction through the backlands of Main Street and Society Street. The river is in the last stages of its journey as it passes through the town and before it meets the River Shannon. As a result, it is slow moving and has a large associated floodplain. The adjacent seasonally flooded grasslands or callows form important flora and fauna habitats The callows wet grasslands have a rich and varied vegetation with species such as common sedge, creeping bent, brown sedge, marsh foxtail, reed canary-grass, creeping buttercup, jointed rush, common spike-rush and floating sweet-grass. These grasslands also support flowers such as yellow flag, marsh marigold, cuckoo flowers and meadowsweet.
The River Suck callows is designated as a Special Protection Area (SPA) for birds. The site is especially important for the wild birds it supports including the Whooper Swan, Wigeon and Lapwing. Other species present include mute swan, teal, pintail, curlew, black-headed gull and golden plover. The site is of particular importance for the large flock of Greenland White-fronted Geese, an Annex I species under the EU Birds Directive, that winter there annually. The riverside habitats are also home to populations of otter and Irish hare. The waters support good fishing stock with species such as pike, bream, perch, rudd and brown trout.
10.9.4 Water Quality Water is vital, in its quality, quantity, flow and location, to meet the needs of ecosystems. It is also sensitive to most forms of development. It can be affected both directly, for example through river engineering works and water extraction for consumption, and indirectly, for example through pollution from surface water run-off, and agricultural and industrial processes. The European Union (EU), in response to the general decline in water quality throughout Europe and the increasing demand from the public for cleaner rivers, lakes and beaches, developed the Water Framework Directive (2000/60/EC) in December 2000.
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10.9.4.1 Water Framework Directive The Water Framework Directive (WFD) is the key European Directive under which Ireland‘s waters will be managed for the foreseeable future. The Water Framework Directive (WFD) is implemented in Ireland through the European Communities (Water Policy) Regulations 2003. It provides a common legislative framework for the protection and improvement of the quality of water resources and for their sustainable use and integrated management. It takes a holistic approach, encompassing the full water cycle, including groundwater, rivers, lakes, estuaries and coastal waters to a distance of 12 nautical miles from our coastline. The WFD requires that the management of all water environments be based on natural river basins rather than county boundaries. The island of Ireland is divided into 8 River Basin Districts (RBD). The main objectives of the WFD are to achieve at least good status in all waters by 2015, to maintain "high status" of waters where it exists and to prevent any deterioration in the existing status of waters. This means that action will be required to improve the condition of some Irish waters and to safeguard existing good quality waters from deterioration. In order to achieve these objectives will be put in place for the Shannon Region to ensure appropriate management of all activities that may adversely affect the status of our waters.
10.9.4.2 Shannon River Basin District Ballinasloe is located within the Shannon International River Basin District. A river basin is an area of land from which all water flows towards the sea through a series of rivers, lakes and underground routes. There are some 400 river basins on the island of Ireland, which have been grouped and assigned to a total of eight River Basin Districts; one of these lies wholly in Northern Ireland, four lie wholly in Ireland and three are International River Basin Districts, one of which is the Shannon District.
The Shannon RBD is the largest in Ireland, comprising a land area of approximately 18,000 sq. km and almost 1,500 km of coastal waters. It stretches from the source of the River Shannon in the Cuilcagh mountains Co Cavan, to the tip of the Dingle peninsula in Kerry taking in parts of 18 Local Authority areas. A small portion of the RBD is in Northern Ireland and so the Shannon is formally designated as an International RBD. As well as the natural river basin of the River Shannon itself, which drains an extensive area of central Ireland, it includes the coastal areas of Limerick, Kerry and Clare which drain to the Shannon estuary and the Atlantic Ocean. The Shannon RBD has been divided into 242 groundwater bodies, 884 river water bodies, 113 lake water bodies, 20 estuarine water bodies and 11 coastal water bodies. Areas of land dependent on these waters, such as the Shannon Callows and other wetlands, also come under the WFD‘s broad remit. The quality of our water will be determined by its chemical composition and its ability to sustain aquatic plant and animal life, including fish.
10.9.4.3 Shannon River Basin Management Plan The Water Framework Directive sets out clear guidelines and timetable for the development of the statutory River Basin Management Plan. A Characterisation Report including an analysis of pressures and impacts on water in the District and an economic analysis of water use was submitted to the European Commission in March 2005, as part of a national Characterisation Report. In December 2008, a Draft River Basin Management Plan was prepared for the Shannon International River Basin District, in accordance with the requirements of the Water Framework Directive.
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10.9.5 Threats to Water Quality The risk posed to water bodies by a wide range of pressures was investigated under the ‗The Characterisation and Analysis of Ireland‘s River Basin Districts. The mains threats to rivers and groundwater were: . Threats on rivers include; physical alterations such as dredging works and the construction of dams and embankments to enable abstractions for public water supplies or industry. Other pressures include point source pollution from waste water treatment plants or industry and diffuse pollution from agricultural, urban and forested areas. . Threats on groundwater bodies include; abstractions for drinking water supplies and industry, point source discharges from a wide variety of sources including mines, quarries, landfills and waste water treatment plants, and diffuse pressures associated with septic tanks, agricultural land, forestry and peatland.
10.9.5.1 Invasive Species Non-native Iinvasive species, both invertebrate and plants are threatening many of Ireland's inland waterways for example; Pond Weed, Chilean Rhubarb, Japanese Knotweed, Rhodedendron and the American Mink. The Characterisation and Analysis of Ireland‘s River Basin Districts highlighted the presence and spread of non-native or ‗alien‘ plant and animal species in Irish waters. In the Shannon RBD two alien species are of particular concern, namely the Zebra Mussel which has spread throughout the River Shannon and its main lakes and the Dace, a non-native freshwater fish which has spread within the catchments of the Shannon estuary. The control of such species is imperative if the status of our water systems as both water sources and as rich ecological and tourism resources is to be maintained.
10.9.6 Inland Waters and Catchment Management Policies Policy NH24 Protect rivers, streams and other watercourses and, wherever possible, to maintain them in an open state capable of providing suitable habitat for fauna and flora. Policy NH25 Protect and enhance the natural heritage and landscape character of river and stream corridors and valleys to maintain them free from inappropriate development, and to provide for public access where feasible and appropriate. Policy NH26 Ensure that all areas within the floodplain are protected from development, so as to maintain rivers natural course, the callows, associated wetlands and preserve the wildlife and habitats found within this area. Policy NH27 Ensure that the floodplains and wetlands are retained for their biodiversity and flood protection values. Policy NH28 Comply with the provisions of the EU Water Framework Directive in order to fulfill obligations relating to water quality in Ballinasloe and County Galway and to implement the provisions of the River Basin Management Plans including the Draft Shannon International River Basin Management Plan. Policy NH29 Adopt and implement the provisions of the River Basin District Management for the Shannon River Basin in compliance with the requirements of the Water Framework Directive. Have regard to recommendations that may result from the applicable River Basin District Management Plan. Policy NH30 Ensure that where flood alleviation works take place the natural heritage and landscape character of rivers, streams and watercourses are protected and enhanced to the greatest
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extent possible. Policy NH31 Protect all surface waters in the plan area, including the River Suck, its water quality, banks, tributaries and floodplain, and any other areas subject to seasonal or periodic flooding. Require flood risk or hydrogeological assessments for any developments in or near such areas. Policy NH32 Intensify public awareness of water quality issues and the measures required to protect all waters. Policy NH33 Maintain and preserve the aesthetic value of waterways and their corridors from the impacts of dispersed and highly visible development, whilst discouraging speculative development and protecting water quality. Policy NH34 Protect all surface waters from the invasion of Zebra Mussel or other invasive non-native species. Policy NH35 Ensure that agricultural waste is returned to the land in accordance with the provisions of scientifically prepared nutrient management plans. Policy NH36 Restrict agricultural or forestry practices which contribute to nutrient enrichment. Policy NH37 Ensure that the ongoing development of the town and environs are undertaken in such a way so as not to compromise the quality of surface water (and associated habitats and species) and groundwater within the zone of influence of the Development Plan Policy NH38 Promote public awareness of the impact of invasive species on water systems and natural habitats and support the other statutory agencies in the control and elimination of such species.
10.9.7 Inland Waters and Catchment Management Objectives Objective NH29 Ensure that, wherever appropriate, local rivers, streams and watercourses are promoted for amenity and recreational benefits for the local community. Objective NH30 Have regard to the recommendations of the DoEHLG and any national guidance documents, which may come about during the lifetime of this plan, with respect to potential impacts on flood plains and flood risk areas, when considering new development applications or flood prevention measures. Objective NH31 Implement water protection measures to prevent any deterioration of ‗good status‘ waters, and to restore substandard waters to ‗good status‘. Objective NH32 Ensure that proposed developments do not adversely affect groundwater resources. Objective NH33 Protect and promote the River Suck and associated floodplain for reasons of flood control, protection of the callows (for reasons of ecological and wildlife interest) and tourism - both fishing and cruising are important activities dependant on high natural landscape quality uninterrupted by development. Objective NH34 Protect wetlands and the natural drainage courses of the Deerpark River. Objective NH35 Seek to enhance public access to inland waterways as a condition of any development granted along inland waterways.
10.10 AIR QUALITY The adoption of the EU Framework Directive on Air Quality Assessment and Management has fundamentally changed the entire approach to air quality monitoring and assessment in member states. The implementation of this Directive, which prescribes new and revised limit values for a wide range of
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air pollutants, has required a radical restructuring and expansion of monitoring networks in Ireland and other member states. Greater emphasis is placed on data dissemination and the need to keep the public informed on the state of air quality. New or extended monitoring networks have been established for the main traffic related pollutants. The information on these pollutants indicates that nitrogen oxides and particulate matter will present the greatest challenge in meeting the new EU standards in urban areas in the future with associated implications for traffic management and transport policy. 10.10.1 Air Quality Policies Policy NH39 Support public transport and non-motorised transportation to go some way to reducing locally generated air pollutants. Policy NH40 Protect significant tree groups and other vegetation types, and to encourage landscaping and tree planting as a means of air purification and the filtering of suspended particles. Policy NH41 Minimise emissions to the air of greenhouse gases in order to contribute to a reduction and avoidance of human induced climate change in accordance with the Kyoto agreement. The Council supports and is committed to the National Climate Change Strategy and, in general to facilitate measures which seek to reduce emissions of greenhouse gases. In this regard, the Council will support any initiatives taken to provide for more sustainable forms of energy use. Policy NH42 Implement the provisions of the Government‘s Energy White Paper ‗Delivering a Sustainable Energy Future for Ireland‘ The Energy Policy Framework 2007-2020 (DCMNR, 2007) Policy NH43 Implement the provisions of National legislation and EU Directives on air and noise pollution in conjunction with other agencies as appropriate Policy NH44 Facilitate the minimization of emissions to the air of greenhouse gases in accordance with the Kyoto Protocol, any subsequent international agreement and the National Climate Change Strategy. In this regard, the Council will support any appropriate initiatives to provide for more sustainable forms of energy use. Policy NH45 Seek to integrate land-use and transportation in a manner that will reduce the carbon footprint of the town
10.10.2 Air Quality Objective Objective NH36 Maintain good air quality within the town.
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SECTION 11. TOURISM, AMENITY, LEISURE & RECREATION
11.1 TOURISM
11.1.1 Introduction Sustainable tourism provides a high quality product based on, and in harmony with, a high quality natural environment. Adverse impacts upon local communities, built heritage, landscapes, habitats and species are minimised while the economic benefits accruing to local communities are maximised. Sustainable Tourism is defined as: . Socially and environmentally considerate; . Drawing on the natural beauty and character of an area; . Small in scale and developing slowly; . Supporting the local economy and employing local people; . Caring about quality; . Bringing conservation and recreation benefits and;, . Developing at a pace and scale which ensures that the assets of the area, both natural and cultural, are not diminished in the long term.
Tourism is continually evolving and the product offered must reflect this evolving market and encompasses two broad types: 1. Rural Tourism: Based on local amenities, natural heritage and farm diversification projects to enhance the local rural economy and involves rural activities and services including accommodation facilities. 2. Urban Generated Tourism: Focuses on the urban environment and included built heritage such as; the theatre and arts, civic tours; art galleries; cultural events; and festivals with accommodation; as well as amenity based tourism in an urban setting. Interconnectivity between both aspects where visitors may wish to stay in a rural area, but visit the urban setting or vice versa, must also be accommodated. Nationally there has been a general increase in leisure time and expenditure in leisure, recreational and tourism related activities.
11.1.2 Policy Context
11.1.2.1 National Level The National Spatial Strategy (NSS) highlights the importance of developing sectors such as tourism, enterprise, local services and other sources of off-farm employment, which will be the mainstay of a strong rural economy. Efficient agricultural, marine and natural resource sectors are also vitally important. The NSS also indicates that tourism potential should not be maximised at the expense of natural assets and supports the promotion and marketing of inland waterways, walking and cycle trails and the historic assets of the county and towns as well as the provision of the necessary support infrastructure and access. In developing a tourism product it is important to build the following things; the central locations of the key towns at the intersection of national road and rail routes; the attractiveness of the village structure and the natural resources of the rural areas.
The National Development Plan 2007-2013 has allocated funding specifically in relation to the tourism sub measures. Galway has an improving road network and can also benefit from the increasing
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investment in a network of marinas. A pier and slipway improvement programme is underway and investment in waste treatment facilities will help protect the water-based resource.
11.1.2.2 Regional Level The Regional Planning Guidelines for the West Region 2004-2016 states that the tourism sector in the West is well developed as a whole and is a significant source of both full-time and seasonal employment in the Region. Research carried out for the RPG‘s indicated that the presence or absence of access and tourism infrastructure in the region will determine its growth into the future. The RPG‘s noted the following: . Most visitors to the West enter from the east of Ireland and so access to the west from the east must be made easier; . There is a need for stronger marketing of tourism facilities in the West Region in order to improve the image of the region as a tourist destination; . Certain areas of the region are weaker in terms of their tourism sector than others, and so there is a need for a concentrated effort to promote the tourism industry in these places; . More focus on grant aid is required sectorally and geographically; . Potential exists for special interest tourism activities in the West, for example water sports, horse riding, hill walking, angling fishing and golf and recommends that niche markets should be developed within the weaker regions; . There is need for better linkages between rural tourism attractions in the region in order to create a rural tourism trail which can be achieved by joint marketing schemes between the managers of different facilities in order to create a grouping of tourist attractions in an area. One tourism attraction alone may no be able to draw people to an area, a number of these operating in co- operation may be able to do so . The development and improvement of piers, harbours, slipways, marinas and associated shore facilities particularly along the West coast.
The RPG‘s wish to expand tourism in the West Region by creating an integrated approach to facilitate the promotion of all areas in a sustainable/planned manner with particular emphasis on the less developed areas, to extend the tourist season and to promote ‗flagship projects‘ in order to create a quality competitive product to be marketed internationally. The Guidelines also wish to see the development of new products, services and facilities and maintain and increase the region‘s share of the tourism market. Ballinasloe is placed within ‗Zone F‘ Development Framework of the RPG‘s and indicates that there is potential for angling, Archaeology and tourism generally to be further developed along the River Shannon Corridor area.
11.1.2.3 Local Level The Galway CDP 2009-2015 views tourism as a major contributor to the economy. County Galway possesses extensive areas of scenic beauty which when added to its distinctive heritage, vibrant culture, attractive towns and leisure facilities are a major indigenous resource and provides a major opportunity for the development of tourism within both an urban and rural setting. The number of overseas visitors to Ireland has risen steadily for the last 5 years. Some 6.3 million tourists visited the country during 2000 of which over 1.3 million visited the West Region. Almost €4.3 billion was earned from tourism in 2005 at a national level.
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The Galway CDP acknowledges that rural communities are in a period of rapid social and economic change and the need for farm diversification or alternative farm activity is recognised and consequently on-farm or farm related tourism ventures and their associated infrastructure will be considered having regard to the landscape classification policies and the primary purpose of family farms. The Plan also contains a number of policies and objectives which positively supports and promotes sustainable tourism development such as:
Policy ED 20: Positively support and promote sustainable Tourism Infrastructure development related to the enhancement of the County‘s tourism profile, with facilities such as those related to sailing, boating, angling, walking and pony trekking routes, pier or marina development, golf courses, adventure centres, theme parks, interpretive centres, and Gaelic Games and other sporting facilities; and ensure that all such developments are built to a high environmental standard to protect the County‘s most significant tourism asset- its natural environment and landscape.
Policy ED 40: Facilitate the development of integrated tourism proposals at appropriate locations throughout the County inter alia, golfing and sporting complexes and including the development of associated accommodations and/or leisure facilities.
Policy ED 43: Support a geographical spread and diversification of Tourism Product throughout the County through the provision of infrastructural development, which complements the area‘s natural, and built heritage. Ensure that the cultural and natural aspects of tourism, such as the ecclesiastical heritage of East Galway and the recognition of the Burren as a major tourist attraction for South Galway are developed and promoted in an appropriate fashion having regard to the County Settlement Strategy, proper planning and sustainable development
Policy ED 44: Signage for tourism related products shall be limited, innovative, sensitive, and of the highest quality. It shall be minimally intrusive in all areas. Alternative means of tourism information provision shall be provided where at all possible, whether of a directional or informational content. Establish a Signage Policy committee to design, and investigate funding opportunities for integrated welcome, directional and interpretative signage with a timeframe for implementation in the county, and guidance for the appearance and location of these. Oportunities to create additional themed trails with appropriate sign posting will be explored with a view to creating overlapping trails throughout the county – e.g. a folklore trail, music trail, maritime trail, wildlife trail, etc. all of which follow different but overlapping routes through the county. There is a need to ensure joined up thinking in this area and to firstly ensure that developments are in tune with visitor demand and requirements, and secondly to ensure cohesion and integration.
11.1.3 Fáilte Ireland Action Plan 2007 -2009 - Tourism and the Environment In 2006, overseas tourist visits to Ireland increased to an estimated 7.4 million; tourism total foreign exchange earnings were €4.7 billion; and the tourism and hospitality sector supported 12% of jobs in Ireland. Irish rivers, lakes, wetlands, estuaries and seas are highly valued commodities and support the strong clean green image which provides the basis for marketing campaigns of both Fáilte Ireland and Tourism Ireland. The future success of those campaigns depends on the continuing credibility of that environmental image while ensuring that Ireland lives up to its reputation as an island with:
. A relaxed feel and scenic beauty;
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. A distinctive heritage and culture; . A friendly welcoming people; . High quality facilities; and . An unspoilt environment for outdoor activity
In the long term, our environmental image as a destination will only be ensured by our success in protecting the quality of the environment. There are a number of challenges relating to the environment that need to be addressed by the tourism sector. The EPA‘s state of the environment report Ireland‘s Environment 2004, noted that tourism was a key economic sector at national and EU levels, but that it needed greater sustainable management. It is especially important for tourism stakeholders to take a more proactive role to preserve environmental quality, because tourism depends so heavily on the environment. The challenges for the tourism sector in increasing levels of sustainability include:
. Promoting the principles and practice of ‗sustainable tourism throughout the industry; . Achieving greater regional and seasonal spread of visitors . Decreasing the environmental impact of tourism travel; . Minimising the environmental impact of tourism related development; . Improving energy efficiency, waste management and water conservation within the sector; and . Dealing with traffic congestion and damage to roads in some areas.
Overseas tourist numbers are expected to increase to 10 million by 201223. In order to facilitate this growth without increasing pressure on the environment, Ireland needs to make meeting international commitments on air emissions and waste management, and European commitments on water quality, a priority.
Fáilte Ireland in its Development Strategy has objectives to facilitate the development of a number of new tourism ‗growth–poles‘ around the country and to develop, in a sensitive way, the untapped potential of some of our least developed tourism areas. The strategy has identified the need to adopt a policy in relation to the carrying capacity of the most popular destinations and spreading tourism to other parts of the country. The Strategy also has objectives to facilitate the development of a number of new tourism ‗growth-poles‘ around the country and to develop, in a sensitive way, the untapped potential of some of our least developed tourism areas. The strategy identifies opportunities for the development of the middle Shannon centering on Athlone as the hub of a comprehensive tourism development of the Shannon Corridor; development of a strongly branded ―Lakeland‖ fishing product; and using the assets of heritage, golf, equestrian, walking and cycling routes, ecology and waterways to develop strong centres for special interest activities and rural tourism. This initiative was launched by Failite Ireland in 2008 and Ballinasloe has been included which ensures that Ballinasloe and its hinterland are promoted in Ireland and abroad both under the ‗Lakeland Initiative‘ and also under the ‗Ireland West‘ umbrella.
Ballinasloe Town Council recognises and supports the work done by the many agencies such as Fáilte Ireland and Galway County Development Board, in promoting tourism both at a county level and also within Ballinasloe.
23 Department of Arts, Sport and Tourism (2003) Report of the Tourism Policy Review Group – New Horizons for Irish Tourism: An Agenda for Action, Dublin
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11.1.4 Shannon Investment Scheme Section 26 of the Finance Bill 2007 introduced a new pilot tax based scheme for tourism facilities in the mid-Shannon area. The Scheme is aimed at encouraging the development of new tourism infrastructure or the refurbishment of existing tourism infrastructure, in that area. The list of qualifying areas which are to be designated on a district electoral division basis is included in Schedule 8B to the Taxes Consolidation Act 1997 and includes Ballinasloe Town. The nature of the tourism infrastructure buildings and structures which may qualify under the scheme are set out in guidelines issued by the Minister for Arts, Sport and Tourism in consultation with the Minister for Finance. Projects wishing to avail of relief must get approval in advance and also must get formal certification after completion. The scheme has the potential to attract strong rural employment opportunities. As the scheme limits the provision of accommodation to 50% of total floor area, investors will be encouraged to derive returns on investment from more productive activities and alternative inputs such as labour and intellectual capital. The potential, therefore, exists for hospitality and tourism activity, sports, design and other small businesses. Projects wishing to avail of relief must get approval in advance (for which an application must be made within 1 year of the commencement of the scheme i.e. by 1 June 2009) and also must get formal certification after completion. This approval and certification will be given by the Mid Shannon Tourism Infrastructure Board and will be carried out in accordance with the guidelines issued by the Minister for Arts, Sport and Tourism, in consultation with the Minister for Finance.
11.1.4.1 Pre Certification Application Date It is a requirement under the scheme that all applications under the scheme must be submitted to the Mid Shannon Tourism Infrastructure Board no later than the 31st May 2009. To date it appears that no submission has been received from Ballinasloe.
11.1.4.2 Grant Assistance The relief is not available in respect of expenditure incurred where any part of the expenditure has been met, directly or indirectly, by way of grant assistance from the State or from any public bodies e.g. no relief will apply where expenditure is met directly or indirectly by a grant or Business Expansion Scheme (BES).
11.1.4.3 Qualifying Areas within County Galway for this Scheme The District Electoral Divisions of Abbeygormacan, Abbeyville, Ballinasloe Rural, Ballinasloe Urban, Ballyglass, Ballynagar, Bracklagh, Clonfert, Clontuskert, Coos, Derrew, Drumkeary, Drummin, Eyrecourt, Kellysgrove, Killimor (Portumna Rural Area), Kilmacshane, Kilmalinobe, Kilquain, Kiltormer, Kylemore, Laurenctown, Leitrim, Lismanny, Loughatorick, Marblehill, Meelick, Moat, Pallas, Portumna, Tiranascragh, Tynagh and Woodford.
Mid Shannon Tourism Investment Scheme
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11.1.5 Environment The main threat to the future development of water based tourism would be a failure to provide adequate protection from sources of pollution. Tourism can damage the environment where carrying capacities are not managed in a sustainable manner. Careful management and habitat protection must be assured for sustainable angling tourism.
The whole of County Galway will form part of the Western River Basin Management Project, the objective of which is to establish an integrated monitoring and management system of all waters. The project also aims to develop a programme of measures which will prevent further deterioration of ground water quality and enhance it over time. This project will help to ensure the protection and enhancement of County Galway‘s inland and coastal waters.
11.1.6 Access and Labour Access to water based tourism often requires the goodwill of land-owners. Should this be withdrawn, the development of water-based tourism is some locations could be threatened. Water–based tourism, like other kinds of tourism, requires a supply of well trained staff. Labour shortages can also be a threat. Training, which increases awareness of the tourism options available in Galway, should be provided to Tourism Information Centres (TIC) and hotel front–of-house staff.
11.1.7 Water Tourism Development Framework Weaknesses and Strategic Actions The Water-based Tourism document – A Strategic Vision for Galway 2002 notes the following weaknesses and suggested strategic actions within the water-based tourism sector, as set out in Table 11.1 below.
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Table11.1: Weaknesses and Potential Strategic Actions within the Water-based Tourism Sector Identified Weakness Potential Strategic Actions Decline in fish stocks - The continued enhancement of spawning grounds - Protection of riverine environments - Environmental control in fish farms - Sustainable commercial fishing practices Overdependence on day - Development should be supported where it is environmentally trip market sustainable, in line with community wishes and based around increasing overnight stays Low level of marketing - Marketing must be well funded, strategically driven and sustained over time - A networking approach must be applied, integrating water-based tourism activities with mainstream tourism products. - The development of an eco-tourism brand for the West of Ireland, which incorporates water-based tourism, would represent an opportunity for adopting an integrated marketing approach. The appointment of a designated marketing officer would greatly facilitate delivery of a co-ordinated marketing campaign Galway seen as a touring - Greater emphasis needs to be given to marketing activities and non- destination only car based tourism options in Galway - Flagship water-based tourism products should be developed in order to make Galway a more attractive tourism destination Information deficit - The creation of a user-friendly water-based tourism website - Training, which increases awareness of the tourism options available in Galway Club Orientation of many - Upgraded facilities and a re-orientation of marketing to address the activities holiday sector Lack of Market Research - Galway should in conjunction with Ireland West, should develop an activities user-profile and benchmark visitors‘ perception levels Low Levels of investment - Significant investment in new and upgraded water-based tourism in Water-based Tourism facilities will be required in the future Lack of Product Clusters - There is a strategic need for the development of Clusters of water- of Scale based activities throughout Galway. Case Studies reveal Poor Access to Water - Perform a complete audit of access points for coastal and inland waterways in conjunction with Lough Corrib Navigation Authority, Department of Arts, Heritage, Gaeltacht and the Islands Increased investment in - Lack of training facilities and specific training modules for water-based training tourism activity providers is a key issue, at national and local level. (CERT‘s Marine and Countryside Guiding Programme is an example of one such training initiative) Source: Water-based Tourism – A Strategic Vision for Galway 2002
11.1.8 Capitalising on Opportunities To capitalise on Galway‘s significant natural strengths and to cater for changing tourism and leisure demand, it will be necessary to provide a real commitment to sustainable development in the following areas: . To be market-led.
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. Feasibility analysis, initiatives based on the following themes should be developed including - heritage and angling, heritage of Lough Corrib, industrial heritage of Galway‘s Canals and Waterways, cultural and heritage of the Gaeltacht and the Islands. . Market Interest in new products. . The development of eco-tourism, marine, mammal watching and other emerging products should be encouraged. Synergies with existing accommodation and licensed boat operators should be developed, to provide a new market-led tourism package. . Opportunity to Cluster. . Galway City, Clifden, Roundstone, Portumna and Ballinasloe are identified in various strategies as potential growth clusters for tourism development. In addition Killary Harbour had a developing cluster of water-based tourism products. Ceántar na nOileán has been selected as a pilot area for developing self-sustaining clusters of marine tourism in small compact coastal areas. . Improved access to slipways, harbours, marinas etc. . As access to the water is improved, increased use for tourism and leisure will result. It is important that this is planned for in a controlled manner and applies to sensitive angling destinations such as Lough Corrib. . Upgraded Waste Water Treatment Facilities will improve water quality. . Greater usage of the water-based tourism resource must be planned to take advantage of improved environmental conditions. . The Draft Shannon River Basin Management Plan 2008. . Ballinasloe is within the influence of this plan which seeks to ensure the protection and enhancement of the River Shannon system and was prepared for the Shannon International River Basin District, in accordance with the requirements of the Water Framework Directive. . Marina Development. . Marina Development works have been undertaken at Ross an Mhil, Roundstone, Rinville, Kilronan, Inish Boffin etc., and including Galway Docks. This new network of marina locations will increase leisure boating activity in the area and provide new improved facilities for visiting boats.
11.1.9 The Waterways Corridor Study 2004-2005 The Waterways Corridor Study 2004-2005 regarding the Shannon Navigation System in conjunction with the Heritage Council has identified projects for the regeneration of the waterway corridor and actions, which can be realised over a ten year period. The Ballinasloe Development Plan will support this study and the promotion of the unique ecology and wildlife, and activities associated with this waterway in co-operation with organisations such as the Inland Waterways Association of Ireland, The Heritage Council and the Royal Canal Amenity Group.
11.1.10 Water-based Tourism Potential within Ballinasloe Water -based tourism accounts for a great proportion of the numbers of visitors to the county each year. Visitors come to areas such as the River Shannon/River Suck to take part in the many activities they offer – extensive walks, fishing, boating, cruising and swimming. Not only do visitors come to experience these traditional activities, but also the number of marine leisure users has increased dramatically in the past few years creating a new focus on water-based tourism within County Galway and other adjoining counties such as County Roscommon. The development potential of this tourism product in the context of the wider tourism sector has the potential to promote economic development at county and regional level. There is a need to integrate the requirements of the water-based tourist
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leisure sector with the needs of other tourist sectors in order to provide a network of high quality water related tourism within the West.
The Regional Context Map (Map SP1) of the Galway CDP 2009-2015 identifies Ballinasloe and Portumna as the principle ‗gateway marinas‘ for County Galway on the Shannon Navigation System and as such both are considered as regional assets. Map SP4 of the Draft CDP also identifies Ballinasloe as an Economic Engine/Riverland for Marina and Hotels. Refer to Appendix 1 of the Ballinasloe Development Plan to review these maps.
The potential for water-based tourism within Ballinasloe is very good. The town is located on the River Suck, one of the main tributaries to the River Shannon catchment area. The River Suck is deep and slow, renowned as one of Ireland‘s most productive coarse fishing rivers. On-going works to make the River Suck navigable have resulted in the linking of Ballinasloe to the Shannon/Erne Waterway. Ballinasloe is now within the South Shannon Waterways Ireland Navigation System with lock facilities located at Poolboy Lock. The town however lacks marina infrastructure facilities such as service blocks, slipways and pumping out facilities, the nearest pumping out facility is at Athlone. Height restrictions at Ballinasloe East Bridge, has reduced the potential for large cruisers to enter the town centre area. The 1999 Shannon Boat Rally finished in Ballinasloe at the Lock Gate in Pollboy, potential exists to re-establish this other events on a yearly basis.
In 1824, Ballinasloe was linked by a canal to the River Shannon and, by extension, to the Grand Canal which provided cheap transport to Dublin. A former canal house still remains from this navigation system and is located quite near the present Civic Offices. The Grand Canal links Dublin to the River Shannon at Shannon Harbour west of Banagher and east of Athlone. In recent times however this navigation system has been closed off to Ballinasloe. Ballinasloe town has presently 2 marinas including 1. Ballinasloe Marina - A 25 berth marina opposite the Civic Offices; 2. Moycarn Lodge & Marina which has berthing facilities for 35 pleasure craft, with permanent berthing and winter moorings.
11.1.10.1 Future Proposals The Galway CDP 2009-2015 supports water-based tourism including marina facilities at key locations particularly along the Shannon/Suck catchment area:
Policy ED 36: Facilitate infrastructure for the leisure craft and marine tourist sector
The Ballinasloe Development Plan 2009-2015 will also continue to develop water-based tourism throughout the duration of the Plan period and will promote and facilitate the provision of key infrastructure requirements as demand for such services arises. Potential exists to create a flagship water-based tourism product at strategic locations along the Shannon Navigation System including Ballinasloe and Portumna in order to make County Galway a more attractive inland water tourism destination.
. The Land Use Zoning Map indicates Tourist Enterprise (T) north east of the Town Centre and Civic Offices – this is where the existing 25 berth marina is located. There are no other ancillary marina facilities provided for at this location. Pending future demand and infrastructure provision, potential exists to extend this facility within the Environmental Management Area (EMA) located to the south east of the River Suck.
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. Moycarn Lodge and Marina, located to the South East of the Plan boundary is presently zoned as Commercial and Mixed Land Uses. Potential also exists at this location for an expanded range of facilities and boating activities/events and including training for water-based tourism products.
Ballinasloe has the potential to attract significant cruising business from the River Shannon provided that the right facilities are in place. The Plan proposes that appropriate marina infrastructure should be provided in parallel or in advance of any development proposals facilities (service blocks, pumping out facilities etc.). The creation of a flagship water based tourism product should also be a consideration of this Plan as it would bring people into the town and possibly encourage development of business including restaurants/venues that would take advantage of the River Suck.
The Galway CDP 2009-2015 supports the completion of a joint Marina and Sustainable Recreation Study for Lough Derg with Clare County Council and Tipperary North County Council and this will form a guidance document towards the realisation of the potential of the lake for tourism in south east Galway.
Ballinasloe Town Council should continue to work with other LA‘s and other tourist related agencies to promote and develop both marina facilities at key locations along the Shannon and to collectively create a water-based tourism network package in the promotion of the Shannon/Erne Waterway System and to ensure that Ballinasloe and Portumna are included within this tourism network package.
11.1.10.2 Angling Ballinasloe and Ballygar are the two main angling centres on the River Suck, which is renowned for its pike, bream and perch fishing in the main river, and trout in its tributaries (river tributaries include the Bunowen, Ballyharda and Shevin). The river can be fished all year round for coarse fishing. A number of angling competitions are held annually on the River Suck, these attract international anglers and generate much revenue for the local economy during the period they are held. To provide a sustainable angling product there is a need to undertake a major in-stream improvements programme. The banks on either side of the River Suck are designated for their natural and environmental amenity importance. It is a primary objective of the Plan to protect key landscape elements ensuring that Ballinasloe retains its character. It is recognised that the River Suck is attractive for tourism and recreation and therefore aims to promote the river for activities such as canoeing, cruising and angling.
To deliver a sustainable angling offer investment in angling should continue including improvements to the international match stretches of the river, stream enhancement in the Shiven and Bunowen catchments, the provision of stiles and bridges on the main coarse and game fisheries, to improve road access to the rivers in partnership with the Shannon Regional Fisheries Board and GCC, to provide for ongoing maintenance of tributaries and the management of salmon stock at River Suck Fishery near Ballinasloe.
The full potential for the angling resources of the River Suck has not been reached due to lack of facilities and poor access. Investment in new facilities, improved access and on-going maintenance of the river and its tributaries will help to attract more long-stay visitors participating in fishing competitions and ensure a sustainable tourism angling product.
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11.1.10.3 Water-Based Tourism Policies Policy WB1 Ensure that the facilitation of tourism and tourism related development does not impact negatively on the environmental quality or result in the deterioration of the quality of the tourism product Policy WB2 Encourage and assist development and tourist bodies in the provision of adequate water based tourism infrastructure as well as other tourist related facilities within the Plan Boundary Policy WB3 Have due regard to the aims, objectives and policies of the Waterways Corridor Study 2002 and the Sustainable Marina and Recreation Strategy Policy WB4 To help realise the potential of the Shannon Erne Waterway System in collaboration with Waterways Ireland and adjoining Local Authorities. Policy WB5 Collaborate with Waterways Ireland as well as other relevant organizations including angling clubs and interested parties, to provide the necessary services and facilities, which will include upgrading those which already exist, along the River Suck Policy WB6 Seek to have protected and seek to provide access to inland waterways including the River Suck Policy WB7 Seek to have protected and conserve the quality character and features of inland waterways by controlling development close to navigable and non-navigable waterways including the River Suck Policy WB8 Ballinasloe Town Council supports the precautionary principle whereby action is taken now to avoid possible environmental degradation in the future e.g. protecting floodplains of the River Suck from inappropriate development and planning for flood attenuation Policy WB9 Ensure that marinas provide adequate water depth, berthing arrangements for pleasure craft, navigation aids, pontoon lighting, fire safety equipment, toilet facilities, a sufficient level of road access, car parking, direct access and walkways to boats Policy WB10 Facilitate the development of a National Strategy for Marine and water based Tourism in conjunction with key stakeholders and the Department of Arts, Sports and Tourism, Fáilite Ireland and Tourism Ireland. Policy WB11 Facilitate the development of a slipway for the Marina in addition to refuelling and pumping facilities.
11.1.10.4 Water-Based Tourism Objectives Objective WB1 Promote the development of tourism in a sustainable manner and encourage the provision of a comprehensive range of tourism facilities subject to location, siting and design criteria, the provision of environmentally sensitive areas and other planning considerations Objective WB2 Promote Ballinasloe and its amenities, such as the River Suck for activities such as canoeing, river cruising, boating, kayaking and angling
Objective WB3 Any planning application submitted for lands zoned tourist enterprise would be required to be screened for the need to undertake appropriate assessment and, where necessary, accompanied by an Appropriate Assessment as well as, subject to EIA Regulations, an environmental impact assessment. Permission will only be granted where it can be demonstrated that the project (either individually or in combination with other plans or projects) would not give rise to significant direct, indirect or secondary impacts on the Natura 2000 site arising from its size or scale, land take, proximity, resource requirements, emissions (disposal to land,
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water or air), transportation requirements, duration of construction, operation, decommissioning or from any other effects.
Objective WB4 To endeavour to provide access by all boats to the Marina facilities.
11.1.11 Ballinasloe Cultural Tourism Potential It is increasingly recognised that Arts and Culture have an essential role to play in the economic, social and physical development of a town. It can contribute to local distinctiveness and cultural tourism, help create a sense of place, humanise the built environment and encourage residents to take greater pride in their locality. The local authority is therefore committed to supporting the development of arts and culture activities in the town. The town caters for all interests, whether it is sports or arts, community work or cultural activities. Currently Ballinasloe is the venue to the largest horse and livestock fair in Europe, which may in turn act as a catalyst for other cultural events. It is the intention of the Town Council to actively support and promote the use of the Fairgreen for other similar events.
11.1.11.1 Equestrian Heritage The most significant tourist attraction within the town is the October Horse Fair, which was once the most significant horse fair in Europe. It is held in Ballinasloe on the first week of October each year. Today it still attracts people from all over the world. In the fifties with horse numbers dwindling and crowds falling, the changing nature in the way in which sheep and cattle were traded caused a sharp decline in the fortunes of the fair. In an effort to stem that decline a local group previously involved in the Ballinasloe Carnival and some members of the Chamber of Commerce, established a Fair & Festival Committee.
This voluntary group attempted firstly, to revive the Fair as an opportunity for the selling of quality animals on the Fair Green and secondly, to revitalise the week as a festival occasion for the town and hinterland of Ballinasloe. Whatever its origins, and subsequent fortunes, the Fair & Festival continues to be the biggest economic and cultural event in the Ballinasloe calendar. Activities are co-ordinated by Ballinasloe Town Council, The Fair & Festival Committee, The Ballinasloe Show Ltd and The Chamber of Commerce.
This annual event is held in the Fair Green in the heart of the town and plays a major role in promoting the town as a tourist centre. It is estimated that the fair & festival is worth in excess of €8.5 million to the local economy and the visitors that attend as well as the local community accumulate a total audience of approx. 85,000. The nine day programme of events guarantees to have something for everyone - equestrian events, music, street entertainment crafts and the traditional La Gaelach. There is also a programme of activities with the local schools. People who come to the Horse Fair have also ample opportunity to sample other local interests in the greater Ballinasloe area.
11.1.11.2 Potential Tourist Cluster There is potential to create a cluster of tourist activities that could link into the Fair events and help retain visitor numbers within the area. For example Ballinasloe is an excellent base to enjoy many national and internationally renowned attractions including: . The River Shannon and its tributary the River Suck . Lough Derg with its extensive marina facilities . The Grand Canal . Birr Castle and Gardens
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. The Boy Trail . Portumna Castle and Forest Park . Clonmacnoise monastic settlement . Battle of Aughrim Interpretive Centre . Clonfert Cathedral . Kilconnell Abbey . Clontuskert Abbey
Ballinasloe has very active musical and dramatic societies. The Town Hall plays host to a number of plays and musicals throughout the year. The Ballinasloe musical society, coral singers and the local Comhaltas all play a significant role towards cultural and traditional events within the town over the year. The Uí Mháine Historical and Archaeological Society is an organisation interested in the history of Ballinasloe and its wider hinterland, or the area what was the ancient kingdom of Hy-Many (Uí Mháine). It organises monthly lectures on aspects of local history.
11.1.11.3 National and International Linkages At National level Ballinasloe Town Council was formally twinned in 1990 with the Moyle District Council in County Antrim after nurturing links on an unofficial basis for over 20 years prior to this. The Great October Fair in Ballinasloe and the ‗Auld Lammas Fair‘ in Ballycastle give both towns a unique common link. The twinning has been extremely successful, and is regarded as the pioneer of north/south linkages, a fact acknowledged by former Uachtaran na hEireann, Ms. Mary Robinson at a special function in Áras an Uachtaran in 1991. The town has also close links with Killorglin County Kerry, home of the ‗Puck Fair‘, again based on the concept of ‗Fair Towns‘.
At International level Ballinasloe is further linked with Chalonnes Sur Loire, France and in 1991 both towns were formally twinned by The World Federation of Twinned Towns. Over the following 15 years there were visits by both towns involving among others students, the town bands, French cycling club, French farmer groups, Camogie teams. Chalonnes holds its wine festival in February each year. Ballinasloe is generally represented there as is Chalonnes, in Ballinasloe for the October Fair. In May 2005 a group of 25 Chalonnes service users including nurses and doctors from the psychiatric services spent a week in Ballinasloe. A group from Ballinasloe paid a return visit in May 2007. These linkages have encouraged continuous exchanges between students, business representatives, public representatives and recreational organisations in the towns concerned and have provided very valuable cultural and economic benefits to all parties.
The Town Council will work in hand with the Town Twinning Committee in nurturing these linkages. In addition potential exists to expand the tourist offer of the ‗Fair Towns‘ concept and to create a tourism trail that is set within both a national and international context. It shall be an objective of this Plan to work with both the Town Twinning Committee and other tourism agencies to enhance and broaden these linkages throughout the Plan period.
11.1.11.4 Accommodation There are a number of hotels guesthouses and B&B‘s located within Ballinasloe and its environs. Hotels include Gullane‘s Hotel, Hayden‘s Gateway Hotel, Moycarn Lodge Hotel and the Carlton Shearwater Plaza represents a further investment in hotel accommodation within Ballinasloe.
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11.1.11.5 Cultural Tourism Policies Policy CT1 Promote the development of tourism in a sustainable manner and encourage the provision of a comprehensive range of tourism facilities subject to location, siting and design criteria, the provision of environmentally sensitive areas and other planning considerations Policy CT2 Support the Regional Tourism Authorities and other bodies that enable counties and areas to work together on joint marketing, clustering, transport and tourism infrastructure Policy CT3 The Council shall co-operate with neighbouring Local Authorities and other agencies to promote and establish sustainable tourism initiatives within the Plan Area and within the environs of Ballinasloe Policy CT4 Encourage and support increased co-ordination, cohesion and linkages between agencies such as Fáilte Ireland, Galway County Council and the Galway County Development Board Policy CT5 Work towards the promotion of the town as a centre for tourism and engage the relevant agencies/associations in promoting and increasing the range of activities in this sector both within Ballinasloe and with its twinned town Policy CT6 Continue to promote and facilitate the annual Horse Fair Policy CT7 Encourage and support improvement of access, signage and tourist information services including integrated welcome, directional and interpretative signage Policy CT8 Protect and conserve for current and future generations those natural, built, and cultural heritage features that form the basis of the towns tourism industry, including historic buildings and structures and the traditional form and general appearance of Ballinasloe Policy CT9 It is the policy of the Town Council to encourage the development of art, crafts and markets in the town Policy CT10 It is the policy of the Town Council to encourage the provision of public art initiatives such as permanent and temporary public sculpture, street theatre and functional arts programmes to complement new and existing developments through the percent for art scheme Policy CT11 Ensure that where possible a minimum of 1%, of all future capital development costs be devoted to a percent for art scheme Policy CT12 Encourage the development of theatre and dance in the town through Galway County Council‘s Arts Office in co-optation with Ballinasloe Town Council and to facilitate and advise individuals on grant applications to the Arts Council of Ireland Policy CT13 Facilitate the provision of cultural venues at appropriate locations and in co-operation with Fáilte Ireland and other relevant tourism agencies
11.1.11.6 Cultural Tourism Objectives Objective CT1 Promote Ballinasloe and its amenities such as the Horse Fair, cultural/musical events and other tourism activities Objective CT2 Help promote the development of an extended tourism package for Ballinasloe in collaboration with its twinned towns Objective CT3 Promote and encourage the musical and archaeological societies to expand their portfolios Objective CT4 To help create a positive outlook towards the Architectural form within the town
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Objective CT5 Promote cultural events in the town and environs as a means of promoting development and regeneration in the town and contributing to its economic vitality Objective CT6 Signage for tourism related products shall be limited, innovative, sensitive, and of the highest quality. It shall be minimally intrusive in all areas. Alternative means of tourism information provision shall be provided where at all possible, whether or a directional or informational content Objective CT7 Collaborate with Ballinasloe Town Twinning Committee and other tourism agencies in the enhancement of twinning linkages and to create a broader tourist offer within the concept of the ‗Fair Towns‘ Objective CT8 Encourage the continued development and promotion of the Annual Horse Fair and Arts Festival Objective CT9 Ensure high standards of architectural and urban design in all new tourist accommodation and facilities Objective CT10 Identify buildings of historical significance and provide appropriate information signs
11.2 AMENITY, LEISURE AND RECREATION A healthy recreation and leisure infrastructure is vitally important for improving the quality of life in Ballinasloe and is also a significant factor in attracting investment. The town has a host of leisure and recreational facilities including:
. An 18-hole par 72 golf course, which is one of the oldest in Connacht. A mature and testing parkland course, playable all year round, the golf club offers a challenging variety of golf and is noted for its excellent greens. . Ballinasloe Rugby Football Club is one of the two homes of Buccaneers RFC, whose first team plays in Division 1 of the AIB All Ireland League. Ballinasloe RFC also has a thriving mini and underage rugby section. . Ballinasloe GAA Clubs caters for both men‘s and ladies football, hurling and camogie. . Ballinasloe Town AFC Soccer Club runs 15 under-age football teams in three different leagues. The Club caters for boys and girls as well as senior level. This Club recently completed the development of floodlit all weather playing facilities which can be hired by the public. . Ballinasloe Community Games is also very active within the town . Ballinasloe Swimming Pool and Club – the Club has won many prestigious competitions in a number of categories . Ballinasloe Bridge Club . Ballinasloe Tennis Club and tennis courts
With the anticipated growth of participation in sports and recreation across all ages, together with the predicted growth in the town‘s overall population, The Town Council recognises that there is a continuous need for additional indoor and out door facilities required throughout the Plan period. Current proposals include the completion of the Dunlo recreation park and the Kilgarve amenity area which are zoned as Open Space (OS) within the Plan. It shall be the continued policy of this Plan that future recreation facilities be provided at a rate of 95 square meters per additional 1000 population. Provision for development of this nature has been made in the Development Management Guidelines Section of this Plan.
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11.2.1 Natural Environment and Amenity Ballinasloe is situated adjacent to the River Suck within an attractive undulating landscape created by glacial deposits namely the eskers. These create several attractive views and vistas from various locations within the Town Council boundary. Rivers, such as the Suck, form an attractive part of the Irish landscape and its preservation and promotion can help promote tourism and recreation as well as safeguard the habitats and species found within it. It is therefore an objective to protect the natural course of the river and generally restrict development within the river‘s floodplain and callows.
The larger of the two eskers, to the south of the town, is a dominant landscape feature, with significant views towards the town and southwards to the bogland area of Pollboy. Insensitive development patterns in this area could significantly impact future skyline views of the ridges. There is a smaller esker, which runs parallel to Sarsfield Road. This area includes a significant area of woodland, and has significant views and vistas across the Fair Green and the town. It links the countryside to the Fair Green and acts to a degree, as a 'green lung'.
A map showing the landscape structure and environmental parameters is contained in Appendix 1 of the plan. Areas that are worthy of preserving and protecting are identified, including visually sensitive areas, significant woodland and tree groups, scrubland, bog land and significant hedgerows including the river and its associated flood plain. The most significant woodland areas are to be found west of Brackernagh and south of Cleaghmore. These areas lie within or adjacent to the Garbally estate or are associated with the Esker Riada and are particularly noteworthy and should be protected. Other smaller, though significant tree groups are located in the Creagh area of the town, on the grounds of St. Brigid‘s Hospital, in the flood plain and also in the vicinity of the I.D.A. Business Park.
11.2.2 Open Space Analysis Existing open space within Ballinasloe is made up of active open space (i.e., sports grounds, pitch and putt and playgrounds) and passive open space (i.e., parklands, natural amenity areas and incidental open space in housing estates). An analysis which was undertaken as part of the Town Plan (2003- 2009) in relation to the provision of open space revealed the following: . Total area of open space (including public and private open space) is 80.09 Acres approximately 48% of which is in public ownership (i.e., in the ownership of the Local Authority as opposed to a private sports club or institution) and 62% of which is in private ownership; . Approximately 59% of open space in Ballinasloe is active involving activities such as sports grounds, pitch and putt, and playgrounds; . 41% of open space is passive involving informal and casual recreation that could facilitate walking, strolling or dog walking. This type of open space includes parklands, natural amenity areas; areas of visual amenity and incidental open space (see Table 19 of 2003-2009 Plan).
The study also revealed that all the passive open space in Ballinasloe is in public ownership (13.22 hectares) while the majority of the active open space is in private ownership (16.68 hectares or 90%). For the purposes of this study, active open space includes St. Brigid‘s Hospital 2.32 hectares (5.74 acres), Duggan Park 2.2 Ha (5.68 acres) and the Agricultural Society Showground‘s 1.66 hectares (4.12 acres). This suggests that the public, particularly the youth, do not have access to a large amount of active open space, as most areas are not readily accessible to the general public. It is also worth noting that there are other open space and recreational uses that are not within the plan area, but serve the population of the town. These are the tennis club and the rugby club both of which are located outside of the Town Council boundary on the Portumna Road. The relative distance, to which
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these activities are separated from the town centre, limits accessibility for certain members of the community, particularly young teenagers.
Approximately 2.5 hectares (13%) of active open space is in public ownership, the vast majority of which consists of the two playing fields to the south of Hymany, which is currently being developed. Problems with this open space associated with the provision of facilities, equipment, maintenance and visual appearance have limited its use and desirability. In order to ensure that this area achieves its maximum potential as an area of active recreational space, these problems will need to be addressed. The study suggested that a redistribution of the existing open space in this area may also be desirable.
The study also discovered that the reason why people do not generally visit open space was because there was no public park or open space available to visit. Part of this problem may be accounted for by the general dispersed development pattern of the town's development, which results in many residential areas being removed from significant areas of open space such as at Hymany and the Fair Green. Therefore the location and distribution of open spaces within the plan area needs to be revised in favour of a more balanced open space network. The study also noted that people who used open space visited Garbally College. While this area is of high amenity value to the town, it is not in the ownership of the Town Council and as a result its future as an area of recreational space open to the public is not guaranteed. It is proposed that a Master Plan be undertaken during the period of the 2009-2015 Plan for the grounds attached to Garbally College and that its full potential as a valuable resource be realised.
The incidental nature of much of the open space provided in the town, suggests that policy should aim to limit the provision of such areas (especially where the 15% provision is poorly located or configured within a small housing development), in favour of providing more sizeable 'parks' and 'playing fields', or providing open space linkages between such spaces.
The dispersal of housing outside the town centre makes it difficult to provide significant areas of open space in certain parts of the town, where the local population is not sufficiently high to justify expenditure on the provision of quality parks. The grouping together of residential developments ensures that when open space is provided, the immediate surrounding population is large enough to sustain its use. As a result, the general development strategy for the town aims to consolidate residential development in a manner that will increase the opportunities for open space provisions in the future.
11.2.3 Playgrounds In the past Playgrounds located within the town were predominately poor in quality. They generally had a gravel surface while the equipment was old and poorly maintained. A lack of natural surveillance resulted in a number of these areas attracting anti-social behaviour and consequently littering of cans and glass.
Current playground provision include . Playground at Dunlo; . St. Michaels playground; . Playground at the Leisure Centre and ; . Work has recently commenced on the Kilgarve playground/amenity area.
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In recent times the Council has developed Dunlo Recreation Park as a play and amenity area including a full size astro turf soccer pitch and a 400m intermediate running track as well as a terraced GAA pitch/Club House with a community playing pitch and a 400 metre running track currently under construction.
11.2.4 Open Space Strategy A general standard for open space provision is 2 hectares per 1000 population (though a wide variety of approaches have been taken with some European cities providing as much as 30% open space). The population of Ballinasloe Urban DED, determined by the Central Statistics office was 6,049 persons at the time of the last census, in 2006. Population Projections for the town to 2015 (based on the CSO M1F2 of 1.6% scenario) will be 6,978 persons. This population will require a minimum of 14 hectares of open space.
Table11.2: Amount of Open Space Ballinasloe 2003-2009 Open Space type Area Public Private Total Active Hectares 2.50 16.68 19.18 Acres 6.18 41.23 47.41
Passive Hectares 13.22 0 13.22 Acres 32.68 0 32.68
Total Hectares 15.72 16.68 32.41 Acres 38.86 41.23 80.09
The town already possesses 15.5 hectares in local authority ownership, though the current open space structure, as highlighted, includes a large amount of small and underused sites, estimated to be as much as 35% of this total. It is clear from the analysis that there is a need for public open space in Ballinasloe. The open space strategy has been devised having due regard for the issues of quality and open space type discussed above.
The Strategy for open space in the town is based on the following general principles: . Landscape and Topography Assessment- The most important landscape and topographical elements have been discussed in the analysis section of this Chapter. These have been identified for protection as areas of high landscape and amenity value. . Planned Urban Structure- All residential areas should have ease of access to a variety of open space types - active and passive; formal and informal; large and small. This is encouraged in the open space strategy. . Existing Open space structure- There should be a balance in the location and type of open space provisions to provide equal access to all open space types for every member of the community. While this is difficult to achieve given the general dispersed development pattern of the town, it will nonetheless be encouraged where opportunities arise. . Inter-connectivity and Linkages- Links and connections should where possible, be created between different areas of open space. Interconnections between open space areas are important to improve public accessibility, but also to create corridors or ‗stepping stones‘ to facilitate the movement of wildlife through a range of different habitats.
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The open space strategy comprises of the following components: 1. The protection of the woodland areas within Garbally College, the Esker Riada and associated woodland to the north of the Garbally estate (as highlighted on the Environmental Parameters map - appendix 3). 2. The protection and promotion of the River Suck and associated floodplain for reasons of flood control, protection of the callows (for reasons of ecological and wildlife interest) and tourism - both fishing and cruising are important activities dependant on high natural landscape quality uninterrupted by development. 3. The provision of a linear park along the River Suck on the backlands of Main Street and Society Street and at any other locations which are feasible to serve passive recreational needs for the town. 4. The exploration of improvements to the Fair Green, to ensure the area is utilised to its full potential. 5. The provision of pocket parks to provide a focus for neighbourhood centres for passive recreation and children‘s play areas. 6. Where open space is under-utilised and in poor condition consideration should be given to the redistribution of open space from these areas to areas that are more appropriate. These may include areas with interesting landscape or environmental features and areas that are more accessible to the population. 7. Ensure that there is proper development of the existing facilities.
The 2003-2009 Plan estimated that 41% of open space within the Plan Boundary is passive involving informal and casual recreation that could facilitate walking, strolling or dog walking. This type of open space includes parklands, natural amenity areas, areas of visual amenity and incidental open space.
11.2.5 Parks 1. The Famine Remembrance Park- Cleaghmore – work was completed on this park in 1998, which were a joint Town Council and a community project. It contains over 8,000 plant and shrubs. This historic site was donated by the Trench Family to the people of Ballinasloe during the Famine, for the burial of hundreds of people form the workhouse. 2. Garrdha na Laoch Park – Sli na hAbhainn- this park is adjacent to the N6 Relief Road along by the river channel and is a very attractive amenity area for families particularly during the summer months. It contains a memorial stone commemorating the celebration of Ballinasloe‘s 850th birthday which took place in 1991. 3. The Fair Green – this very valuable town centre recreational facility, donated to the town by Lord Clancarty, is home to the annual October Fair. It also provides and an ideal location of circuses, funfairs and show jumping events throughout the year. 4. Dunlo Recreation Park – nearing completion includes a full size astro turf soccer pitch and a 400m intermediate running track as well as a terraced GAA pitch/Club House. 5. Kilgarve Amenity – work has commenced on this amenity area.
11.2.6 Walking Within Ballinasloe environs walkers can enjoy the countryside by walking the 100km Suck Valley Way, which passes through the ‗Nine Friendly Villages‘ of the Suck Valley Region. Leisure walking, particularly close to urban centres, is also increasing in popularity. The former route of the Grand Canal is popular for walking, part of which is owned by Ballinasloe Town Council who have reserved it
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for amenity purposes. A possible loop walk from the marina to connect with the canal footpath would provide access along the river for fishing stands. A loop walkway along the route of the canal and the riverbank would link the existing town marina with angling activity and walkers, thereby providing an attractive recreational and tourism amenity in the area. The path of the former canal is protected and is regarded as being of national importance and is a site of archaeological importance.
Other areas of Local Interest include: . Pollboy Bog- with its variety of flora and fauna . Mount Pleasant Esker . Garbally College . Old cemetery at Creagh which contains a medieval church ruin and is one of several buildings of archaeological interest . River Suck and marina at Sli na nAbhainn . Grand Canal Branch –Poolboy
11.2.7 Amenity, Leisure and Recreation Policies Policy A1 Provide additional open space to ensure that there is a variety and balance of open space types available including passive and active recreational needs; formal and informal; large and small open spaces and the need to maintain areas of natural and visual amenity. Policy A2 Ensure that where there is a reduction in open space that it is redistributed to appropriate locations, to utilise land appropriate for open space and ensure there is adequate open space provision in the most desirable location. Policy A3 Encourage the improvement of existing open space by landscaping, planting, environmental works and the provision of recreational facilities, to increase the attractiveness of the current provision of open space. Policy A4 Ensure that all areas within the floodplain are protected from inappropriate development, so as to maintain rivers natural course, the callows, associated wetlands and preserve the wildlife and habitats found within this area.
Policy A5 Encourage local community involvement in the upgrading and improvement of open space, to add a community sense of place and provide better areas for the residents.
Policy A6 Encourage the provision of village greens to provide a focus to proposed neighbourhood centres. It is acknowledged that the existing development patterns in some areas, such as at Brackernagh may prohibit the provision of such open spaces, but where it is feasible it will be encouraged. Policy A7 Ensure where possible, the integration of all areas and features worthy of protection as shown on the Environmental Parametres map (appendix 3) into the open space network, so as to protect these features and encourage interesting and attractive areas of open space. Policy A8 Ensure that a network of open space is provided to encourage a range of recreational and amenity activities, including walking and cycling in the town. Policy A9 Protect, restore and where necessary enhance features of the landscape and, in particular riverbanks, in the interests of heritage and amenity. Policy A10 Protect, manage, and/or enhance access to and an understanding of archaeological monuments, architectural heritage, natural heritage and inland waterways as appropriate and where resources permit.
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Policy A11 The loss of existing public or private recreational open space will normally be resisted by the planning authority unless alternative recreational facilities are provided in a suitable location, or if it can be demonstrated that there is no longer sufficient demand to sustain the facility. Policy A12 The Council will investigate ways of improving the quality and capacity of existing sporting and recreational facilities through initiatives in both the public and private sector. Sources of funding will be investigated to achieve this at government level through the National Lottery, with governing bodies of the sports and through private development proposals. Policy A13 Liaise with landowners to protect and retain the Esker Riada, its ridge line, including trees from development in the interests of amenity. Policy A14 Facilitate and develop a hierarchy of open spaces throughout the town to provide greater opportunities for recreation and amenity.
11.2.8 Amenity, Leisure & Recreation Objectives Objective A1 Provide a linear park along the river banks including the backland areas of the town (to the rear of Main Street and Society Street and including lands associated with the Hill O' Back and to connect with the old disused canal network southwards to the Theampelean (old church ruin) in Poolboy and at the Deerpark River. The precise location and form of the linear park will be agreed with the Planning Authority in the context of specific development proposals or otherwise through discussion with the landowners. Objective A2 Ensure the provision of a public walkway including cycle path in association with any development of objective A1. Objective A3 Carry out an Action Plan for the Fair Green to set out a strategy to improve the amenity, through landscaping and maximise its usage. Objective A4 Consider tree preservation orders, subject to detailed site surveys (at time of planning application), for the following tree groups: A4.1 In the south and eastern part of the grounds at Portiuncla Hospital. A4.2. Trees and woodlands in Garbally College. A4.3 Trees and woodland associated with Mount Pleasant and its immediate vicinity. A4.4 Trees lining the entrance road to the St Bridgid‘s Hospital Admissions building. A4.5 Trees on Sarsfield Road Duggan Park side. A4.6 In the main grounds of St Bridgid‘s Hospital. A4.7 Trees lining the western edge of the relief road park. A4.8 Trees adjacent to the bridge on Bridge Street. A4.9 All other trees and tree groups identified on the objectives map A4.10 Trees at Cleaghmore Objective A5 Have regard to the general protection of, and liaise with, NPWS, in relation to the proposed National Heritage Areas (pNHAs), proposed Special Protection Areas (pSPAs) for the Esker Riada, The River Suck and associated callows. Have regard also to any mitigating measures that may be proposed in the SEA Report of this Plan. Objective A6 Reserve, where practical, a system of linear parks along all river and stream courses, in particular the Deerpark River and the Suck. Objective A7 Provide a significant area of open space in a central location within the residential development block to the south of the town (Indicative location on objective map). Objective A8 Protect wetlands and the natural drainage courses of the Deerpark River. Objective A9 Maintain the old Church and Graveyard (also a recorded monument) at the Creagh
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junction and improve for public access. Objective A10 Seek to protect the River Suck floodplain. Objective A11 Reserve the Esker ridge at Mount Pleasant as an area of amenity and open space Objective A12 Maintain Ridge tops of eskers to the south of the town as areas of open space. Objective A13 Encourage the retention and incorporation of raths, ringforts and other archaeological features into open space plans and development layouts. Ensure that where such features are retained, that access, linkages and connections will be maintained in the interests of promoting heritage awareness, especially at the following features: A13.1 The rath in the Kilgarve area – retain archaeological features A13.2 The graveyard at Cleaghmore – retain archaeological features A13.3 The old canal and ecclesiastical remains – retain archaeological features A13.4 All the recorded monuments within the grounds of Garbally Demesne – retain archaeological features Objective A14 Reserve an area of amenity and provide open space links and connections as part of an overall network of open space in the Hymany, Dunlo and Pollboy area. Objective A15 Ensure that no development activity, including quarrying, excavation or building construction impacts on the highest points of the ridge line of the Esker Riada North in the interests of preserving this geological feature as an area of visual amenity and/or long term open space area.
11.3 THE URBAN EDGE
11.3.1 Analysis There are a number of landscape/topographical features and development trends in the town that have influenced the form and consistency of the urban edge. To the north of the town, the urban edge is well defined as a result of the River Suck and its associated floodplain which has formed a natural boundary to development. The area is also poorly linked to the centre by the existing road network, which has also restricted development. The views from the backlands of the town extend into unspoilt countryside creating an attractive interface between town and country. To the east and south east of the town, the river and floodplain has restricted development between Creagh and the town core to a linear corridor. The Esker Riada and a large area of significant institutional lands (and associated woodlands) around Garbally College have contained development to the west. These features have created ―edges‖ or development boundaries around the town.
Typically the urban edge, or outer limit of a towns built environment, is visually poor in quality and definition. It tends to consist of sporadic low-density residential development that gradually intensifies on approach to the town core. Due to the extent of linear development on all of the approach roads leading into Ballinasloe, the distinction between urban and rural areas is blurred. This is because ribbon development on the approach roads to the town core does not create a simple division between town and country.
While the town core has remained relatively compact, residential development has sprawled along all approach roads beyond the Town Council boundary. In order to maintain an attractive interface between town and country landscape elements and other features as highlighted above, which help
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define urban verses rural areas, will be protected and maintained while other initiatives will be encouraged in the intervening spaces.
In keeping with the overall development strategy for the town, development shall be restricted to areas between the town core and the urban edge in the interest of adopting a sustainable development policy. Consequently, development shall not be permitted beyond the urban edge.
11.3.2 Urban Edge Policies Policy UE1 Adopt a clear boundary to development so as to ensure that both a controlled and planned growth is achieved. Policy UE2 Encourage sports and recreational uses, including semi-agricultural uses such as garden centres, market gardening and horse riding on area of undeveloped land outside the development boundary Policy UE3 Reduce the occurrence of ribbon development on all approach roads especially beyond the development boundary. Policy UE4 To encourage the creation of significant landscaped areas or ―soft edges‖ to development boundaries that comprises the ―urban edge‖, so as to maintain an attractive visual appearance of the town when viewed from approach roads.
11.3.3 Urban Edge Objectives Objective UE1 Require the provision of ―urban edges‖ in accordance with locations identified on the objectives map in the form of the following: 1. Landscaping belts 2. Tree planting and tree lined buffers 3. Orientation of buildings— i.e. Buildings to face approach roads to town.
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SECTION 12. DEVELOPMENT MANAGEMENT STANDARDS AND GUIDELINES
12.1 GENERAL STANDARDS AND GUIDELINES
12.1.1 Introduction Development management is the process that regulates development in accordance with established planning principles and best practice guidelines, in the interests of the common good. Applicants are advised that pre-planning meetings with officials of Ballinasloe Town Council prior to the submission of planning applications can assist in the identification and clarification of relevant policy objectives, applicable development standards and guidelines, and other issues at an early stage in the development management process. Such discussions take place without prejudice to the final decision of Ballinasloe Town Council.
This section identifies a series of good urban design principles together with qualitative and quantitative guidelines and standards that should be applied to generate appropriate development proposals that are based upon an understanding of the way that successful places work, rather than the pursuance of a rigid formula or set of design standards. In general, the Planning Authority promotes qualitative standards over quantitative standards where it can be demonstrated that sound urban design principles can be achieved to assist in the creation of sustainable communities.
12.1.2 Sustainable Design Good design is at the core of creating a good quality residential environment. The design of new urban housing developments should take full account of the characteristics of the natural and built environment of the site, the views and vistas to and from the site and its surrounding areas. It is imperative that a high standard of design and quality of environment are created, which in turn will contribute to a sense of place and an identity being created. All applications for new developments shall, in addition to compliance with policies and objectives set out in the plan will be assessed, having regard to the following Government policy guidance documents or any superceding policy documents over the lifetime of the plan: . Sustainable Residential Developments in Urban Areas Guidelines, published by the DoEHLG, 2008. . Urban Design Manual: A Best Practice Guide – A Companion Document to the Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas, DoEHLG, 2008. . Planning System and Flood Risk Management – Draft Consultation Guidelines, published by the DoEHLG, 2008. . Quality Housing for Sustainable Communities – Best Practice Guidelines for Delivering Homes, Sustaining Communities, published by the DoEHLG, 2007. . Sustainable Urban Housing: Design Standard for New Apartments, published by the DoEHLG, 2007. . Delivering Homes – Sustaining Communities: Statement on Housing Policy, published by the DoEHLG, 2007. . Ireland‘s National Climate Change Strategy 2007-2012, published by the DoEHLG, 2007. . Traffic Management Guidelines, published jointly by the DoEHLG, DOT and DTO, 2003. . Recommendations for Site Development Works for Housing Areas, published by the DoEHLG, 1998.
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12.1.3 Urban Design Urban Design is concerned with the art of making places for people. It includes the connections between people and places, movement and urban form, nature and the built fabric and establishing the processes that create successful sustainable developments. Good urban design can help create lively places with distinctive character; streets and public spaces that are safe, accessible and pleasant to use, and places that inspire because of the imagination and sensitivity of their designers.
The Urban Design Manual, which is a companion document to the Sustainable Residential Developments in Urban Areas Guidelines, sets out 12 principle criteria to create sustainable urban residential development and demonstrates how new developments can be integrated and facilitated across a range of scales and locations. These 12 criteria have been set out in Table 12.1 below and shall be used both in pre-planning consultations and in assessing individual planning applications.
Table 12.1: Best Practice Design Guide Criteria 1 Context: How does the development respond to its surroundings? 2 Connections: How well is the new neighbourhood / site connected? 3 Inclusivity: How easily can people use and access the development? 4 Variety: How does the development promote a good mix of activities? How does the development make appropriate use of resources, 5 Efficiency: including land? 6 Distinctiveness: How do the proposals create a sense of place? 7 Layout: How does the proposal create people-friendly streets and spaces? 8 Public realm: How safe, secure and enjoyable are the public areas? 9 Adaptability: How will the buildings cope with change? 10 Privacy/amenity: How do the buildings provide a decent standard of amenity? 11 Parking: How will the parking be secure and attractive? 12 Detailed design: How well thought through is the building and landscape design? Source: Urban Design Manual (2008)
12.1.4 Design Statements The use of design statements by designers is promoted in the Sustainable Residential Development in Urban Areas Guidelines. A design statement is a short document which enables the applicant to explain why a particular design solution is considered the most suitable for a particular site, especially for larger or more complex forms of development. The statement should usually consist of both text and graphics, but is not intended to duplicate planning application documents. It may be of special value in explaining why the context requires an exceptional – rather than a conventional - design approach. The statement should address all relevant development plan design policies and objectives and relate them to the site.
All designers of urban residential developments are encouraged to carry out an appraisal of the distinctive character of the site and adjoining area and to consider how the design and layout of the proposed development responds to and preferably enriches that character. If, however, the appraisal finds that the adjacent area is characterised by poor design, the urban design approach to the proposed development may have to be based on first principles of good urban design. Where a design statement is being submitted with the application, it should include or summarise the character appraisal.
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Significant large-scale or sensitively located development proposals i.e. ACA, close proximity to a Protected Structure or SPA/NHA, will be required to submit ‗Design Statements‘ as part of their planning applications. This requirement will be assessed on a case-by-case basis by the Planning Authority.
12.1.5 Sustainable Communities The development of sustainable communities contributes to the provision of attractive and competitive locations that will support the National Spatial Strategy‘s objectives for more balanced regional development. The quality of the housing environment is central to creating sustainable communities. The design of a good quality housing scheme should ensure that it is socially, environmentally and economically sustainable by:
. Ensuring good connectivity and permeability within housing schemes and between adjoining areas. . Prioritising walking, cycling and public transport and minimising the need to use cars. . Delivering a quality of life which residents and visitors are entitled to expect, in terms of amenity, convenience and pedestrian/traffic safety. . Providing a good range of community and support facilities, where and when they are needed. . Presenting an attractive, well-maintained appearance, with a distinct sense of place and a quality public realm. . Ensuring schemes are easy to access, navigate and are legible. . Promoting the efficient use of land and of energy and minimising greenhouse gas emissions e.g. minimising use of water and energy in construction, minimising use of scarce, non-renewable materials; and using renewable resources and materials that have minimal environmental consequences, wherever practicable. . Promoting climate sensitive design at construction stage and during the lifetime of the scheme, which takes account of orientation, topography and surrounding features, to control wind effects, while optimising the benefits of daylight and solar gain. . Integrating new housing into the existing natural and built environment in a way that makes a positive contribution to the overall environment of the locality. . Designing individual dwellings so that they are comfortable, adaptable to changing needs, cost effective to build and economical to manage and maintain. . Promoting social integration and providing a variety of residential units for a diverse range of household types and age groups.
12.1.6 Universal Access and Design Developing sustainable communities should be guided by the principle of universal design (Section 12.9.9: Access for Persons with Disabilities and Mobility Impaired). Universal design is the design of an environment so that it can be accessed, understood and used to the greatest extent possible by all people regardless of their age, size, ability or disability. Circulation within housing layouts, including access to individual buildings, should have regard to the varying needs of occupants over their lifetimes, including needs associated with mobility difficulties and the normal frailty associated with old age. Innovative dwelling design should be encouraged in order to facilitate the potential future provision of adaptable and accessible accommodation.
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12.1.7 Energy Efficiency Emissions from residential developments accounted for approximately 10.2% of total emissions in 2005, based on direct energy consumption for space and water heating. The National Climate Change Strategy 2007-2012 and the Sustainable Residential Development in Urban Areas Guidelines include energy efficiency measures aimed at reducing greenhouse gas emissions from residential development. At the level of the individual house, the focus is on construction standards and energy technology. The Building Regulations are steadily enhancing the thermal performance standards of new and refurbished buildings. On a broader scale, sustainable residential development involves settlement patterns that can help minimise transport-related energy consumption and encourage energy-efficient housing layouts, which maximise access to sunlight and daylight, facilitate greater movement by pedestrians and cyclists, facilitate use of public transport and using efficient energy supply. Passive solar design of new housing schemes contributes to a reduction in energy demand and thus in CO² emissions. Sustainable Approaches to improve energy efficiency in new housing schemes (Section 3.5.4: Energy Efficiency of New Developments): . Dwellings, play areas, courtyards and gardens to be orientated, where possible, within 30º of south to take maximum advantage of available day-light and passive solar gain. . A minimum distance of 22 metres to be provided between two-storey dwellings to provide reasonable sunlight in winter, due to the low angle of the sun. . Encourage the use of trees in shelter belts to protect dwellings from the winds and/or create sun- traps within a scheme, provided that they do not overshadow south-facing elevations. . Limit the extent of overshadowing of buildings, play areas and other areas that will be extensively used by residents. . The need to limit funnelling and channeling of the wind through appropriate building spacing and orientation and the avoidance of long straight building lines and passageways between buildings. . Encourage the use of renewable energy sources. The Planning and Developments Regulations were amended in 2007 to allow the erection or installation of certain micro-renewable technologies within the curtilage of a dwelling without planning permission in specified circumstances.
12.1.8 Flood Risk Management The planning process can help mitigate against the potential for flooding through the design and layout of new development and by promoting sustainable approaches to urban drainage (See Section 3.2.3.1: Surface Water Drainage). Flood risk, which is a combination of the likelihood of flooding and the potential consequences arising, can also be mitigated, where avoidance is not possible, by substituting less vulnerable uses with improved building design and flood resilient construction methods. The vulnerability of development to flooding depends on the nature of the development, its occupation and the construction methods used. Factoring in flood risk from the earliest stage in a development can contribute to more effective flood management, as well as, providing green spaces with consequential social and environmental benefits thus contributing to a more sustainable form of development.
The Planning Authority will have regard to the recently published DoEHLG Draft Consultation Guidelines - Planning System and Flood Risk Management in the assessment of developments within the plan area. Developers should adopt the sequential approach in site selection and seek sites with low flood risk potential, as advocated in these guidelines. Developers seeking to develop on lands prone to flooding will need to carry out the Justification Test, as set out in these guidelines and include a Flood Impact Assessment and proposals for the sustainable storage/attenuation of runoff/discharges
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with any planning application. The vulnerability of the proposed development to flood risk would have to be low. The design and layout of schemes shall incorporate sustainable drainage systems (SuDS) and other design features, as set out in Appendix B of the flood guidelines.
12.1.9 Environmental Impact Assessments The Planning Authority may require the submission of an Environmental Impact Statement (EIS) in accordance with the provisions of Part 10 of the Planning and Development Regulations 2001, as amended. This will be done to facilitate the proper assessment of development proposals where a proposed development would be likely to have significant effects on the environment. The Regulations (Schedule 5) specify mandatory thresholds above which Environmental Impact Statements are required in relation to types and scale of development proposal (e.g. in relation to proposals involving the construction of more than 500 dwellings or a site greater than 2 hectares in commercial areas). Pre-planning agreement on the matters to be included in an EIS (Scoping) is a requirement of the Planning Authority.
An EIS may also be required for development proposals below the statutory thresholds. The Planning Authority will have regard to Schedule 7 of the Planning Regulations in deciding whether a proposed development is likely to have significant affects on the environment and also the supporting DoEHLG guidelines entitled Environmental Impact Assessment (EIA) Guidance for Consent Authorities regarding sub-threshold development (2003). A ―sub-threshold / discretionary EIS‖ can be requested by notice in writing by the Planning Authority under Article 103 of the Planning & Development Regulations 2001, as amended.
12.1.10 Appropriate Assessment The Planning Authority may require the submission of an Appropriate Assessment (AA) in accordance with the provisions of Article 6 of the EU Habitats Directive. This shall be done to facilitate the proper assessment of development proposals that would likely have significant effects on Natura 2000 sites, which include Special Areas of Conservation (SACs) and Special Protection Areas (SPAs). This may include developments within Natura 2000 sites, as well as developments outside of these sites that would likely have significant direct, indirect or cumulative effects on the Natura 2000 sites, for example, pollution impacts via pathways such as watercourses or groundwater flows. An AA shall be carried out in accordance with Article 6 of the Habitats Directive and Section 18 of the European Communities (Natural Habitats) Regulations 1997 and shall identify and evaluate the direct, indirect or cumulative effects that a proposed development would likely have on a designated Natura 2000 site, including any mitigation proposals required to protect the positive functional status and conservation objectives of such sites.
All developments that are likely to have significant effects on Natura 2000 sites should be screened to ascertain whether or not an Appropriate Assessment is required. If the screening process determines that a full AA is necessary, it shall be undertaken in accordance with Article 6 of the Habitats Directive. The requirement for an AA and the matters to be included in an AA should be discussed and agreed with the Planning Authority prior to the submission of an application. It is also advised that potential applicants consult with the National Parks and Wildlife Service (NPWS) in order to clarify the need for and possible contents of an AA. Additional guidance on AA can be obtained in the following documents: . Assessment of plans and projects significantly affecting Natura 2000 sites: Methodological guidance on the provisions of Article 6(3) and (4) of the Habitats Directive 92/43/EEC, 2001.
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. Managing Natura 2000 Sites: The provisions of Article 6 of the ‗Habitats‘ Directive 92/43/EEC, 2000. . Guidance document on Article 6(4) of the 'Habitats Directive' 92/43/EEC – Clarification of the Concepts of: Alternative Solutions, Imperative Reasons of Overriding Public Interest, Compensatory Measures, Overall Coherence, Opinion of the Commission, 2007.
12.2 RESIDENTIAL DEVELOPMENT STANDARDS AND GUIDELINES
12.2.1 General Residential Standards and Guidelines
12.2.1.1 Density It is government policy to encourage more sustainable urban communities through the avoidance of excessive suburbanisation and through the promotion of well planned and properly designed higher density development at appropriate locations, which are well-serviced in terms of public transport and community facilities. Two density ranges have been set out in Table 12.2 below for residential development on residentially zoned and Phased Land (Phase 1 – developable within the Plan period; Phase 2 – Lands held in strategic reserve and generally not developable within the Plan period) within the plan boundary, subject to good design, compliance with both qualitative and quantitative standards, location, capacity of the site and infrastructure to absorb development, existing character of the area, established densities on adjoining sites, protection of residential amenities, proximity to public transport etc. In general densities and house types shall be compatible with established densities and housing character in the area. The Planning Authority may use its discretion in varying density standards.
Table 12.2: Residential Density Standards Residential Zones Density (Hectare) R2 Residential Land Uses 15units and upwards R1 Low Density Residential 5-15 units Land Uses
Where residential proposals do not conform to the specified quantitative density standards, each proposal will be considered on their own merits, subject to the achievement of qualitative design standards, innovative design solutions and other quantitative standards set out in this section. In order to promote high density developments within the town centre area no density standards have been set. Each development will be assessed on their merits, subject to the following safeguards:
. Compliance with the qualitative guidance set out in the DoEHLG Urban Design Manual and the Sustainable Residential Developments in Urban Areas Guidelines. . Compliance with quantitative standards such as plot ratio, site coverage standards, public and private open space provisions, parking, overlooking and overshadowing. . Avoidance of undue adverse impact on the amenities of existing or future adjoining neighbours. . Good internal space standards of development; . Conformity with the character and urban form of the adjoining buildings and street(s). . Preserving protected buildings and their settings and of preserving or enhancing the character or appearance of an Architectural Conservation Area.
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. Suitability to density, character and amenity of the context of the proposed development and its location with respect to the town centre. 12.2.1.2 Plot Ratio Plot ratio is the relationship between site area and the total floor area of the buildings erected on it. The plot ratio is calculated by dividing the gross floor area of the building by the site area. The gross floor area is the sum of all floor space within the external walls of the building(s), excluding plant, tanks room, attic and basement storage areas (where floor to ceiling height is less than 2.2 metres) and parking areas. The purpose of plot ratio control is to prevent the adverse effects of both over- development and under-development on the amenity and layout of buildings, to achieve desirable massing, form and heights of buildings, to balance the capacity of the site and the capacity of frontage onto streets. Table 12.3 below indicates the general plot ratio standards permitted within the various zoning categories; however, in some cases it may not be feasible to achieve these standards due to site constraints. The Planning Authority may use its discretion in varying plot ratios.
Table 12.3: Plot Ratio Standards Zones Plot Ratio C1 & C2 1 to 1.5 BTP & I 0.4 to 1 CF 0.4 to 1 R1 & R2: < 0.4
12.2.1.3 Site Coverage Site coverage is expressed as a percentage, determined by dividing the total site area by the ground floor area of the building. Site coverage is controlled in order to provide for light and space within the urban fabric. It aims to ensure that the urban fabric is not inappropriately overloaded with building mass. The maximum recommended standards for site coverage are outlined below, but these standards are intended to be indicative only. Each site and its proposed development will be assessed in the context of the immediate surrounding town. Table 12.4 below indicates the permitted site coverage standards within the various zoning categories; however, the Planning Authority may use its discretion in varying site coverage.
Table 12.4: Site Coverage Standards Zones Site Coverage (%) C1 70% to 90% C2, I, R2 & CF 50% to 70% Other Up to 50%
12.2.1.4 Overshadowing Overshadowing will generally only cause problems where buildings of significant height are involved or where new buildings are located very close to adjoining buildings. The Planning Authority will require that daylight and shadow projection diagrams shall be submitted with all such proposals. The recommendations of ―Site Layout Planning for Daylight and Sunlight: A Guide to Good Practice‖ (B.R.E. 1991) or B.S. 8206 ―Lighting for Buildings, Part 2 1992: Code of Practice for Daylighting should be followed in this regard.
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12.2.1.5 Privacy and Overlooking Privacy is an important element of residential amenity and contributes towards the sense of security of residents. Where dwellings have little or no front gardens in urban settings, it is important that ―defensible space‖ is created behind the public footpath, for example, by means of a planting strip and the design of ground floor windows will need to be carefully considered. Similarly at the rear of dwellings, there should generally be a minimum separation of 22 metres between opposing first floor windows for 2-storey plus dwellings.
12.2.1.6 Boundary Treatment Screen walls of 2 metres in height shall be provided where the house site boundaries abut roads, pedestrian ways or public open spaces. Where these walls abut public open spaces, streets, pedestrian paths, they should be treated to create an attractive edge e.g. soft landscaping, articulation of wall to landscaping features etc. General, such walls shall be capped and rendered or otherwise finished to be consistent with the design/finish of the house design. A uniform treatment for the boundaries of individual sites shall be implemented throughout a residential development. In general front boundaries shall be defined by walls or fences at least 0.5 metres high in keeping with the house design. Open plan front gardens will only be acceptable in innovative layouts and where a high level of safety is achieved.
12.2.1.7 Side Separation Distance A minimum separation distance of 2.3 metres shall be provided between dwellings for the full length of the flanks of detached, semi-detached and end terrace houses. Where garages are provided as single storey annexes to houses, this separation distance may be reduced; providing that a direct through access from front to rear of the dwelling is maintained.
12.2.1.8 Building Lines . The Planning Authority will generally seek to ensure that development maintains the established building line. Consistent building lines will also be encouraged in the design of medium to large scale commercial/industrial/business park developments, where buildings should have a clear relationship with each other. . In deciding where a building line should be located, the form of development to which it is related will be considered. . Where located along roads of traffic importance, increased setbacks may be determined to provide for greater amenity and safety of road users and residents and for future road widening. . Building lines may be relaxed in the following cases: - To incorporate key landscape features into the development layout, - To incorporate key landmark buildings, - For innovative designs which can positively enhance the townscape - To provide important areas of public open space, i.e., squares - In order to facilitate traditional building forms, such as open courtyards, etc.
12.2.1.9 Building Heights The following factors will be considered in assessing building height: . Excessive overshadowing and loss of light. . The scale and rhythm of an existing streetscape.
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. The extent to which the building distracts from structures or spaces of architectural or historic importance. . The extent to which the building detracts from important landmarks. . Attractive public views from significant vantage points that would be obscured by the building. . The degree of obtrusion of the building on the skyline. . The degree to which the building may contribute to the overall townscape. In particular, care will be required in the treatment of roof-tops and all machine/mechanical rooms/air conditioning units/vents will need to be adequately screened or designed as an integral part of the building. . The degree to which its prominence is justified in the townscape. Traditionally, only public buildings received prominence in height. . The scale of the building in relation to the surrounding urban space, together with the effect of the building on the quality of the space.
12.2.1.10 Public Open Space Public open space is one of the fundamental elements of good quality design and a key consideration in successful urban communities. In calculating the area of the public open space, roads, roundabouts, footpaths, grass margins and other areas of incidental open space shall not qualify for open space. The minimum public open space standards for residential developments have been set out in Table 12.5 below. The design of public open space shall adhere to the following principles: . Provide for passive and active recreation. . Provide for a hierarchy of public open space including play space for older as well as younger children and space for the older population . Be adequately supervised, allow for passive surveillance, have appropriate boundary treatment, lighting, litter bins where appropriate and play facilities . Site characteristics, topography, orientation and existing natural features should be incorporated into the design. . The space should be adequately sized to accommodate a range of uses and users. . Be easily accessible by all sectors of society with clear and direct routes through the area for pedestrians and cyclists. . Incorporate a range of local materials and surfacing, used to improve the visual as well as functionality of the space . Communal open space should generally be located within 50 metres of every dwelling served. . Where dwellings are built in a large estate of over 100 dwellings, at least one space should generally be in excess of 1000sqm. . The public open space provided within a development should include both soft and hard surfaces. . Proposals for housing developments of over 20 units shall provide a monument/art feature.
Table 12.5: Public Open Space Standards for Residential Developments Area Public Open Space
Greenfield Sites Minimum of 15%
Brownfield or Infill Sites Minimum of 10%
Institutional Lands Minimum of 20% (subject to site specific analysis)
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12.2.1.11 Private Open Space All houses (terraced, semi-detached and detached) should have an area of private open space behind the building line. Smaller patio-type rear gardens may be acceptable in more innovative layouts where communal open space in the form of a courtyard is also available. For terraced houses in particular, this can often be more appropriate as it offers a method of accessing the rear of all dwellings (by residents only) and can be visually more attractive than narrow fenced-in gardens. The minimum private open space standards for residential developments have been set out in Table 12.6 below.
The design of private open space should adhere to the following principles: . Be easily accessible from the main living areas of the dwelling. . Be properly landscaped (grassed and capable of cultivation). . Be of a suitable gradient to allow full use by residents. . Be adequately screened with appropriate boundary treatments including a 2 metre high permanent durable rear boundary of suitable finish and appropriate side boundaries of at least 1.6m in height. . Be orientated to receive maximum sunlight and to avoid overshadowing by adjoining properties where feasible.
Table 12.6: Private Open Space Standards for Residential Development Residential Unit Type Private Open Space
Detached/Semi Detached House Minimum of 75 sq.m.
Terraced/Town Houses Minimum of 60 sqm.
Infill/Inner Suburban Redevelopment Minimum of 60 sq.m.
12.2.1.12 Landscape/Vegetation Residential applications should be accompanied by a professionally prepared landscaping scheme. New developments will be required to consider the future growth, management and maintenance of the landscape and open space areas. Layouts will be required to facilitate the retention of the maximum number of existing significant trees, hedgerows, water features and any other natural feature that will enhance the visual setting of the housing scheme.
Planting needs to have a careful balance between quick-growing species for early maturity and longer lived trees which may reach their peak in up to 100 years time. The landscape plan and the selection of plant species should consider low maintenance species. Generally single trees require more expert attention than those in composite groups, which are less vulnerable to damage. Formal, single tree- lines have little effect as screen belts or buffers and for these reason groupings of young trees will be encouraged. Native tree species are more valuable as wildlife habitat than non-native species, because they support a greater variety of insect life. A list of native trees and shrubs has been set out in Table 12.7 below and further guidance can be obtained from the joint publication by Galway County Council and The Heritage Council entitled The Hedgerows of County Galway.
Table 12.7: Native Trees and Shrubs Common Name Latin Name Site Suitability
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Trees Prefers wet ground and stream banks. Tolerates some Alder Alnus glutinosa flooding. Prefers well drained neutral to alkaline soils. Will Ash Fraxinus excelsior withstand exposed and coastal sites. Betula pendula Prefers light infertile soils. Downy does well on poorly Birch Silver Downy Betula pubescens drained peat. Bird Cherry Prunus padus Prefers damp fertile soils. Does not like exposed sites. No particular preference but thrives in fertile free draining Elm Ulmus glabra soil. A very hardy species. Tolerant of exposed sites and Holly Ilex aquifolium shade. Prefers neutral to acid peaty soil. Does not like wet poorly drained soil. Prefers clay and damp lowlands but generally tolerant. Sessile Oak Quercus petraea Does not like badly drained infertile soils. Sessile more Pedunculate Oak Quercus robur tolerant of poorer, lighter acid soils. Rowan Sorbus aucuparia Poor thin acid soils. Very hardy. Tolerant of exposed sites. Prefers alkaline but will grow in a range of soils. Tolerates Irish Whitebeam Sorbus hibernica coastal exposure, rocky ground and fairly damp sites. Shrubs Tolerates a wide range of soils. Can grow in exposed and Blackthorn Prunus spinosa windswept areas. Can become invasive. Broom Cytisus scoparius Grows best on light, dry, acid soils. Alder Buckthorn Frangula alnus Grows on wet peaty soils. Gorse Ulex europaeus Prefers dry and neutral soils. Cratagaegus Hawthorn Tolerates wide range of soils. Very hardy and adaptable. monogyna Lonicera Honeysuckle Prefers neutral to light acid soils. periclymenum Juniperus Grows in rocky areas and on mountain heath. Very Juniper communis tolerant of exposure. Bramble Rubus fonticosa Tolerates a range of soils. Ivy Hedera helix Tolerates a range of soils. Willow Salix Prefer damp/wet soils. Some may become invasive. Source: Adapted from: Our Trees – A guide to growing Ireland’s native trees in celebration of a new millennium- The Peoples Millennium Forest.
12.2.2 Apartments
12.2.2.1 Design Apartment developments should have a high quality of building design and site layout and have due regard to the character of the adjoining streetscape or landscape. Consideration should be given to the needs of disabled people in the location, layout and design of communal facilities and the future adaptation of some units to meet the needs of the disabled. Apartments may be acceptable within housing developments when they form part of the overall scheme but will only be permitted where a satisfactory degree of separation from standard suburban housing, in terms of design, height and layout is achieved to the satisfaction of the Planning Authority.
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12.2.2.2 Apartment Sizes The Planning Authority will generally seek apartment units larger than the minimum standards set out in the DoEHLG‗s Guidelines on Sustainable Urban Housing: Design Standards for New Apartments (2007 or as may be superseded), as outlined in Table 12.8 below.
Table 12.8: Minimum Floor Area and Room Dimensions for Apartment Units Apartment/Unit Spaces One Bedroom Two Bedroom Three Bedroom Apartment Apartment Apartment (2 Bedspaces) (3 Bedspaces) (5 Bedspaces) Aggregate Floor Area of 23 sq.m 30 sq.m 34 sq.m Living/Dining/Kitchen Area
Width of Living/Dining Rooms 3.3 sq.m 3.6 sq.m 3.8 sq.m
Separate Kitchen Area 6.5 sq.m 6.5 sq.m 6.5 sq.m
Aggregate Bedroom Floor 24.4 sq.m 31.5 sq.m 11.4 sq.m Areas (11.4 + 13 sq.m) (11.4 + 13 + 7.1 sq.m)
Storage Area 3 sq.m 6 sq.m 9 sq.m
Minimum Balcony Areas 5 sq.m 7 sq.m 9 sq.m
Total Floor Area 45 sq.m 73 sq.m 90 sq.m
Source: Sustainable Urban Housing: Design Standard for New Apartments, DoEHLG, 2007
12.2.2.3 Height A maximum height for apartment developments in residential zones or in areas with a suburban residential character will be determined on a site by site basis by the Planning Authority. A significant consideration will be whether the adequacy of the site area allows the building to be sited, such that they will not adversely interfere with the scale, amenities or aesthetic visual quality of existing development(s). To this end, it will be necessary to have adequate open space provided in addition to parking space and tree screening, so that an appropriate transition from the scale of any neighbouring buildings of lower height may be achieved.
12.2.2.4 Public Open Space The location of the communal open space for the residents within apartment developments is of particular importance. The communal open space should not be unduly overshadowed and should be laid out in such a fashion to provide for ease of maintenance. Secluded sunny areas and shade should be provided through careful selection of planting (See Table 12.7: Native Trees and Shrubs). Public open space shall be provided at a minimum provision of 15% of the total gross area of the site, however, home-zoned area may be included as part of the calculation for public open space.
12.2.2.5 Private Open Space Balconies and roof gardens, particularly in the town centre, may be permitted in the design of new apartment developments, particularly where it is not practicable to provide a communal garden or landscaped area. Roof gardens will require a secure boundary treatment and shall be adequately landscaped. Consideration will be given to the orientation of balconies. Balconies and in particular, projecting balconies, will be required to be designed as an integral part of a building and shall respect
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the streetscape and townscape context and surrounding amenities. Balconies shall not protrude over public property. 12.2.2.6 Parking Apartment developments will be required to provide safety and secure parking at surface and/or subsurface level. Only minor areas of car parking, primarily for visitors, will be permitted between a block and the road boundary. Where development is likely to have significant letting, an innovative car- parking layouts/arrangement should be proposed to accommodate increased car parking within the curtilage of the site above the minimum standards set out in Table 12.14 (Car Parking Standards).
12.2.2.7 Communal Facilities Apartment developments should provide communal facilities to serve the needs of residents, for example; concealed refuse bin storage areas, bicycle storage, general storage areas etc. These facilities should be conveniently located and well ventilated.
12.2.2.8 Residential Mix Apartment developments shall include a mix of unit sizes, including two and three bedroom apartments, with not more than 40% of apartments in any single development to be one-bedroom units.
12.2.2.9 Subdivision of Units The subdivision of houses into apartments in areas of predominantly single person households will not be permitted where the planning authority considers that such conversions would lead to deterioration in the residential amenities of these areas. However, the subdivision of large houses and houses on primary traffic routes in the town centre may be permitted in certain circumstances.
12.2.3 Road /Street Layout Residential layouts should be designed in such a way that heavy through traffic is discouraged (See Section 12.9.1: Design and Road Layout Standards for Development). Road/street alignments should discourage speed and give priority to the safety and convenience of pedestrians and cyclists and provide, where appropriate, desire lines through the estates for these modes of transport. Circulatory routes and linkage between proposed developments and future development lands must be upheld. The home-zone design and layout principles will be encouraged. Such developments should contain shared surfaces, traffic calming measures and other pedestrian/child friendly features to facilitate the use of the street for amenity. Developers will be required to show the overall road layout network for the entire lands on any phased residential development planning applications and provide vehicular/pedestrian linkages with adjoining lands.
12.2.4 Home Zones A home-zone is a residential street in which the living environment clearly predominates over any provision for traffic. It is an environment where the design of the spaces between homes provides space for motor vehicles, but where the wider needs of residents are also fully accommodated. This is achieved by adopting approaches to street design, landscaping and highway engineering that control how vehicles move without restricting the number of vehicular movements. In a home-zone people share what would formerly have been the carriageway and pavement and, if it is well designed; vehicles can only travel at a maximum speed that is a little faster that walking pace (generally less than 16kmh). This means that other things can be introduced into the street, including, areas for
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children to play, larger rear gardens or planting such as street trees, bicycle parking and facilities such as seats at which resident can meeting.
A home zone should fulfil a number of objectives: . Turn residential streets into valued public space and not just a place for movement; . Foster a sense of community. . Encourage a greater diversity of activity and use of the street by residents. . Reduce social isolation, particularly amongst the elderly; Increase opportunities for active and creative children‘s play. . Increase natural surveillance, deterring casual crime. . Reduce traffic speeds significantly – to around 16kph. . Improve (or at least maintain) the safety of residential areas and perhaps more importantly, residents‘ perceptions of safety. . Enable less mobile members of the community - children, older people and disabled people - to reclaim their local environment from the car. . Encourage people to walk and cycle within their local area and to nearby destinations; . Improve the environmental quality of urban streets. . Help to increase the attractiveness of urban living.
12.2.5 General Design Issues House design should promote originality, combat uniformity and create a sense of place. Use of appropriate materials, architectural form and colour can create a high level of visual amenity. Colour may be used to create a sense of identity within the development, where appropriate. The use of colour and other design elements may need to be restrained in some circumstances. The creation of ―landmarks‖ within the estate, whether through retention of existing features, landscaping, archaeological or other features (i.e. sculpture, architectural treatments), or by the introduction of new features will be encouraged to improve legibility within the site.
The Planning Authority will require a variety of house types in proposals for 6 or more houses. Housing scheme for 20 or more houses should generally be broken into small functional and visual groups, which fulfil a social and aesthetic need for identity. This may be achieved through scale and massing arrangement, roof profiles, materials and decorative details.
Regarding materials and finishes the following should be taken into consideration: . The Council encourages the use of hardwood for windows and doors in all new structures, rather than uPVC, which is considered to be environmentally unsustainable. . The Council encourages the use and integration of local materials in the construction and finishes of new dwellings to enhance and maintain the character of the local area. In rural areas brick cladding, dry dash, reconstituted stone finishes and uPVC, will not normally be accepted. . The choice of colours for external finishes should harmonise with local traditions and surrounding buildings.
12.2.6 Infill Housing Within established built up areas and areas adjoining the existing built up area, a relaxation of some standards may be considered for single replacement houses and infill development. In order to
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compensate for the physical disadvantages of small sites, residential development adjoining built up commercial areas has potential advantages in terms of accessibility; which may compensate for shortfalls in the spatial criteria normally applied to residential development. The design of infill development must sympathise/harmonise with the existing character of the area. While well designed modern buildings may be permissible, they should have regard to their setting and be contextually compatible with the overall streetscape and/or townscape. Designs should have regard to the following features: . Window types and fenestration patterns (vertical emphasis typically found in Irish streetscape). . Building heights (or characteristic variations in heights typically found in the street). . Materials. . Building lines (i.e., the position of the building relative to the pavement or road edge). . Roof pitches & profiles. . Plot width.
12.2.7 Extensions The design and layout of extensions to houses should have regard to the amenities of adjoining properties particularly as regards sunlight, daylight and privacy. The character and form of the existing building should be respected and external finishes and window types should match the existing. Extensions should have regard to the following features:
. The existing site density and remaining private open space. . The need for high quality designs for extensions that respect and integrate with the existing dwelling in terms of height, scale, materials used, finishes, window proportions etc. . Flat roof extensions visible from public areas will not normally be permitted; pitched roofs will generally be required. . Extensions will not generally be allowed to break the existing front building line. Front porch extensions, which do not erode 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. . Extensions should not overshadow windows, yards or gardens or have windows in the flank walls which would reduce a neighbour‘s privacy. . In the case of a single storey extension to the side of a house, the extension should be set back at least 150mm from the front wall of the existing house; to give a more satisfactory external appearance. In some circumstances a gap of 1 metre must be retained between the extension and the neighbouring dwellings so as to prevent dwellings forming a terracing effect. . Dormer extensions should not obscure the main features of the existing roof, i.e. should not break the ridge or eaves lines of the roof. Box dormers should be avoided; . Front dormers should normally be set back at least three-tile courses from the eaves line and should match the existing colour and finishes of the existing roof; . Proposed side extensions must retain side access to the rear of the property where possible; . Ability to provide adequate car parking within the curtilage of the dwelling house.
12.2.8 Family Flat Extensions (Granny Flats) The creation of a family flat to be occupied by a member of the occupant family is generally acceptable, provided it is not a separate detached unit, and it is possible to provide direct access to
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the remainder of the house. The design should ensure that the flat forms an integral part of the main dwelling unit capable of reintegration for single family use when no longer occupied by a family member. The flat should generally not have more than one bedroom and shall not be let or sold, other than as part of the overall property. Entrances to the family flat should be provided via the main dwelling unit. Where separate own-door access is unavoidable, own-door access should be located to the side or rear. There shall be no permanent subdivision of the garden. Where a family flat is permitted, conditions will be imposed restricting the use and / or sale of the family flat and requiring the reintegration of the unit for use as part of the main dwelling in the event of the cessation of its use as a family flat.
12.2.9 Backland Developments The Council recognises the need for the efficient and economic use of land for development purposes, especially backland development (sites without existing road frontage) and the role it can play in increasing residential densities in developed areas. On the other hand, piecemeal and un-coordinated development of backlands, including the construction of extra dwellings in former back gardens, can result in inappropriate and disorderly development. This form of development is considered undesirable where it has an adverse effect on the residential amenity of adjoining properties. The Council will promote comprehensive renewal over un-coordinated development on backland areas. Development may only be considered where both garden sizes and the space between dwellings meet development standards. Where it is deemed by the Planning Authority that interest in backland development exists, an Action Area Plan (AAP) may be prepared by the Town Council, developer or relevant landowners to co-ordinate such developments.
In particular, it should be noted that while the Development Plan attributes residential zoning to individual houses, this seeks to recognise their current use and does not suggest that those sites are suitable for development or that further development will be considered positively.
12.3 RETAIL, COMMERCIAL, OFFICE AND INDUSTRIAL USE STANDARDS
12.3.1 Retail Developments and Permitted Locations Applications for retail developments selling comparison and convenience goods will be assessed having regard to the provisions of the Development Plan, including polices, objectives and land-use zonings, and the criteria specified in the Retail Planning Guidelines for Planning Authorities (2005), published by the DoEHLG or any superceding document(s) within the lifetime of the plan. It will be the general objective of the Planning Authority to encourage town centre locations for all new retailing activity and to consider the needs of residential neighbourhoods in catering for local shopping needs.
Site selection for new retail developments should be based on the sequential test approach, as set out in the Retail Planning Guidelines. Where applications for retail developments are proposed to be located outside the town centre, developers must demonstrate that all town centre options have been assessed and evaluated and that flexibility has been adopted by the retailer in regard to the retail format. New retail proposals will be assessed in terms of potential adverse impacts on the vitality and viability of the town centre. There will be a presumption by the Planning Authority against large retail developments in out-of-town locations or adjacent to major roads or interchanges.
A Retail Impact Assessment may be required as part of a planning application for shopping centres, retail activity or large food/grocery chain stores, where the Planning Authority considers it necessary.
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In assessing the retail impact of a new development on the vitality and viability of the town centre applicants shall address the following criteria and demonstrate whether or not the proposal would:
. Support the long term strategy for the town centre as established in the development plan and not materially diminish the prospect of attracting private sector investment into the town centre. . Cause an adverse impact on the town centre, either singlely or cumulatively with recent development or other outstanding planning permissions, sufficient to undermine the quality of the centre or its role in the economic and social life of the community. . Diminish the range of activities and services that a town centre can support. . Cause an increase in the number of vacant properties in the primary retail area that is likely to persist in the long term. . Ensure a high standard of access both by public transport, foot, private car so that the proposal is easily accessible by all sections of society. . Link effectively with an existing town centre so that there is likely to be commercial synergy.
12.3.2 Shopping Centres Shopping centres (convenience goods) must conform to the highest urban design standards. The design must ensure that the proposed centre will be integrated with and be complementary to, the streetscape where it will be located, or in accordance with any detailed urban design framework. It is a requirement of the Planning Authority that proposals for major retail centres such as shopping centres and food outlets are accompanied by specific measures to address the following issues: . The scale of the proposal in relation to its planned catchment and the potential adverse impact on the existing vitality and viability of the town centre. . The ability of the proposal to be adequately serviced in relation to car parking, public transport and pedestrian and cyclist access and facilities. . The creation and enclosure of good pedestrian space at an appropriate scale. . The provision of activities and uses that keep the centre alive, both during the day and evening, e.g. stalls, cafes and public houses. The inclusion of residential uses, particularly flats and maisonettes, as an integral part of the centre, in order to increase the evening activity and security of the centre. . The provision of public facilities such as childcare facilities, toilets, advice centres, public telephones, etc. . Service areas should be out of sight of surrounding residential and pedestrian areas. Tree planting and landscaping must form part of the overall design of the centre, plans of which must be prepared by a fully qualified landscape architect.
Shopping centres should be located within the town centre. Out-of town shopping centres will normally only be permitted within neighbourhood centres as identified by this plan, with restrictions on the scale and size of development. Generally, neighbourhood shopping centres shall not exceed 650 m². Where floor areas in excess of this figure are proposed, the development shall be subject to the retail sequential test approach and a retail impact assessment shall be included in the planning application to support the development proposal.
12.3.3 Retail Warehousing 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
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(comparison goods). The activity may include outdoor display areas and is likely to generate considerable car parking requirements. In general, retail warehouses do not fit easily into town centres given their size requirements and the need for good car parking facilities and ease of servicing. In some instances it may be possible to locate retail warehouse groups on the edge of town centres. Retail parks generally comprise of a number of such warehouses. The Development Plan, however, includes a specific land-use objective for retail warehousing, with lands zoned close to the town centre for this purpose.
In the assessment of proposals for retail warehouses, conditions will be attached to prevent their use, by sub-division or change of content, to sell goods normally sold in town centre shops, where they would thereby compete with the use of the town centre and seriously injure its viability. A limit on the range of goods sold will normally be imposed and individual units will normally be subject to an upper floor limit. The cumulative effect of proposed retail warehouses will also be taken into account. Generally, retail warehousing will only be permitted on lands zoned C2 (Commercial and Mixed Land Use) and RW (Retail Warehousing). In exceptional circumstances, retail warehouses located away from existing shopping centres may be considered, where they help to promote urban regeneration.
Within the C2 zone, parking may be required to be provided to the rear of buildings or underground, so as to temper the view of expansive car parks or to assist in providing continuous development blocks and building lines expected within a new street form. Outside the C2 Zone, retail warehouse developments will normally be prohibited from the sale of grocery and food items (convenience goods). The sale of clothing, books, magazines, music and similar items that can be provided easily in the town centre or C2 Zone shall not normally be permitted in such retail warehouse developments.
12.3.4 Office Development The Planning Authority will encourage over-counter office development to be located in the town centre. The Planning Authority will encourage the use of vacant or under-utilised upper floors for office development. Outside the C1 and C2 land-use zones, applications for office development will normally only be considered on lands zoned ‗Business and Technology Park‘ or ‗Industrial‘.
The change of use from shops to offices in the town centre will not normally be permitted, except in exceptional circumstances. There will be a presumption in favour of the granting of planning permission for the conversion of offices in former dwelling houses back to residential use. Property suitable for single family residential accommodation will not normally be considered as suitable for conversion to offices.
All new office developments outside the Town Centre Zone will be required to provide a minimum of 15% open space. Where offices are proposed on lands zoned for industry, such development will comply with any additional standards, as contained in Section 12.3.5 below. Within the Enterprise and Employment Zone a more compact development form will be encouraged, with continuous building lines and a higher density than for developments normally carried out in industrial zones.
12.3.5 Industry, Wholesale and Warehousing Development Industry, wholesale and warehousing activity will generally only be permitted on lands zoned for Industrial use. Special consideration and exemption from this may be given to such developments where they would contribute to the rehabilitation of a run down area or where they would make a significant contribution to the urban character. Adequate space must be provided on site for the storage of materials and refuse, loading and unloading and on-site circulation, deliveries and parking.
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Planning applications for industrial/commercial developments will be considered having regard to the following requirements: . A maximum plot ratio of 1.0 should not be exceeded. . The site coverage behind the building line shall not exceed 45%. . A minimum useable public open space requirement of 15% should be provided. . Building lines on all principle road frontages shall not be less than 15 metres from the front boundary. A minimum landscaped/planting strip to a width of 4 metres shall be provided on all principal road frontages. . Access roads to industrial estates will normally have a minimum carriageway width of 7.5 metre with a 2 metre wide footpath to either side. Main access routes to industrial lands will also be required to provide reservations for cycle ways, which should be preferably segregated. . Car and bicycle parking facilities shall be provided on site to comply with Section 12.8.4 (Car Parking Facilities) and Section 12.8.6 (Bicycle Facilities). Car parking spaces, including those for disabled persons, shall be provided and clearly delineated. . A Mobility Management Plan should be provided (See Section 4.6.3: Mobility Management Plans). . A professionally prepared comprehensive landscaping planting scheme (native species) should be included for the site. Existing trees should be retained, where possible. . Full perimeter boundary treatment to be included for the site. Where durable boundary treatment details are proposed, it should be augmented with soft landscaping. . Adequate provision should be made for storage of goods and materials within the building or in a designated storage area, which should be adequately screened. Provisions should also be made on site for the screening of loading and unloading areas. . A storage area of sufficient size for all recyclable materials generated from the development should be provided to comply with the requirements of the Waste Management (Packaging) Regulations 2003 as amended. All over ground oil, chemical storage tanks should be adequately bunded to protect against spillage. . A public lighting scheme to be provided for the entire site (no glare to road users). . Sustainable drainage systems techniques to be provided to reduce residual flood risks. . In the case of developments for two or more buildings, a uniform design for boundary fences, roof profiles and building lines is essential. . The number of signs attached to a building in such areas should be limited and no sign should be excessively obtrusive or out of scale with the building facade. . Please provide a colour scheme of the proposed buildings and variations in design and scale. . Noise levels shall not exceed 55dB(a) Leq when measured at the boundary of the site during normal day-time work hours.
12.3.6 Public Bars/Nightclubs/Amusement Centres/Bookmakers/Fast Food/Take-Aways In order to maintain an appropriate mix of uses and protect night-time amenities in Ballinasloe, the Planning Authority will in general prevent an excessive concentration of any of the above uses in a particular area in the town and will ensure that the intensity of any proposed use is in keeping with both the character of the area and with adjoining businesses, when development proposals are being considered.
The following issues shall be taken into account in the assessment of applications for the above uses:
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. The importance of safeguarding the vitality and viability of the town centre and maintaining a vibrant mix of retail uses. . Noise at the boundaries will be carefully monitored and noise insulation measures will be required at the time of the submission of the planning application. . Impact of the development on the amenity of nearby residents in terms of general disturbance, hours of operation, car parking, litter control and fumes/odours. . Proper litter control measures shall be put in place prior to the opening of any premises. . The Planning Authority may impose restrictions on hours of operation, as a condition of planning permission. . Facade design will be carefully controlled by the planning authority and in particular the type and degree of advertising signage and lighting. The design shall respect the character of the street and the buildings.
12.3.7 Petrol Filling Stations The Planning Authority will have regard to the existing level of service in the area concerned, when assessing applications for petrol filling stations. New petrol filling stations will not be permitted in locations where they would be likely to have an adverse impact on the vitality of the town or local shops, road safety and/or the amenity of the area and/or adjoining properties.
New petrol stations and refurbished existing stations will be required to have a high quality of overall design and architectural layout to ensure an attractive development which integrates with and complements or enhances its surroundings. Standard corporate designing will have to be modified as required by local circumstances. The forecourt canopy should be integrated into the overall design and sited so that it does not dominate the surrounding buildings.
The Council will facilitate new filling stations or redevelopment of existing stations on appropriately zoned land where they comply with the following standards:
. A minimum road frontage of 31 metres, which is clear of any structures, other than a low boundary wall, for a minimum depth of 7 metres from the road boundary. . No petrol pumps to be located less than 7 metres from the road boundary. . A maximum provision of 2 no. vehicular entrance/exit points ranging in widths from 6 to 9 metres and shall have minimum kerb radii not less than 10 metres. . The minimum site distance from the entrance (access way) to the nearest road junction shall be 50 metres for major junctions and 25 metres to a minor road junction. . Forecourt circulation areas will be required to remain free of any structures, goods or advertising material. The placing of notice boards on footpaths or in any location that reduces driver visibility at entrances/ exits shall not be permitted. . Advertising shall be restricted and signs and lights shall not be located where they would cause glare, hazard or confusion to public road users. . The scale of buildings shall relate to the scale, character and form of adjoining structures to ensure an attractive development that integrates with and complements its surroundings. . Car-washing and vacuuming facilities to be sited so as not to interfere with residential amenities or other adjoining sensitive land uses. . Parking facilities associated with any shop on site shall be required and shall be sited so as to avoid interference with the free flow of traffic on site.
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. A comprehensive landscaping scheme prepared by a suitability qualified professional, including native trees or shrub planting and suitable screening, shall be provided to protect the amenities of the surrounding area and enhance the appearance of the development. . The surface of the forecourt shall be graded, surfaced with bitumen macadem or other suitable material and drained to the satisfaction of the Planning Authority. . The Council will require compliance with the requirements of S.I. 311 of the 1979 Dangerous Substances (Retail and Private Petroleum Stores Regulations). . Detailed proposals shall be provided regarding; method of disposal of wastewater from carwash areas, traffic management, surface water drainage, petrol/oil interceptors traps and the storage and removal of refuse and waste material.
12.3.8 Ancillary Uses at Petrol Filling Stations The Planning Authority recognises the more intensive role of petrol filling stations in recent times and their expansion from merely fuel depots to the provision of a wide range of convenience and other goods and services. The sale of goods from a petrol station may only be permitted as an ancillary small-scale facility and where it would not adversely affect the vitality and viability of the town centre and established neighbourhood shops. In compliance with the Retail Planning Guidelines (2005), the maximum net retail floor space associated with the petrol filling station will not normally exceed 100sqm. Where floor areas in excess of this figure are proposed, the development shall be subject to the retail sequential test approach and a retail impact assessment shall be included in the planning application to support the development proposal.
A car maintenance workshop can be permitted in circumstances, where it would not adversely affect the local amenities, particularly with regard to proximity to dwellings and the availability of adequate off-street car parking space. The forecourt store should be designed so as to be accessible by foot and bike, with proper access for delivery vehicles. Retailing activities shall be confined to the shop floor area, except in the case of sale of domestic fuel, where some external storage shall be permitted. The external storage of gas cylinders, solid fuel etc. shall be limited in area and confined to strictly-defined, specifically designed bunded compounds adjoining the shop/forecourt, subject to adequate measures being taken for visual appearance, security, safety and the requirements of the Chief Fire Officer.
12.3.9 Home-Based Economic Activities Home based economic activity is defined as small scale commercial activity carried out by residents of a house which is subordinate or ancillary to the use of the dwelling as a place of residence. In dealing with applications for such developments, the Planning Authority will have regard to the following:
. The nature and extent of the commercial activities. . The affect on the amenities of adjoining properties particularly regarding hours of operation, noise and general disturbance. . The anticipated level of traffic generation. . The generation, storage and collection of waste.
Permissions for such partial change of use will be restricted to use by the applicant and may be temporary, for a two/ three year period, in order to enable the Planning Authority to monitor the impact of the development. Permission will not normally be granted for such changes of uses in apartments.
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12.3.10 Bed and Breakfast Planning permission is required for all conversions of dwellings to guest accommodation and B&B establishments, where the number of rooms used for such purposes exceeds four. In assessing proposals for such developments/conversions, the Planning Authority will consider car parking demands, the amenity of adjoining residents, potential obtrusion of signage and the need to avoid excessive concentrations of bed and breakfast use in residential neighbourhoods.
12.3.11 Open Air Events/Concerts Applications for licenses of outdoor events shall be considered under Part 16 of the Planning and Development Regulations, 2001, as amended and having regard to the proper planning and sustainable development. The Planning Authority will insist that proper provisions and arrangements have been provided in relation to the following: noise and general disturbance, hours of operation, traffic generation, traffic flow and car parking, accessibility, affect on the residential amenities of the area, litter control, emergency access, ancillary uses such as fast food provisions and toilet facilities and any other relevant issues. In general, open air concerts will not be permitted within residential zones or in close proximity to religious institutions.
12.4 OTHER DEVELOPMENT CATEGORIES
12.4.1 Automatic Teller Machines The planning authority will strictly control the location of Automatic Teller Machines (ATMs) having regard to the following:
. The need to protect the character of the street, building or shop-front into which they are to be incorporated, in particular on Protected Structures and/or within Architectural Conservation Areas. . The design and location must be such that they are safe and easily accessible. . Canopies, signs and logos shall be discreetly incorporated into the overall design. . The provision of ATMs at petrol stations will be encouraged to facilitate drivers wishing to use them. . In general, ATMs will not be provided where customers queuing may cause disruption to pedestrians.
12.4.2 Shop-front Design Shop-fronts are one of the most important elements in determining the character, quality and image of retail streets in Ballinasloe. Traditional shop-front designs and name-plates over shop windows should, where possible, be preserved and in these situations regard should be had to Architectural Heritage Protection (2005) - Guidelines for Planning Authorities, by the DoEHLG. The design of new or alterations to existing shop-fronts should reflect the scale and proportions of the existing streetscape. It should be noted that the replacement of an existing shop-front, or the insertion of a new shop-front, requires planning permission and is not considered by the Council, as constituting exempted development. The following guidance points are intended to assist in the achievement of a higher standard in shop-front design:
. Traditional shop-front designs and name-plates should be retained and preserved. . The repair, restoration and replacement of shop-fronts must be sympathetically carried out to protect the architectural character of the town.
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. Where elements of the original shop-front framework remain, efforts should be made to retain them in order to assist in integrating the new shop-front with the building as a whole. . Where existing shop-fronts are of no special merit, total replacement is acceptable. . Contemporary shopfronts will be encouraged provided that they are designed to traditional principles of scale, proportion and detailing. . New shop-front designs must respect the scale and proportion of the streetscape by maintaining the existing grain of development along the street and respecting the architectural characteristics of the building. . The quality, texture and the colour of materials used in shop-fronts are of paramount importance. Colour schemes should co-ordinate with adjoining buildings and shop-fronts. . The painting of natural brick or stone is generally unacceptable. . The level of workmanship is a significant contributing factor in shop-front design. High quality detailing is necessary in order to maintain a good appearance in shopfronts. . Canopies and awnings should be made of durable and, where possible, traditional materials and should not cause a cluttered appearance. . The design must be approached in an integrated way (relate to the whole facade), including advertising, lighting and other features. . National-chain shops, which have adopted a ‗corporate image‘, will not necessarily be allowed to use their standardised shopfront design, ―corporate colours‖ and materials.
12.4.3 Canopies and Awnings The erection of canopies constitutes a development requiring planning permission. Where shading of a window display is required the traditional retractable awning will be favoured. The use of plastic canopies over windows will be discouraged.
12.4.4 Security Screens The erection of external roller shutters requires planning permission. Security screens located inside the shop window or to the rear of the display area do not require planning permission as a general rule. The use of metal security grills or shutters will generally be discouraged, particularly within the town centre. Where it is suggested as essential to use such shutters, these should be open grilled and should be affixed to the inside of the window, or preferably behind the display area. Demountable metal-grills or wrought iron-work grills may also be deemed acceptable. The use of the public footpath for security stanchions or roller shutter fixings is not acceptable.
12.4.5 Fascia Signage and Illuminative & Projecting Signs As a general principal fascia signs and protecting signs should be simple in design, not excessive in illumination or size. The following basic guidelines will be applied in assessing planning applications:
. Plastic derived fascias with product advertising will not be permitted. . Projecting signs should be of 2.4m clearance above street level and will be limited to one per building. . Internally illuminated fascias will not be permitted. . Internally illuminated signs shall be restricted. . Overall illumination of fascia signage or shop-fronts or distinctive architectural features should be discreet and limited to spot-lighting, up-lighting or disguised minimalist strip lighting.
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. The use of banners, flags, billboards and other forms of commercial and cultural advertising will be strictly controlled in the town centre and essentially restricted to those outlets of a cultural / entertainment activity. . Product advertising on canopies will not be permitted. . An over-riding principle is the avoidance of visual clutter and an improvement in the quality of the commercial character of the town.
12.4.6 Advertising/Advertising on Buildings The Planning Authority recognise the role of well located and sympathetically designed advertising, whether attached to a building or free standing, to contribute to the character and vitality of commercial areas, particularly at night. However, whether by design, scale, location, proliferation or ancillary issues such as manner of lighting, advertising has the capacity to seriously injure the visual qualities of an area and on occasion, pose a hazard to motorists through distraction. In general advertising on buildings should conform to the following standards:
. Be sympathetic in design and colouring both to the building on which they will be displayed and their surroundings. . Signs should not impair the setting of any archaeological or historical site or any proposed or protected building or structures or Architectural Conversation Area (ACA). . Not obscure architectural features such as cornices or window openings. . High level advertising will not be permitted; signs should be positioned at or below ground floor fascia level; signs will not be permitted above eaves or parapet levels of buildings. . The number and positions of signs should not unduly clutter the building façade or streetscape. . Advertising shall not exceed 10% of the surface area of the facade. . On large buildings, such as supermarkets or industrial units this percentage may be reduced to avoid excessively large signs. . The construction of nameplate fascias linking two or more buildings of different architectural design and character is generally unacceptable. . Signs will not be permitted to extend onto public footpaths, roads or other public rights-of-way.
12.4.7 Advertising Hoarding The following guidance points relate to advertising hoarding in the town: . Outdoor advertising, including tri-vision signs and three dimensional signs, will generally not be permitted on a proposed or existing protected structure or within the vicinity of a proposed or existing protected structure or where they affect the character of an ACA. . Consideration may be given in industrial areas where their presence by reason of scale and design is not out of character with the existing environment. . In all other cases, their size and placement should be integrated into the existing streetscape and the planning authority will consider issues of potential traffic hazard, noise (particularly in the case of tri-vision signs), illumination, scale and the visual quality of their setting. . Where illuminated hoardings are proposed, their effect on the streetscape during the hours of darkness and on the amenities of the area will be considered. . Advertising hoardings may be permitted temporarily where they help screen building sites and derelict sites awaiting redevelopment and where they form an integral part of the boundary treatment of the site.
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. As a general rule, planning permissions for outdoor advertising will be limited to a maximum of three years in the first instance, to enable the position to be reviewed by the Planning Authority in light of changing circumstances at the end of that period. . The number and scale of hoardings in the vicinity of the site will be a material consideration. . Advertising hoardings proposed for the sides or gable ends of buildings will not normally be permitted to exceed 25% of the surface area onto which they are attached.
12.4.8 Fingerpost Sign The erection of fingerpost signs on public roads requires a licence or planning permission from the Planning Authority and should comply with the following:
. Directional signs for major tourist attractions and community purposes will be considered but product advertising will not be permitted. . Signs must have a standard size and colour and be maintained by the owner of the premises advertised. . Illuminated directional signs are not permitted . Signs which interfere with the Local Authority‘s or NRA‘s directional signs or which contribute to visual clutter will not be permitted. . Signs will not be permitted where they detract from areas of amenity.
12.4.9 Agricultural Buildings and Structures The design, scale, siting and layout of agricultural buildings should respect, and where possible, enhance the rural environment. The Planning Authority will have regard to: . Waste management and storage associated with agricultural buildings shall comply with the Department of Agriculture and Food best practice guidelines on good farming practice, protection of water from nitrate pollution and farm pollution control. . Where possible new buildings shall be located within or adjoining the existing farmyard complex. . Buildings shall be of minimum scale and external finishes shall be dark green, dark brown or grey in colour. . Screening and landscaping proposals shall be required where buildings will be exposed to public view.
12.5 SOCIAL AND COMMUNITY FACILITIES
12.5.1 Community Facilities The location and provision of community facilities is an essential requirement for the creation and enhancement of viable, enjoyable, sustainable and attractive local communities. In assessing planning applications for example leisure facilities, sports grounds, playing fields, play areas, community halls, organisational meeting facilities, medical facilities, childcare facilities, new school provision and other community orientated developments, regard will be taken of considerations such as:- . Overall need in terms of necessity, deficiency and opportunity to enhance or develop local facilities. . Practicalities of site location in terms of site location relating to uses, impact on local amenities, desirability and accessibility.
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. Conformity with the requirements of appropriate legislative guidelines: e.g. childcare and education facilities.
12.5.2 Childcare Facilities The provision of childcare facilities is subject to the Child Care Act, 1991 and the Child Care (Pre- School Services) Regulations, 2006, as amended and the Childcare Facilities Guidelines for Planning Authorities (2001), published by the DoELG. The childcare regulations set out the quantitative requirements for childcare facilities. The childcare guidelines indicated the following appropriate locations for childcare facilities:
. Major new residential developments; . Places where there are significant numbers of workers; . In the vicinity of schools; . Neighbourhood/District Centres; and . Adjacent to Public Transport Corridors.
Generally, the Planning Authority will require the provision of one childcare facility with places for 20 children for each 75 dwellings in new residential developments. Applications for crèches and playschools within a new or existing place of work or in proximity thereof, such as in an industrial estate, will be favourably considered. Applications for childcare facilities in existing residential areas will be treated on their merits, having regard to the likely effect on the amenities of adjoining properties, traffic considerations and compliance with the criteria set out below. Detached houses or substantial semi-detached properties are most suitable for the provision of full day care facilities. Properties with childcare should ideally include a residential component within the dwelling and preferably the operator in the case of smaller dwellings.
In considering applications for shopping centres, the Planning Authority will consider the need for drop-in childcare facilities for shoppers and staff. All large-scale centres should provide childcare facilities, consisting of both changing/feeding facilities and supervised self-contained play areas for young children. Preferably, such facilities should be required to be located at ground floor level.
In considering an application for a change of use to a childcare facility, the planning authority may impose a temporary permission of between 1-5 years to assess the impact of crèche and playschool developments on their surroundings. Planning applications for childcare facilities shall be assessed in accordance with the following criteria: . Compliance with the Child Care (Pre-School Services) Regulations, 2006, as amended. . Details of the proposed opening times. . Proposed number of staff and number and age range of children. . Internal floor area devoted to use, excluding areas such as kitchens, toilets, sleeping and other ancillary areas. . Details of external play areas. . Car parking arrangements, for both parents and staff members including drop off/pick up area and local traffic conditions. . The level of existing childcare provision and the demand for childcare facilities. . Affect on the amenities of adjacent properties.
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12.5.3 Nursing Homes In general, nursing homes should be integrated wherever possible into the established residential areas, where the residents can expect reasonable access to local services. In determining planning applications for change of use of a residential dwelling or other building to nursing/elder care home, the following factors should be considered: . The affect on the amenities of adjoining properties. . Adequacy of off street car parking. . Suitable private open space. . Proximity to local services and facilities. . The size and scale of the facility proposed – the scale must be appropriate to the area. The provision of nursing homes is subject to The Health (Nursing Homes) Act, 1990; Nursing Homes (Care and Welfare) Regulations, 1993, as amended and the National Quality Standards for Residential Care Settings for Older People (2008) published by the Health Information and Quality Authority.
12.5.4 Care facilities A change of use from residential to a care facility to care for more than six persons with an intellectual or physical disability will require planning permission and will be dealt with sympathetically with consideration for factors such as accessibility, traffic, safety and proximity to community and shopping facilities. Single storey detached houses with adequate private and secure open space and on-site parking are generally acceptable for such uses.
12.5.5 Conversion of Existing Dwellings to Medical/Dental Surgeries Conversion of part of a dwelling to a medical or dental surgery will normally be permitted where the dwelling remains as the main residence of the practitioner. Conversions will be assessed in the context of local need, car parking requirements and impact on the residential amenities of the area.
12.5.6 Schools Sites required for new schools shall comply with the requirements of technical guidance documents published by the Department of Education and Science or any superceding version of these documents, subject to school design and site suitability: . General Design Guidelines for Schools (Primary and Post-primary) 2007. . Primary Schools Design Guidelines (2007). . Construction Standards for Schools (2008). . Post-Primary School Design Guidelines (2008). Provision must be made within the site for adequate car parking, bus parking, pick-up/drop off areas, informal hard surface play area and areas for organised sport activities. Ballinasloe Town Council in association with the school authorities will endeavour to provide pedestrian crossings, road markings and footpath provision where required. Provision should be made in secondary schools for all forms of organised sporting facilities. School buildings should be multi-functional and available for community use outside school hours. The Planning Authority will generally favour multi-campus school arrangements, whereby primary and/or post-primary schools share a site.
12.6 BUILT HERITAGE
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12.6.1 Development in Areas of Archaeological Potential When considering development proposals within an ‗Area of Archaeological Potential‘ and on, or in close proximity to, sites of known archaeological significance, the Planning Authority will have regard to the provisions of Section 12 of the National Monuments (Amendment) Act, 1994, or as may be amended from time to time. The Planning Authority will also have regard to the observations and recommendations of the Office of Public Works (OPW) and the Heritage and Planning Division of the DoEHLG. When considering such proposals regard will be had to the nature of sub-surface works which could impact on archaeological remains (e.g. foundation type and design, layout and location of services, road works, landscaping schemes etc.).
12.6.1.1 Archaeological Impact Assessment Report The Council may require the developer to submit an Archaeological Impact Assessment Report prepared by a licensed archaeologist on the archaeological implications of the proposed development either during the course of the planning application or prior to the commencement of the development (condition of planning). This report may involve pre-development test excavation or require monitoring. All recommendations contained within the archaeological report must be incorporated within the proposed development.
12.6.1.2 Monitoring The licensed archaeologist will be required to monitor site works at the expense of the developer and in certain circumstances the preservation of archaeological elements found. Should archaeological material be found during the course of the monitoring process all works should cease and a report furnish to the Planning Authority and to the Heritage and Planning Division of the DoEHLG so as to facilitate its recording.
12.6.1.3 Geophysical Survey All planning applications for medium to large scale developments within or adjoining zones of archaeological potential must include a geophysical survey, unless otherwise required by the Heritage and Planning Division of the DoEHLG, so as to facilitate its recording. These investigations will facilitate the identification of sub-surface archaeological features. Depending of the findings of the geophysical survey, pre-development testing may be required to be carried out on site by a licensed archaeologist prior to a grant of permission or as a condition of planning. In such instances, an archaeological assessment report should be included with the application.
12.6.2 Protected Structures Where an application relates to a development which would consist of, or comprise the carrying out of works to a protected structure or proposed protected structure, the Planning Authority will have regard to the provisions of the DoEHLG‘s publication entitled ‘Architectural Heritage Protection Guidelines for Planning Authorities’ (2004) and the following should accompany the planning application:
. Drawings of elevations of the main features of any buildings within the curtilage of the Protected Structure, which would be materially affected by the proposed development. . Photographs, plans and other particulars as are necessary to show how the development would affect the character of the structure. . Brief written statement describing and justifying the proposed works and the philosophy that informs their methodology.
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. A Conservation Impact Statement from a qualified and experienced Conservation Architect, which should include a condition report on the protected structure. . Photographs sufficient to describe (i) the overall appearance of the exterior of the protected structure, including all exposed sides, its setting and its relationship with surrounding structures (ii) any interior spaces or features that it is proposed to change (iii) details of the exterior and interior sufficient to describe its character and materials of construction.
There is a presumption by the Town Council in favour of the preservation of all protected structures and proposed protected structures and demolition may only be permitted in exceptional circumstances. The Council will not normally permit development, which would adversely affect the setting of a Protected Structure.
12.6.3 Development within the Curtilage and Setting of Protected Structures. In considering applications for development within the curtilage of a protected structure or proposed protected structures, the Council shall have regard to the following:
. The various elements of the structure which gives the protected structure its special character and how these would be impacted on by the proposed development. . Proximity of any new development to the main protected structure and any other buildings of heritage value. . The design of the new development which should relate to and complement the special character of the protected structure.
High quality design will be a foremost consideration when assessing proposals for development within the curtilage of a protected structure, with particular emphasis on siting, building lines, proportions, scale, massing, height, roof treatment and materials. This does not preclude innovative contemporary buildings. Development proposals should include appraisal of the wider context of the site and structure.
12.6.4 Architectural Conservation Areas Where an application relates to a development within an Architectural Conservation Areas (ACAs), the Planning Authority will have regard of the DoEHLG‘s publication entitled ‘Architectural Heritage Protection Guidelines for Planning Authorities’ (2004) and the following consideration:
. The effect of the proposed development on buildings and the surrounding environment, both natural and man-made. . The impact of development on the immediate streetscape in terms of compatibility of design, scale, height, plot, width, roof treatment, materials, landscaping, mix and intensity of use proposed. . New alterations and extensions should complement existing buildings/structures in terms of design, external finishes, colour, texture, windows/doors/roof/chimney/design and other details. . In dealing with advertisements in Architectural Conservation Areas, the overriding consideration will be the enhancement and protection of the essential visual qualities of the area. . Proposed demolition of a structure that contributes to the character of an ACA (or proposed ACA) or part demolition of a structure behind a retained façade is not general permitted and will only be considered by the Planning Authority in exceptional circumstances.
All planning applications, which involve works to the exterior of building(s) within an Architectural Conservation Area (ACA) or proposed ACA must include drawings, photographs, photomontages or
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other visual material necessary to show the proposed development and its relationship to and potential impact on the character of the ACA and/or protected structures within the ACA.
12.7 NATURAL HERITAGE AND ENVIRONMENT
12.7.1 Biodiversity It is important to identify and integrate into any design, habitats and features of the site where present. This includes existing mature trees, hedgerows, watercourses, random rubble stonewalls and any other habitats. It is vital to protect biodiversity and enhance it through for example, buffer zones around wetlands, rivers, ponds etc, wildlife corridors allowing interconnectivity, adequate fencing around trees and the use of native plant species.
Where the Planning Authority deems it necessary, it shall be a requirement to carry out an ecological assessment of a site where the Authority believes there is significant evidence of biodiversity within the site boundaries. This assessment may also be requested where developments pertain to existing structures or buildings. Certain construction/ restoration / demolition work shall have regard to nesting periods of the year of any species inhabiting the site/building e.g. badgers; roof nesting birds, bats, barn owls, amphibians. Regard will be had to the Biodiversity Action Plan for County Galway 2008- 2013 and any subsequent Biodiversity Action Plans.
12.7.2 Tree and Hedgerow Preservation Where mature trees and/or substantial hedgerows are located on lands that are being considered for development, a detailed tree survey carried out by a tree surgeon or suitably qualified professional may be required with the planning application. Trees should be surveyed by reference to species, branch canopy, spread, shape, height and condition. Where trees or hedgerows are to be preserved on a development site, it is essential that safeguards be put in place to protect the trees or hedgerows during the construction stage. The Planning Authority may require the submission of a site management plan to ensure the protection of retained trees and hedgerows within the site.
Where a development, located on lands zoned for development necessitates the removal of hedges/trees, the Planning Authority will require the removal of same to be identified with the planning application and a detailed replanting proposal to be submitted. This proposal should provide for the replacement of at minimum an equal amount of similar indigenous hedgerows/tree planting within the overall scheme.
12.7.3 Designated Sites There are a number of habitats, plant, animal and bird species within the plan boundary which are protected under National and EU legislation (See Section 10.6: Designated Sites, Habitats And Species). The planning process seeks to protect and enhance protected species and habitats. The precautionary principle will be applied to all proposals in environmentally sensitive areas and those which may be in use by protected species. This means that a scientific/ ecological risk assessment is required in order to ensure that development does not undermine the conservation objectives of these sites.
A detailed ecological report carried out by a suitably qualified expert shall accompany all development proposals involving the following:
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. Proposed and designated National Heritage Areas and other ecologically sensitive locations. . The culverting, diverting, undergrounding or alteration to the banks of streams/ rivers. These proposals shall be referred to the Western Regional Fisheries Board (SWRFB) for comment. . The use by protected species of the site as a breeding, resting, roosting, feeding ground etc. These proposals shall be referred to the National Parks and Wildlife Service for comment.
In addition, to comply with Article 6 of the EU Habitat Directive, planning applications within a SPA, which are likely to impact whether directly (in-situ), indirectly (ex-situ) or in combination with other plans or projects, will be subject to an Appropriate Assessment (See Section 1.2.3: Appropriate Assessment) or screening for an Appropriate Assessment, in order to inform decision making. A plan or project may only be authorised after the competent authority has made certain, based on scientific knowledge, that it will not adversely affect the integrity of the site; in the case of derogation, authorisation must be pursed under Article 6 (4).
12.8 TRANSPORTATION AND MOVEMENT STANDARDS
12.8.1 Design and Road/Street Layout Standards for Development New development should integrate into the surrounding area and provide a road/street layout that is safe for pedestrians, cyclists and vehicles. Developments should also promote accessibility by public transport, cycle and on foot. The design and layout of new developments should have regard to the following policy documents or any superceding versions of these documents in terms of qualitative and quantitative standards for development:
. Recommendations for Site Development Works for Housing Areas (1998), by the DoEHLG. . Taking in Charge Policy for Private Housing Developments, by Ballinasloe Town Council. . Traffic Management Guidelines (2003), by the DoEHLG, DoT and DTO. . Traffic and Transport Assessment Guidelines (2007), by the NRA. . Design Manual for Roads and Bridge (Revision 2007), by the NRA. . Road Safety Audit Guidelines (2004), by the NRA. . Urban Design Manual - A Best Practice Guide (2008), by the DoEHLG. . Sustainable Residential Developments in Urban Areas Guidelines (2008), by the DoEHLG. . Urban Design Manual - A Best Practice Guide (2008), by the DoEHLG. . Provision of Cycle Facilities – National Manual for Urban Areas, by DTO and DoEHLG. . Guidelines for Traffic Calming for Towns and Villages on National Routes (2005), by the NRA. . Smarter Travel – A Sustainable Transport Future National (2009) - A New Transport Policy for Ireland 2009-2020, by DoT.
The roads layout plans for housing developments should provide for traffic calming with a legible hierarchy of roads/streets, sufficient and safe pedestrian, cyclist and mobility impaired facilities and proposals for fully standardised road markings and signage. The hierarchy of roads/streets may range from short cul-de-sac to wider distributor roads and where the safety of the public receives precedence. Individual dwelling entrances will not be permitted onto major distributor roads.
Design and layout of new development should consider the following requirements:
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. Consideration of the main points of access for pedestrians, cyclists, emergency vehicles, public transport, service vehicles and private motorists. . Walking and cycling routes to local facilities such as shops, health centres etc. . Consideration of provision for low design speed and facilities for pedestrians and cyclists. . Off-site road improvement works, public transport, cycling and walking infrastructure. . Impact on the existing road/street network in terms of environmental, travel issues and public space. . Lighting and landscaping for walking and cycling routes. . The location, amount and impact of car parking. . Bicycle parking (private safe cycle parking is essential). . Visitor parking for cars and for bicycles.
12.8.2 Transport and Traffic Impact Assessments Where significant developments are proposed it will be necessary for applicants to demonstrate the impact of their proposal on the integrated transport system by means of a Transport and Traffic Impact Assessment (TTA). This will include an assessment of the impact of the proposal on the full range of modes of transport and incorporate traffic impact statements, road safety audits and measures to maximise accessibility of non-private car related movement. The requirement for a TTA should be determined at the earliest stage of a development proposal in order to take account of any recommendations in the design of the scheme. Guidance on the requirement of a TTA can be obtained at pre-planning stage with the Planning Authority and having regard to the NRA Design Manual for Roads and Bridges and NRA Traffic and Transport Assessment Guidelines (2007). Thresholds for development types and sizes, which may be subject to these requirements, are set out in the Traffic Management Guidelines 2003.
12.8.3 Mobility Management Plans All new developments and proposed extensions to existing developments (where over 100 people are employed) should give consideration to limiting traffic generation as far as possible. Where an industrial, business park, office block development or any other large business is proposed, a Mobility Management Plan will be required and should incorporate proposals for use of public transport, cycling walking, car sharing, car pooling, charges for parking, flexi-time and staggered working hours by employees.
12.8.4 Car Parking Facilities Within the town centre the Planning Authority may adopt a flexible approach to the requirement to provide car parking spaces, where a proposed development would be considered to provide a particularly desirable use (cultural or service use), which would enhance the attractiveness of the town. Each case will be considered on its merits subject to an overriding aim to achieve the zoning objective for the area. In assessing applications for change of use or for replacement buildings within the town, an allowance will be given for former site use in calculating the car parking requirements generated by the new development. In relation to infill sites and sites adjacent to public transport corridors or civic parking facility, a flexible application of standards will be considered. In addition to car parking, sufficient space will be required within a development site for all service vehicles necessary for the operation of the business or building, including drop-off areas, loading/unloading areas, etc.
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The Planning Authority will encourage the joint use of parking spaces through grouped and dual use parking provision where it has been substantiated that peak demands do not coincide. In general, no more than 10-15 spaces will be provided in a shared parking cluster, in the interest of visual amenity. Within group parking areas, consideration will be given to the location, convenience and the need to soften the impact of group parking through landscaping.
The provision of on-street car parking will be considered in new development areas, where road widths are developed to adequate standards. This provision is designed to facilitate increases in residential densities at appropriate locations. Underground parking will be considered subject to acceptable access, circulation and parking space dimension standards, provision of good ventilation and standards of personal safety. Proper provision must always be made in all layouts for access by fire appliances and refuse freighters.
Table 12.14 and Table 12.15 below set out the minimum car parking and design standards for the plan area. Where the provision of on-site parking to car parking standards is not possible the Planning Authority may require a financial contribution (as a condition of planning) towards the cost of providing public car parking in the locality in accordance with Section 48 of the Local Government (Planning and Development) Act 2000, as amended.
Table 12.14: Car Parking Standards Type of Development Car Parking Standard 1.5 spaces per 1 & 2 bedroom units Houses/Apartments 2 spaces per 3-4 bedroom units 1 visitor space per 4 apartments Shops, Supermarkets, Large Stores 1 car space per 20m2 of gross floor space Offices 1 car space per 25m2 of gross floor space Industry 1 car spaces per 50m2 of gross floor space Warehousing (non-retail) 1 car space per 100m2 of gross floor space Theatres, Cinemas, Stadium 1 car space per 5 seats Hotels (excluding restaurants, bars, conference 1 car space per bedroom centre, leisure centre function rooms) B&B/Guesthouses 1 car space per bedroom (excluding function rooms or bars) Hostels 1 car space per bedroom or 1 per 10 beds Conference Centres 1 car space per 25m2 Leisure Centre 1 space per 50m² of gross floor area Lounge Bars 1 car space per 10m2 of public floor space Restaurants 1 car space for every 10m2 of public floor space Ballrooms, Dance Halls, Clubs, 1 car space per 10m2 Function Rooms Service Garages 1 space per 30m² of gross floor space Cash & Carries 1 car space per 100m2 Banks 1 car spaces per 20m2 1 space per employee Crèches 1 space per 6 children
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Take Aways 3 spaces per unit Cafes 1 space per 10m2 dining area 15 car spaces per pitch Playing Fields/Sports Clubs 2 spaces per court 1 space per 15m² of gross floor space Libraries 1 space per 1 gross floor area Schools 1 car space per classroom Hospitals 1 space per bed Surgeries 2 spaces per consulting room 1 space for every resident member of staff Nursing Homes 1 space for every 2 non-resident members of staff 1 space for every 4 residents Funeral Home 1 spaces per 6m² Churches/Religious Buildings 1 space per 6 seats 1 space per 5 – 25 spaces 3 spaces per 25 – 50 spaces Disabled Parking 4 spaces per 50 – 75 spaces 5 spaces per 75 – 100 spaces 3 spaces per 100 spaces thereafter
Table 12.15: Car Parking Design Standards Type of Parking Design Standard Standard Parking Space 5m long & 2.5m wide (minimum 2.3m) 5.5m long & 2.4m wide (minimum Perpendicular Parking Space 4.8m by 2.28m) Aisle Width for 90 Degree Parking 6.1m minimum Aisle Width for 60 Degree Parking 4.9m minimum Aisle Width for 45 Degree Parking 3.6m minimum Aisle Width for < 45 Degree 3.6m Parking Aisle Width for Parallel Parking 3.6m Single Disabled Parking Bay 4.8m by 3.6m minimum Source: Section 16 of the Traffic Management Guidelines.
12.8.5 Multi-Storey Car Parks All planning applications for multi-storey car parks must be accompanied by a report, containing recent quantitative data, which illustrates the need for parking spaces in the area proposed. The report should contain an assessment of this data by a competent traffic consultant on the likely impact the car park will have on parking and traffic, both vehicular and pedestrian, in the area and on the town in general.
12.8.6 Bicycle Facilities The Planning Authority will require the provision of a minimum level of bicycle parking facilities in association with any new medium to large-scale developments, significant extensions to existing developments or where a change of use applications. Bicycle parking facilities should be located
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within the curtilage of the development close to main building entrances to ensure parking is convenient, safe and supervised. Larger developments should provide a broad range of facilities for cyclists to encourage increased cycle usage, including: cycle parking facilities, lockers, changing rooms and shower facilities. The bicycle parking standards set out in Table 12.16 above shall apply.
Table 12.16: Bicycle Parking Standards Type of Development Cycle Parking Requirements. Houses and Apartments 1 space per dwelling Shops 1 stand for every 100 sq. m. of gross floor space Supermarkets and large stores 1 stand for every 200 sq. m. of gross floor space Offices 1 stand for every 500 sq. m. of gross floor space Industry 1 stand for every 500 sq. m. of gross floor space Warehousing 1 stand for every 1000 sq. m. of gross floor space Theatre, cinema, church, stadium 1 stand for every 100 seats Hotels, guest houses 1 stand per 50 bedrooms Lounge bars 1 stand for every 200 sq. m. of public floor space Restaurants 1 stand for every 200 sq. m. of public floor space Function-room, dance halls, clubs 1 stand for every 200 sq. m. Playing fields 4 stands per pitch Schools 1 stand per 5 pupils Nursing homes 1 stand per 20 members of staff *One stand = 5 spaces
12.8.7 Loading Bays and Service Vehicles Service parking space will be required for vehicles involved in the operation of business in such activities as the delivery and collection of goods, the carrying out of repair and maintenance services. All new office, commercial or industrial development must include, within the curtilage of the site, one or more loading bays of an adequate size to cater for its specific needs and the requirements of the type of vehicle serving the premises.
This requirement may be waived in the town centre (C1) or the commercial mixed use zone (C2), where the Planning Authority considers that such provisions are too onerous or restrictive given the existing urban design context. In such cases alternative arrangements maybe required, including the possible provision of designated on street delivery bays at appropriate locations or with restrictions on delivery times.
12.8.8 Taxi/Hackney Bases The importance of taxi and cab services as a means of public transport in the town is recognised. The Local Authority will work with taxi companies to facilitate the development of taxi ranks in suitable locations. The establishment of a taxi rank or hackney base will not be permitted where it is likely to interfere with traffic flows or on-street parking. A proliferation of hackney cab bases will not be permitted in any one location and restrictions will be placed on the hours of opening of such facilities. Satisfactory off-street parking should be provided for hackneys when the vehicles are not in use. Planning assessments will address issues of location, pedestrian safety, traffic congestion, residential amenities and accessibility.
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12.8.9 Access for Persons with Disabilities and Mobility Impaired. All new buildings which provide for public access must conform with the design guidelines set out in National Disability Authority‘s ―Building for Everyone‖ and the Technical Document – Part M of the Building Regulations, 1997-2006. In particular, reasonable provision should be made to enable disabled persons and mobility impaired persons to have safe and independent access to a building and to those parts of the building to which it is appropriate to have access to and are usable by people with disabilities or mobility impairments. It is also a requirement that new dwellings are visitable and accessible by people with disabilities or mobility impairments and ensures that houses are designed as ‗Lifetime Homes‘ for an ageing population. The main features of these requirements include:
. The provision of a level gently sloped or ramp approach access to the dwelling from the entrance point to the site or from a suitable parking spot. . A level access at one entry point to the dwelling. . Front door and living room door wide enough to accommodate a wheelchair. . Circulation space for wheel chair at entry storey. . Ground floor toilet located so as to be usable by wheelchair users and other people with disabilities or mobility impairment.
Where sanitary conveniences are provided in public buildings, reasonable provision shall be made for disabled persons and the mobility impaired. In the case of community centres and buildings which are commonly used by disabled persons, the mobility impaired or the elderly for social activities, the Planning Authority will require at least one WC compartment in the building be usable by wheelchair bound people.
Access considerations will be spread to the public realm with the position of street furniture, dished footpaths at junctions, tactile paving surfaces, pedestrian crossings and other elements being assessed on an ongoing manner. Car parking provision shall be provided for the disabled and mobility impaired in all car-parking developments and should be located in the most convenient locations for ease of use. The minimum criteria for such parking provisions are detailed in Building for everyone, published by the National Disability Authority (2002).
12.8.10 Vehicular Access Vehicular entrances and exist points must be designed with adequate provision for visibility, so that drivers emerging from the access can enjoy good visibility of oncoming vehicles, cyclists and pedestrians. Where a new entrance onto a public road is proposed, the Planning Authority must consider traffic conditions and available sight lines. Road junction visibility requirements shall comply with TD 41/95 and/or TD 42/95, as appropriate, of the ‗Design Manual for Roads and Bridges, as amended by the NRA. Generally, no more than two vehicular entrances will be permitted to any commercial or industrial property, each not exceeding 7.5 metres in overall width. The pavement shall be dished and reinforced. The widening of a means of access to a public road requires planning permission where the road is more than 4 metres in width.
12.9 INFRASTRUCTURE AND SERVICES STANDARDS
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12.9.1 Surface Water Drainage Most developments on greenfield sites will result in a significant increase in the area of impervious surface, including roofs and hard pavements. This significantly affects the surface water runoff flows, potentially increasing the risk of flooding and contamination of watercourses, waterbodies and groundwater resources. Surface water collected from these surfaces must be disposed of in a controlled and sustainable manner, so that the risk of flooding and contamination is minimised. All new development will be subject to the following requirements with regard to surface water drainage and flood prevention and management:
12.9.1.1 Surface Water Drainage Drainage from paved surfaces may, after suitable treatment, be discharged to available watercourses or to adequate soakage areas on site. In any event, surface water shall not be permitted to flow onto the public road or into adjacent properties from any proposed development (See Section 3.2.3 Surface Water Drainage).
The use of ‗Sustainable Drainage Systems‘ (SuDS) shall be encouraged in new urban and rural developments to minimise the risk of flooding and contamination and to protect environmental and water resources (See Section 3.2.3.1: Sustainable Drainage Systems). SuDS is an approach that seeks to manage the water as close as possible to its origin by various engineering solutions that replicate natural drainage processes, before it enters the watercourse. The incorporation of SuDS techniques allows surface water to be either infiltrated or conveyed more slowly to water courses using porous surface treatments, ponds, swales, filter drains or other installations. SuDS should be designed to be cost-effective and require minimum maintenance (See Table 3.3 in Section 3).
For rural houses, existing roadside drainage shall be maintained by the incorporation of a suitably sized drainage pipe. Each application shall be accompanied by design calculations or appropriate evidence to support the size of pipe selected.
12.9.1.2 Watercourses For developments adjacent to all watercourses of a significant conveyance capacity or where it is necessary to maintain the ecological or environmental quality of the watercourse, any structures (including hard landscaping) must be set back from the edge of the watercourse to allow access for channel clearing/maintenance/vegetation. A minimum setback of 5-10 metres is normally required either side depending on the width of the watercourse.
12.9.2 Water Supply The provision of a safe and reliable potable water supply is a fundamental requirement of any development. The existing level of public water supply is considered adequate to meet existing and projected needs for Ballinasloe Town. Group Water Schemes do not facilitate any significant development within the plan area. Where a site is served by public watermains, a connection must be made. If the water is supplied by a group water scheme, any planning application must be accompanied by a letter of consent to connection from the Secretary of the Scheme. In certain circumstances, the developer may be required to extend the main to the site at their own expense. Where a bored well is necessary, any planning application must be accompanied by a yield test and a chemical and bacteriological analysis of the water supply. The Planning Authority will require that all water and sewerage provisions be in accordance with Ballinasloe Town Council Taking in Charge Policy for Private Housing Developments‘ and in
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compliance with the Department of Environment and Local Government publication ‗Recommendations for Site Development Works for Housing Areas‘ (1998).
12.9.3 Wastewater Disposal Where there is a public sewer, proposed development shall be required to connect into it and in appropriate cases; developers may be required to extend the public sewer to the site at their own expense. Where no public foul sewer connection is available for the site, effluent generated by the proposed development will have to be treated on-site by a septic tank system including a percolation area or a proprietary wastewater treatment system including polishing filter. The suitability of the site for the treatment of domestic or commercial effluent shall be determined, solely by and in accordance with the criteria set down in the EPA Wastewater Manuals or any revision of these manuals or replacement of these manuals:
. Single houses will be required to comply with the EPA Wastewater Treatment Manuals – Treatment Systems for Single Houses or any updated version of this document. . Large developments will be required to comply with the EPA Wastewater Treatment Manuals – Treatment Systems for Small Communities Business, Leisure Centres and Hotels or any updated version of this document.
Table 12.10: Minimum Separation Distances in Metres for Effluent Treatment Systems. Watercourse Well/ Any Site Slope Type of System Lake Road /Stream Springs* Dwelling Boundary Break/Cut Septic tanks; Prefabricated Intermittent Filters; 10 10 50 7 3 4 4 Mechanical Aeration Systems In situ Intermittent Filters; 10 30 50 10 3 4 4 Percolation Areas; Polishing Filters Source: EPA Wastewater Treatment Manuals – Treatment Systems for Single Houses. *This applies to wells down-gradient or where flow direction is unknown. For more information on wells alongside or up-gradient consult Geological Survey of Ireland’s Groundwater Protection Reponses for On-Site Systems for Single Houses.
12.9.3.1 Single Houses Each private dwelling house shall be serviced by an individual septic tank system or proprietary effluent treatment system, where no public foul sewer connection is available for the site. An effluent treatment system shall not be shared with any other dwelling house other than in exceptional circumstances. Table 12.11 and Table 12.12 below set out the minimum percolation trench lengths respectively for a septic tank system and a proprietary effluent treatment system in accordance with EPA Guidelines, as indicated in the EPA Wastewater Manual for Single Houses.
Table 12.11: Minimum Percolation Trench Length for a Septic Tank System
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Estimated Maximum Number of Required Length of Trench (m) People in the House based on (loading at 20 l/m².d) Number of Bedrooms* 3 60 4 80 5 100 6 120 7 140 8 160 9 180 10 200 Source: EPA Wastewater Treatment Manuals – Treatment Systems for Single Houses. *Single& Double Rooms should be calculated based on 1 & 2 person occupancy respectively.
Table 12.12: Minimum Trench Length for a Proprietary Treatment System (Gravity Pipe Discharge) Estimated Max. No. Required Length of Required Length of
of People in the Trench (m) Trench (m)
House based on No. for T/P values 21-50 for T/P values 1-20 of Bedrooms* (loading at 25l/m².d) (loading at 50l/m².d) 3 48 24
4 64 32
5 80 40
6 96 48
7 112 56
8 128 64
9 144 72
10 160 80
Source: EPA Wastewater Treatment Manuals – Treatment Systems for Single Houses. * Single& Double Rooms should be calculated based on 1 & 2 person occupancy respectively.
Table 12.13: Minimum Distances from Treatment Systems for Large Developments System Size Approximate Number of Distance from Existing Population Equivalent Houses Served Development 10-40 2-10 28m 41-60 11-15 31m 61-80 16-20 34m 81-100 21-25 37m 101-120 26-30 40m 121-140 31-35 43m 141-160 36-40 46m > 161 >41 50m Source: EPA Wastewater Treatment Manuals – Treatment Systems for Small Communities, Business, Leisure Centres & Hotels
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12.9.3.2 Small, Medium and Large Developments Medium and large developments shall be serviced by a communal proprietary wastewater treatment system, as an interim measure, where no public foul sewer connection is available for the site. The provision of a communal wastewater treatment plant will be favoured over individual effluent treatment systems other than in exceptional circumstances. Once a public foul sewer connection becomes available the development must be connected to the foul sewer at the developer‘s expense and the wastewater treatment plant shall be decommissioned and area reinstated to the satisfaction of the Planning Authority. Table 12.13 above indicates the minimum separation distances required from the proprietary treatment plants for small to large type development proposals, as set out in the EPA Wastewater Manual for Small Communities Business, Leisure Centres and Hotels.
The following will be a requirement of any planning application to be serviced by a private effluent treatment system:
Site Suitability: An EPA Site Characterisation Assessment Report.
Design Details: Design details, calculations and drawings for the proposed system tank system or proprietary treatment system (including polishing filter) to EPA Standards.
Certification: Certification shall be provided following a grant of permission to the Planning Authority to confirm the septic tank system or proprietary treatment system has been installed in accordance with EPA Guidelines and manufacturer details.
Maintenance: Maintenance contracts shall be provided following a grant of permission for the proprietary wastewater treatment systems.
12.9.4 Discharge License Where Integrated Pollution Control (EPA Act) is not applicable the control of water pollution in Ireland is exercised through the Local Government (Water Pollution) Acts 1977-1990. A discharge of trade and sewage effluent to waters (river, stream, lake, estuary etc. and groundwater) or to a municipal sewer can only take place if it is licensed. It is the legal responsibility of the discharger to apply for a licence. Failure to comply may result in prosecution. A discharge license is not required for discharges of domestic effluent from a single house to a public sewer or to groundwater via a private effluent treatment system.
12.9.5 Construction and Demolition Waste The construction and demolition phases of developments produce significant volumes of waste. The Council will seek to reduce the quantity of construction and demolition (C&D) waste that goes to landfill and will seek to ensure that such waste is reduced, reused and recycled in the proposed development where possible, especially on brownfield sites. Where significant C&D waste is envisaged arising from a proposed development, the Council will seek the submission of a waste management plan for the construction phase of the development for the written agreement of the Council, which shall be in compliance with the Best Practice Guidelines on the Preparation of Waste Management Plans for Construction & Demolition Projects, by the DoEHLG. All waste material generated during both the construction and operational phases of development must only be collected by appropriately licensed waste contractors and disposed of in licensed waste facilities.
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12.9.6 Domestic and Commercial Household Waste Development will generate demand for domestic and commercial waste disposal and collection services. Adequate provision needs to be made on site for the storage and collection of waste materials, with appropriate reference to the projected level of waste generation, collection frequencies and types and quantities of receptacles required. The Council may require the provision of suitable recycling facilities in any residential, retail, commercial or industrial development either individually or communally. Provision for glass, cans, textiles, paper, plastics, metals, waste oils, batteries, packaging wastes, organic waste, sludge‘s and other materials suitable for recycling, recovery or re-use should be included.
12.9.6.1 Bin Storage Each residential unit shall have adequate storage for three wheeled bins. Residential units with no rear access shall provide adequate storage for the bins to the front of the development, in appropriately designed contained units. For residential units without suitable private open space a set of three x 240 litre bins shall be provided for each pair of apartments or a set of three 1100 litre bins shall be provided for a block of ten apartments. 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 appropriate height.
12.9.6.2 Fuel & Recycling Storage A storage area of sufficient size for all recyclable materials generated from the development to the requirements of the Waste Management (Packaging) Regulations 2003 as amended, should be provided. Recycling facilities shall be of high specification and screened from public view. All over ground oil, chemical storage tanks should be adequately bunded to protect against spillage.
12.9.7 Street Lighting Street lighting shall be provided in accordance with guidelines contained in Recommendations for Site Development Works in Housing Areas published by DoEHLG or any superceding version of this document. Street lighting in residential schemes will normally be required to be provided in accordance with a standard, which will provide a reasonable level of amenity lighting within the scheme. Pedestrian links must be illuminated. Lighting levels within a new development must create a secure environment. Dark corners and alleyways should be avoided. Lighting of distributor roads within large residential schemes will be required to be of a standard, which provides illumination sufficient to ensure the safe movement of traffic in accordance with ESB‘s publications Public Lighting in Residential Estates. A public lighting scheme is required by the Planning Authority for their agreement prior to the commencement of the development. In the design of the lighting layout, the type of lamp standard should be considered.
12.9.8 Public Utilities The Planning Authority will require that all wires, cables and pipes for the provision of public utility services such as electricity, public lighting, telephone, broadband and television cables shall be ducted underground in all new developments In the interest of visual amenity and public safety. Developers will be required to consult and co-ordinate with all relevant service providers to avoid uncoordinated disruption caused by the installation of cables by different stakeholders.
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12.9.9 Telecommunication Antennae In considering location requirements, the Planning Authority will take account of the following factors outlined in the DoEHLG publication entitled Planning Guidelines for Telecommunications Antennae and Support Structures - Guidelines for Planning Authorities (1996) or any superceding version of this document: . Telecommunication installations will not be favoured in residential areas, ecologically sensitive areas, adjacent to schools or in parts of the town centre which are architecturally important. . Nor will they be favoured unless it is clear that the developer has made reasonable efforts to share with other existing users or proposed sites in the vicinity of the proposed mast. . Telecommunications antennae should be located so as to minimise any negative visual intrusion on the surrounding area, especially on landscapes or streetscapes of a sensitive nature. The preferred location for telecommunication antennae is in industrial estates or areas zoned for industrial use or in areas already developed for utilities. . If the proposal is contrary to the above, the Planning Authority will need to be satisfied that the installation is of strategic importance, if permission is to be granted. A report as to the public safety implications of the proposal should accompany any planning application.
12.9.10 Maintenance & Management Section 34 (4)(i) of the Planning & Development Acts 2000-2007, provides for the inclusion of conditions attached to a planning permission, regarding the maintenance or management of a proposed development. This includes the establishment of a Management Company or the appointment of a person(s) or body to carry out such management or maintenance. Provision for estate management should be put in place in order to maintain the amenity, integrity and visual quality of a development once it is complete.
In general, management companies would not be encouraged for use in traditional housing estates but developers will be required to maintain such estates until such time as the estate has been taken in charge by Ballinasloe Town Council. Details of any management arrangement, inclusive of the framework of the management company, must be agreed with the Local Authority prior to the commencement of development.
Good management practice, which should be adhered to, some of which are identified below:
. Establish a management agency, with a board, including representatives of the residents, to oversee estate management. . Develop policies in relation to the maintenance of common areas, lighting, security, cleaning, etc. . Develop policies in relation to the overall appearance of the development. . Formulate a code of conduct for all residents in relation to issues such as noise levels, parking, conduct of business from home, etc. . Identify costs associated with estate management and levy each household appropriately.
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12.10 IMPLEMENTATION OF PLANNING PERMISSION
12.10.1 Development Contributions In accordance with Sections 48 and 49 of the Planning and Development Act, 2000, as amended. Ballinasloe Town Council may, when granting planning permission, attach conditions requiring the payment of contribution(s) in respect of public infrastructure and facilities (e.g. roads, footpaths, open space, community facilities, car parking, sanitary services and water supply), benefiting development in its area. Where specific exceptional costs not covered by the above are incurred, a special development contribution may be charged. The Local Authority may set a time limit within which contributions must be paid and they may allow payment to be made in instalments where appropriate. Details of such contributions are set out in the General Development Contributions Scheme.
A number of developments may be exempt from contributions. These may include community, sporting and social facilities (including churches, schools and community halls). Extensions to dwellings and renovation works to protected structures may also be exempt. Exemptions may also be granted for redevelopment works resulting in ‗living over the business‘ schemes and for residential development within areas identified as urban renewal areas.
12.10.2 Bonds and Phasing To ensure the satisfactory completion and maintenance of medium and large scale development undertaken by private developers, the Planning Authority will impose, as a condition of planning permission, that a cash deposit, security bond or any other acceptable security be lodged with the Planning Authority, prior to commencement of development. This security is to ensure that all roads, footpaths, open spaces, lighting and other services within a development are completed to an acceptable standard. The security shall remain in place until all prescribed works are satisfactorily completed or until the development has been taken in charge of by the Council. Where appropriate, developments should be phased to ensure that the timely provision of amenities and services associated with the permitted development.
Developers should be aware that under the provisions of the Planning & Development Act, 2000, as amended, that future planning permissions may be turned down on the basis to satisfactorily complete previous development approvals.
12.10.3 Taking in Charge The Local Authority will take in charge all public areas in residential estates including public open spaces in accordance with its obligations under the Planning and Development Act, 2000, as amended, in accordance with Ballinasloe Town Council ‘Taking in Charge Policy for Private Housing Developments` and in compliance with the DoEHLG publication ‗Recommendations for Site Development Works for Housing Areas‘ (1998) or any updated version of these documents. Unfinished or non compliant (with planning permission) housing developments will not be taken in charge.
12.10.4 Residential Estate and Street Names Nameplates, in Irish and English, should be provided and erected on all housing estate roads at the site entrance. The names should be incorporated into a design feature which can be clearly legible by road users. The names of residential developments and roads shall reflect local place names, particularly townlands or local names which reflect the landscape, its features, culture and/or history,
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within which developments are located. The Town Council shall approve the names chosen. In order to assist the public and the postal authorities all houses within housing estates or in comprehensive street developments shall be provided with numbers, which shall be visible from the adjoining roadway.
12.10.5 Compliance with Conditions and Unauthorised Development In cases where development is carried out without planning permission or in breach of a permission granted, the Town Council will initiate enforcement action where appropriate and in accordance with the Planning and Development Acts. In considering whether, or not, to take enforcement proceedings the Town Council will accord due consideration to the provisions of planning legislation and the proper planning and sustainable development of the town. Developers should be aware that, under the provisions of the Planning & Development Act, 2000, as amended, planning permissions may be refused on the basis of failure to substantially comply with a previous permission.
12.10.6 Existing Non-Conforming Uses Planning applications in relation to non-conforming uses in established areas or zoning categories, such as those relating to alterations and extensions will be considered on their merits, however, there will be presumption in favour of relocation of non-conforming uses.
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