CORTOBER AREA PLAN

1. LOCATION

The Cortober area is located to the south-west of Carrick-on-Shannon in County and is bound to the east by the . The Plan area comprises the townlands of Cortober, Mullaghmore, Drishoge and Tullyleague. The River Shannon acts as a physical and administrative boundary between Cortober in and Carrick-On-Shannon in County Leitrim

1.1 AREA FORM

The Plan area consists of an undulating topography with extensive flat marshy areas in close proximity to the river. The soil is primarily poorly drained even on the elevated ground. These topographical features impose constraints on the implementation of large scale development in the area. However, significant development pressure associated with the overall growth of the Carrick-on-Shannon urban area has resulted in large scale urban development predominately along the N4 /Sligo Road but also along the R370 Croghan and R368 Elphin roads. Land use in the Cortober area is closely influenced by Carrick-on-Shannon.

With regard to further development occurring along both the R370 and R368 (Regional Routes), it is necessary to ensure that necessary public infrastructure is secured. To ensure that adequate infrastructure (such as footpaths and lighting for example) is provided; the Council may require the inclusion of such works in the overall development proposal.

Roscommon County Development Plan 2008 – 2014 Cortober Area Plan Page 1

CORTOBER AREA PLAN

2. RESIDENTIAL DEVELOPMENT

2.1 STRATEGIC GOALS

• Ensure that there is sufficient land available in appropriate locations to service housing demand. • Seek an acceptable balance and mix in the provision of social and private housing in order to promote an appropriate social and demographic balance. • Implement the provisions of the Housing Strategy.

Significant development pressure associated with the overall growth of the Carrick-on-Shannon urban area has resulted in large scale urban development. This urban development has occurred primarily along the N4 Boyle/Sligo Road, and also along the R370 Croghan and R368 Elphin roads. Residential development has occurred in the form of both ribbon development and in-depth development along the R368 and R370 Regional Roads. Further lands within the area are serviced and are suitable for in depth residential development. New residential development, particularly in terms of residential estates or groups of houses, will be directed, as far as possible, to these lands and this will enhance socio-economic development and reduce out migration. In addition, some of these lands offer improved ground conditions compared to closer to the river.

Provision of services such as public houses, restaurants and cafes to serve the expanding residential population remains unsatisfactory in the area. However, it is considered likely to improve in the near future with the completion of a number of permitted developments such as the Mulvey Center.

Policies for Residential Development

Policy 1 Prevent further ribbon development along roads within the limits of the Plan Area and immediately contiguous thereto.

Policy 2 Require that new residential accommodation meets the necessary standards of energy consumption, sanitation, and design; which can accommodate persons of all abilities.

Policy 3 Ensure that development does not cause or significantly contribute towards the sterilisation of land (i.e. backland) from future development.

Policy 4 Implement the provisions of the Housing Strategy in accordance with the provisions of Part V of the Planning and Development Act 2000 as amended.

Policy 5 Ensure that housing proposals accord with the Development Standards and the Urban Design Guidelines, which will be prepared for the County.

Policy 6 Promote the provision of social and affordable housing accommodation in accordance with the proposals outlined in ‘Social Housing – The Way Ahead’, and the Housing Strategy for County Roscommon.

Policy 7 Ensure that residential proposals accord with Chapter 12 Development Management Guidelines and Standards of this Plan, as well as the Urban Design Guidelines, which will be prepared for the County.

Policy 8 Encourage suitable infill housing developments on appropriate sites in the Plan Area.

Roscommon County Development Plan 2008 – 2014 Cortober Area Plan Page 2

CORTOBER AREA PLAN

Policy 9 Assess and ensure that all proposals for residential developments comply with the Development Management Guidelines and Standards section of the Roscommon County Development Plan 2008-2014.

Policy 10 Provide for an attractive and safer pedestrian environment.

Policy 11 Preserve the identity and conserve the characteristic features of the built heritage in the Plan Area.

Roscommon County Development Plan 2008 – 2014 Cortober Area Plan Page 3

CORTOBER AREA PLAN

3. INFRASTRUCTURE

3.1 STRATEGIC GOAL

• Develop a safer, more efficient and integrated transport system that will improve the road network and other forms of transport to serve the population of Cortober.

The N4 National Route Rockingham to Cortober scheme saw the upgrading of the main link between Boyle, Co. Roscommon and Carrick-on-Shannon, Co. Leitrim. It comprises the widening and realignment of over eight kilometres of the existing N4 route and the construction of a further three kilometres of high quality new road. The N4 intersects the Cortober area with road improvements including the provision of new roundabouts and junctions providing access to new residential and commercial/retail developments. In particular, pedestrian usage of the existing sole bridge over the Shannon is both constricted and potentially unsafe. However, the pending Carrick-on-Shannon by-pass and new river crossing will alleviate these problems.

The recent improvements in infrastructure and transportation links to Cortober have assisted in stimulating new development and increasing the desirability of the area for further investment. The Council acknowledges that there are problems with the level of pedestrian accessibility in the area with the N4 (National Route) and its associated heavy traffic providing barrier between several residential and commercial areas. Current works are underway to extend urban speed limits further out the Boyle and to install traffic calming islands. This will reduce traffic speeds and assist with increasing pedestrian safety.

It is also necessary to make provision for an adequate number of car-parking spaces in the area, there are currently no designated public parking areas available in the area. All development proposals will therefore be required to provide adequate parking arrangements.

The Council recognises the need for the provision of pedestrian crossings and good quality pavements in the area. The Council also encourages local bus route initiatives to increase connectivity within the larger urban area and reduce dependency on the private car.

The Carrick-on-Shannon railway station lies within Cortober and is located on the Dublin to Sligo railway line.

Policies for Infrastructure

Policy 12 Ensure that all development proposals within Cortober fulfil traffic safety and car parking requirements.

Policy 13 Provide adequate pedestrian paths and cycle tracks along all main routes in the area to ensure safety and convenient access.

Policy 14 Improve the pedestrian environment in the area, and provide pedestrian crossings and good quality pavements in the area.

Policy 15 Encourage local bus route initiatives to increase connectivity within the larger urban area.

Policy 16 Provide formal bus stops/shelters at appropriate locations in the Plan area.

Policy 17 Improve linkages in the area with regard to the railway.

Roscommon County Development Plan 2008 – 2014 Cortober Area Plan Page 4

CORTOBER AREA PLAN

4. WATER SERVICES

4.1 STRATEGIC GOALS

• Provide an adequate supply of water of suitable quality for domestic, industrial, agricultural and other uses. • Provide systems for the safe and adequate disposal of sewage.

The current water supply in the Cortober area needs to be improved. The supply is currently partly provided under an agreement with Leitrim County Council. The Council will seek to meet current and any additional demands for water during the life of the Development Plan through agreement with Leitrim County Council and own services.

The waste-water treatment system in Cortober has become overloaded in recent years and requires upgrading. The sewerage scheme provided by Roscommon County Council requires co-ordination with services provided in Carrick-on-Shannon to provide suitable sewerage services within the development area of Cortober.

The Carrick on Shannon Sewerage Improvement Scheme provides the construction of new foul sewers and rising mains, replacement of foul and surface water sewers and surface reinstatement. This proposed upgrading of existing wastewater collection infrastructure is designed to cater for the needs of Carrick on Shannon, Cortober and environs until the year 2022 approximately.

4.2 FLOODING

The Flood Review Study of Roscommon provides measures for controlling inappropriate development especially within flood plains. The Council recognises the importance of implementing objectives of the Study.

Policies for Water Services

Policy 18 Improve the area's public water supply and sewage treatment systems.

Policy 19 Ensure that the provision of water and sanitary services is guided by the ‘Water Services Investment Programme – Assessment of Needs’ which has been adopted by the Council.

Policy 20 Have regard to the Groundwater Protection Plan for the area.

Policy 21 Ensure that all areas zoned for development within the Plan area are fully serviced with water supply and sewerage disposal.

Policy 22 Ensure that the water supply of the Plan area complies with EPA and European Union drinking water standards and to extend them, where necessary, to meet demand.

Policy 23 Implement the objectives of the Flood Review Study of Roscommon.

Roscommon County Development Plan 2008 – 2014 Cortober Area Plan Page 5

CORTOBER AREA PLAN

Objectives for Water Services

Objective 1 Ensure that the water demand of the town is provided for during the Plan period and beyond.

Objective 2 Carry out extension of water services infrastructure in a manner that compliments land-use objectives.

Objective 3 Ensure that all fire hydrants are clearly identified, maintained and marked and that any that have been “surfaced over” be unearthed and tested on a regular basis. All the necessary state of the art equipment shall be supplied to the local Fire Services.

Roscommon County Development Plan 2008 – 2014 Cortober Area Plan Page 6

CORTOBER AREA PLAN

5. INDUSTRY

5.1 STRATEGIC GOALS

• Facilitate economic development and employment creation opportunities in Cortober.

The Council views the development of Cortober as an important element in sustaining a network of smaller towns, villages and the rural communities of the County. Rural communities depend significantly on services and employment opportunities that are provided in towns and villages. The provision of these services will sustain and improve the quality of life for people living in rural areas.

The development of the N4 National Route has contributed to the significant increase in development pressure in Cortober, particularly large retailing warehousing developments. Typically this type of development occurred in a sporadic fashion with a number of stand alone developments fronting on to the N4. However, more recent schemes have resulted in a more consolidated form. A 6,515 sq. m retail warehousing development, known as the N4 Retail Park, is nearing completion on the N4 Boyle Road, while construction will commence shortly on a new development, opposite the Lidl supermarket, comprising of 5,877 sq. m retail store, divided into 16 units. Industrial development has established at Tullyleague along the N4 National route in the north west of the Plan area.

Policies for Industry

Policy 24 Facilitate the expansion of industrial development at Tullyleague.

Policy 25 Facilitate the development of a business park with associated residential development and recreational facilities.

Objectives for Industry

Objective 4 Promote and develop the vitality of the existing shopping area and to facilitate the provision of local retail needs where appropriate.

Objective 5 Facilitate appropriate industrial, commercial, agricultural, business and investment programmes.

Objective 6 Ensure that there is a positive and flexible response to job creation possibilities in Cortober whilst protecting residential amenity and the environment.

Objective 7 Ensure that lands zoned for industry are reserved for appropriate uses.

Objective 8 Facilitate the formation of small indigenous industry in the area.

Objective 9 Seek the provision of improved energy, community and communications infrastructure.

Roscommon County Development Plan 2008 – 2014 Cortober Area Plan Page 7

CORTOBER AREA PLAN

6. RECREATION, TOURISM & COMMUNITY FACILITIES

6.1 STRATEGIC GOAL

• Promote the development of recreation and tourism facilities in Cortober in a sustainable manner. • Protect from development the existing public and private open space in the area.

Carrick-on-Shannon is an established tourism area and is a main centre for river cruising traffic and anglers. The opening of the Shannon-Erne waterway has further added to the attraction of the area. The Plan area borders the River Shannon and there is scope for the further development of facilities and services to cater for visiting anglers and holiday river traffic. The Council has already developed river side amenities. It is a specific objective of the Council to facilitate, where appropriate, the development of marina and other river-related activities along the River Shannon.

Within the area a new retail park, leisure/bowling facilities, and restaurants have been constructed, which will enhance the recreational facilities available to the local community. The Council recognises that the provision of community/recreation facilities is limited and must be addressed.

Policies for Recreation, Tourism & Community Facilities

Policy 26 Facilitate and encourage the development of walking and cycle paths, linking population, tourism centres and transport nodes.

Policy 27 Support and positively encourage the provision of tourism facilities in keeping with the Tourism Strategy for the County and of protecting the environment.

Policy 28 Implement proposals to improve and maintain amenity, tourism and recreation facilities in Cortober and to carry out other amenity improvement works in the area.

Policy 29 Seek to provide a range of social, recreational and community facilities to meet the needs of all of the area's residents, regardless of age or social background.

Policy 30 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 31 Ensure the provision of affordable childcare throughout in Cortober in consultation with the Roscommon County Childcare Committee, the County Development Board and the Health Service Executive.

Policy 32 Promote the location of childcare facilities on sites which are convenient to public transport and pedestrian access.

Policy 33 Ensure that adequate lands and services are reserved/zoned to cater for the establishment, improvement or expansion of primary and post primary educational facilities.

Policy 34 Limit new development in urban areas where necessary physical infrastructure (public sewerage/water supply, public street lighting/public footpaths) and social infrastructure including but not limited to schools and community facilities are unavailable.

Roscommon County Development Plan 2008 – 2014 Cortober Area Plan Page 8

CORTOBER AREA PLAN

Objectives for Recreation, Tourism & Community Facilities

Objective 10 Facilitate the appropriate development of high quality facilities and services to cater for visitors to the area including anglers and holiday river traffic amongst others.

Objective 11 Facilitate the provision of appropriate recreational facilities to suit the needs of both tourists and the local community.

Objective 12 Further develop the riverside amenity area near the village bridge by providing additional riverside recreational facilities and a landscaped car park.

Objective 13 Promote the use of existing buildings and lands to the benefit of the wider community, subject to available resources.

Objective 14 Give consideration to the needs of the disabled in the layout and design of all proposed development. Objective 15 Promote the development of high-quality tourist accommodation.

Objective 16 Ensure high standards of architectural and urban design in all new tourist accommodation and facilities.

Objective 17 Support other organisations, bodies and local groups that promote tourism and community development in the area.

Objective 18 Seek to further develop the recreational potential of Bull field.

Roscommon County Development Plan 2008 – 2014 Cortober Area Plan Page 9

CORTOBER AREA PLAN

7. NATURAL & BUILT HERITAGE

7.1 STRATEGIC GOALS

• Conserve and enhance the quality of the environment of Cortober. • Conserve the natural and built heritage of the area.

The Cortober area is defined by dispersed urban development with few defined streets or open spaces. The predominance of car-based industrial, commercial and retail activity in the area ensures that there are large expanses of surface car parking. The negative visual aspects of this trend can be reduced by the introduction of landscaping and open spaces in these surface parking areas. Basement and/or multi-storey car parking areas should also be considered where feasible, particularly for larger developments with extensive car parking requirements. The environmental quality of Cortober would be enhanced by the use of additional pavements, and decorative street lighting and furniture to create a coherent and attractive character for the area.

Policies for Natural & Built Environment

Policy 35 Ensure new development in Cortober is sympathetic to the existing physical character of the area and its buildings.

Policy 36 Preserve the identity and conserve the characteristic features of the built heritage in Cortober.

Policy 37 Take all necessary actions to minimise the occurrence of unsightly and wasteful derelict sites in the area through appropriate refurbishment or reconstruction.

Policy 38 Increase the number of public green-spaces in Cortober.

Objectives for Natural & Built Environment

Objective 19 Continue the tree-planting programme and landscaping of public open spaces in the area.

Objective 20 Conserve and protect existing or future special amenity areas from inappropriate, poorly designed and poorly sited development.

Objective 21 Positively and actively encourage redevelopment of derelict and obsolete sites in a manner that is sympathetic with and complimentary to the inherent character of neighbouring structures.

Objective 22 Increase the presence of litter bins and street furniture throughout the area at appropriate locations.

Roscommon County Development Plan 2008 – 2014 Cortober Area Plan Page 10

CORTOBER AREA PLAN

8. LAND USE ZONING OBJECTIVES

The Land Use Zoning Objectives and Matrix within this section outlines 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 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 in the County • Current Land use zoning objectives contained in the Roscommon County Development Plan 2002 – 2008, town development plans and other local area plans • The amount of developed and undeveloped zoned and serviced land within the County • 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 each town • The natural and built environment and amenities of each town • The principles of proper planning and sustainable development

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 landuses proposed. It should also be noted that the objectives as listed are not exhaustive.

TC1 • Protect and enhance the special physical and social character of the existing town Core Town Centre centre and provide for new and improved town centre facilities and uses such as (Mixed shopping and retail stores, office development, tourism-related activities and Development) appropriate public services, and any over the shop type uses. • 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. • Provide for a range of residential and commercial facilities within an attractive accessible environment with adequate provision for associated vehicular

Roscommon County Development Plan 2008 – 2014 Cortober Area Plan Page 11

CORTOBER AREA PLAN

requirements – including parking and loading. • Improve civic amenity by requiring high standards of urban design. • Encourage the regeneration of backlands and derelict buildings, particularly the use of upper floors, preferably for residential use, and backlands. • Prohibit disorderly development of backlands. • Require the inclusion of appropriate open spaces in development in this zone

TC2 • Retain the character and use of existing predominantly residential streets. Peripheral Town • Provide for the development of mixed-use neighbourhood areas containing a Centre mixture of residential, retail and commercial facilities in an integrated, sustainable setting. • Provide for and facilitate mixed residential and business uses in existing mixed use areas. • Provide for a range of residential and commercial facilities within an attractive accessible environment with adequate provision for associated vehicular requirements – including parking and loading. • Improve civic amenity by requiring high standards of urban design. • Provide for appropriate development on infill sites including residential development and upper floor apartments. • Regulate where appropriate any subdivision of existing residential units. • Encourage the regeneration of derelict buildings, particularly the use of upper floors, preferably for residential use, and backlands. • Prohibit disorderly development of backlands. • Have regard to ACA’s and the overall heritage of the area • New development in this zone should not prejudice the viability of established land uses. • Require the inclusion of appropriate open spaces in development in this zone

TC3 • Preserve the existing and provide for new residential and appropriate commercial Outer Town Centre uses. • Provide for a range of residential and commercial facilities within an attractive accessible environment with adequate provision for associated vehicular requirements – including parking and loading. • New development in this zone should not prejudice the viability of established land uses. • Provide for appropriate development on infill sites including residential development and upper floor apartments. • Regulate where appropriate the subdivision of existing residential units. • Encourage the regeneration of derelict buildings, particularly the use of upper floors, preferably for residential use, and backlands. • Prohibit disorderly development of backlands. • Have regard to ACA’s and the overall heritage of the area • Ensure new development respects the character and context of the area • Require the inclusion of appropriate open spaces in development in this zone

ER • Protect and enhance the residential amenities of existing and new residential Existing communities and provide a high level of services within walking distances of Residential residential developments. • Provide for infill residential development at a density and design appropriate to

Roscommon County Development Plan 2008 – 2014 Cortober Area Plan Page 12

CORTOBER AREA PLAN

the area and needs of the community. • Provide for new and improved ancillary social and community services. • Improve accessibility from these areas to town centers • Provide for the appropriate retail facilities in addition to local community and social facilities for the immediate community • Require the inclusion of appropriate open spaces in development in this zone

NR • Provide for new residential development, including a mix of residential options, New Residential as well as appropriate local services and community facilities such as recreation, education, crèche/playschool, community buildings, sheltered housing, and corner shops. • Provide for local shopping, amenity, recreation, education, childcare, community and recycling facilities, public services, public transport, tourist accommodation, and renewable energy options. • Preserve the residential amenity of the neighbourhood. • Provide for appropriate retail facilities in addition to local community and social facilities for the immediate local community • Have regard to the overall heritage of the area • Require the inclusion of appropriate open spaces in development in this zone

RC • Preserve the existing, provide for, and facilitate new residential and commercial Mixed Residential uses and Commercial • Improve civic amenity by requiring high standards of urban design. • Provide for infill development at a density appropriate to the area and needs of the community. • Encourage the regeneration of derelict buildings. • Regulate where appropriate the subdivision of existing residential units.

NC • Provide for the development of a mix of residential, commercial/retail uses Neighbourhood including comparison shops and community facilities around a public/focal Centre 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. • Provide 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 • Provide sustainable transport linkages such as public transport, adequate cycle and walkways from neighbourhood centres to the town centre and peripheral areas. • Require the inclusion of appropriate open spaces in development in this zone

LC • Protect, provide for and / or improve local centre facilities Local Centre

BE • Provide for light industry, warehousing and enterprise units and ancillary uses Business, such as training, education, childcare, financial, cafés, hotel, petrol station, Enterprise fitness centre, parking and recycling facilities. Park/Light • Prohibit heavy industry and incinerators/thermal treatment plants.

Roscommon County Development Plan 2008 – 2014 Cortober Area Plan Page 13

CORTOBER AREA PLAN

Industry & • Encourage appropriate scale, density, type and location of development to reduce Warehousing traffic generated and the demand for travel and sustainable modes of transport such as connections to public transport, walking and cycling networks. • Provide transitional areas with appropriate landscaping where this zone adjoins other land uses. • Provide for appropriate advertising and advertising structures. • Provide for construction and demolition waste to be used as fill, with the associated licensing, prior to development of these sites

I • Reserve lands for the provision of heavy industry, incinerators and thermal Industrial Uses treatment and employment related uses. • Provide for manufacturing and service industry, and storage facilities as well as ancillary facilities such as training, education, childcare, financial, parking and recycling facilities and waste disposal options. • Provide for appropriate advertising and advertising structures. • Provide for construction and demolition waste to be used as fill, with the associated licensing, prior to development of these sites

CD • Provide facilities for the recycling of construction and demolition waste Construction and Demolition waste

CP • Provide for car parking as well as other transport facilities such as public Car parking / transport, tour bus parking etc. at appropriate locations and taking account of Transport node through traffic • Ensure that traffic safety and the car parking requirements are fulfilled

PU • Provide for and improve public utilities such as electricity, telecommunications, Public Utilities, water, wastewater, gas etc to ensure the long-term sustainability of these services Services & and to meet wider regional and national objectives. Facilities

CE • Provide for health, welfare, community, education and institutional uses Community & including schools, childcare, community meeting areas, churches, etc. in close Educational proximity to existing and planned residential communities as well as other Facilities ancillary services such as public services and recycling facilities. • Provide for dual use of community facilities where possible and appropriate

RA • Preserve and improve active and passive recreational public and private open Recreation, space and provide for new leisure & amenity facilities in the town. Amenity & Open • Provide for local amenities and recreational facilities including playing fields Space and dedicated amenity areas. • Protect the natural amenity, including waterways. • Prevent the loss of existing open space, recreation and sporting grounds.

GB • Protect the setting, character and environmental quality of areas of high natural Green Belt beauty and safeguard their environmental, archaeological and ecological amenities. • Provide a visual and environmental buffer, where appropriate, to preserve the

Roscommon County Development Plan 2008 – 2014 Cortober Area Plan Page 14

CORTOBER AREA PLAN

natural amenity of the area such as alongside waterways, rivers and floodplains. • Ensure this area is not used to satisfy the open space provision of adjoining housing developments. • Prohibit development, which would detract from the visual amenity of the area or result in a loss of recreational open space.

LA • Provide for new leisure and amenity facilities such as bowling, swimming pool Leisure & Amenity and hotel/gym/leisure facilities as well as cinema and theatre facilities. Rivers and lakes may be included in this use.

LT • Consider developments for leisure and recreational based activities including Leisure Tourism water based activities as well as appropriately scaled coffee shops, hotel, restaurant(s) and public house(s), etc.

TA • Preserve the character of rural or edge areas and provide for agricultural Transitional development as well as other uses not directly associated with agriculture, such Agricultural Uses as housing for family members, or those with a housing need, tourist related projects such as caravan parks or campsites, and amenity such as playing fields and parks, in order to avoid a sharp transition between the urban edge and primarily agricultural areas. • Prohibit development that would create premature demand for infrastructural services. • Prohibit new residential development to essential housing need.

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.

Permitted in Principle = √

A use, which is ‘Permitted in Principle’, is generally acceptable subject to the normal planning process and compliance with the relevant policies and objectives, standards and requirements set out in the Plan.

Open for Consideration = O

A use, which is ‘Open for Consideration’, may be permitted where the Planning Authority is satisfied it is compatible with the policies and objectives for the zone, will not conflict with the permitted, existing or adjoining land uses and conforms with the proper planning and sustainable development of the area.

Not Normally Permitted = X

A use, which is ‘Not Normally Permitted’, is one, which will not be considered by the Planning 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 sustainable development of the area.

Roscommon County Development Plan 2008 – 2014 Cortober Area Plan Page 15

CORTOBER AREA PLAN

Other Uses

Proposed land uses not listed in the Land Use Zoning Matrix will be considered on an individual basis with regard to the general policies and zoning objectives for the area including the proper planning and sustainable development of the area. All zones should be considered as mixed development zones with a primary use/uses but not necessarily excluding other development that in the opinion of the Council are necessary for the vitality and proper development of the town.

Established Use

Many established uses exist in locations where they do not correspond to the designated land use zoning objective of the area as set out in the Plan. Improvement works to established premises may be permitted where the proposed development would not be injurious to the amenities of the area and is consistent with proper planning and sustainable development.

Transitional Areas

While the zoning objectives indicate the different uses permitted in each zone it is important to avoid abrupt transitions in scale and use at the boundary of adjoining land use zones. In these areas it is necessary to avoid developments that would be detrimental to amenity, for example in zones abutting residential areas, particular attention will be paid to the uses, scale and density and appearance of development proposals as well as to landscaping and screening proposals in order to protect the amenities of residents. It is particularly important to include buffer zones between land zoned as Existing and New Residential and Industrial or Business, Enterprise Park/Light Industry & Warehousing.

Land Use Zoning Matrix

TC1 Core Town Centre (Mixed Development) TC2 Peripheral Town Centre TC3 Outer Town Centre ER Existing Residential NR New Residential NC Neighbourhood Centre BE Business, Enterprise Park/Light Industry & Warehousing I Industrial Uses CP Car parking/Transport Node PU Public Utilities, Services & Facilities CE Community & Educational Facilities RA Recreation, Amenity & Open Space GB Greenbelt LT Leisure Tourism LA Leisure & Amenity TA Transitional Agricultural Use RC Mixed Residential and Commercial LC Local Centre CD Construction & Demolition Waste

Roscommon County Development Plan 2008 – 2014 Cortober Area Plan Page 16

CORTOBER AREA PLAN

TC1 TC2 TC3 ER NC BE CP PU GB LA LT TA USE NR I CE RA RC LC CD Abattoir1 X X X X X X X O X X X X X X X O X X X Advertisements and √ √ O X X √ √ √ O O O X X O √ X O √ O Advertising Structures Agricultural Buildings X X X X X X X X X X X X X X X O X X X Amusement arcade/fair √ √ √ X X √ √ X X X X X X X O X X X X Apartments √ √ √ √ √ O X X X X X X X X O X O O X Bank / Building Society / √ √ √ X X O O X X X O X X X O X X O X ATM Bed and Breakfast X O O O O √ X X X X X X X X √ O X √ X Betting Office √ √ X X X X X X X X X X X X X X X √ X Boarding Kennels X X X X X X X X X X X X X X X O X O X Bring Banks O O O √ √ √ √ √ O X √ O X X X O X √ X Buildings for the health, Safety and welfare of the √ √ √ O O O O X O O √ O X X X X O √ O public Cafe √ √ O X X √ O* X X √ O √ X O* √* O √ O X Caravan Park-Holiday X X X X X X X X X X X X X O √ O X X X Caravan Park-Residential X X O X O X X X X X X O X X O O X X X Car Dismantler X X X X X X X √ X X X X X X X X X X X Car Park2 √ √ √ O O O √ √ √ O O O O* √ √ O O √ X Car Park Multi Storey √ O O X X X O O √ O O X X X O X X X X Cash and Carry/ Wholesale X X O √ X X X √ O X X X X X X X X X O Outlet Casual trading √ √ O X X √ X X X X X X X O* O X O O X Cemetery X X X X X X X X X X √ O √ X X O X X X Childcare Facilities √ √ √ √ √ √ O X X X √ X X √ O O O √ X (Crèche/ Nursery) Cultural Use √ √ O O O O O √ X X √ O X O O O O √ X Community Facility O O O O O O O X X O √ O X O O O O √ X

1 Must all small in town centres where serving a butchers shop 2 Excluding car parking ancillary to other uses such as employees car parking at office.

Roscommon County Development Plan 2008 – 2014 Cortober Area Plan Page 17

CORTOBER AREA PLAN

USE TC C2 C3 ER NR NC BE I CP PU CE RA GB LA LT TA RC LC CD Community Recycling X X X O O X √ √ X X √ X X X X O O √ O Centre Club House and Associated X O O O O O X X X O √ √ X O √ O O X X Facilities Conference Centre √ √ O X X O O X X X O X X X O X O X X Concrete, asphalt, plant, X X X X X X X O X X X X X X X O X X O etc. Construction and Demolition (C&D) Waste X X O X X X O √ X X X X X X X O X X √ Recycling Dance Hall/ Discotheque √ √ X X X X X X X X O X X O O X X O X Doctor/Dentist √ √ O √ √ √ √ O X X X X X O O X √ √ X Drive-through Restaurant X O √ X X X O X X X X X X X O X X O X Education √ √ O O O O O X X X √ X X O O O O √ X Electricity X X X X X X X √ X X X X X X X X X X X generation/power plant Enterprise Centre O √ √ X X O √ O X X √ X X X X X O √ X Enterprise Unit/ Campus O √ √ X X O √ X X X √ X X X X X O √ X Industry Funeral Home O √ √ X O O O O X O √ X X X X O O √ X Garden Centre X X √ X X √ O X X X X O O X X √ X √ X Guesthouse √ √ √ O O O X X X X X X X O √ O √ √ X Hair Dressing Salon √ √ √ O O O √ X X X X X X X O O O √ X Halting Sites/Group X X X O O X X X X X O X X X X O O O X Housing Hazardous Waste Depot X X X X X X X √ X X X X X X X X X X X Health Centre √ √ √ √ √ √ O X X X √ O X O O X √ √ X Heavy Vehicle Park X X X X X X √ √ O O X X X X X X X O X Holiday Homes X X √ X O X X X X X X X X X O X X X X Home Based Economic X O O √ √ O X X X X X X X X X O √ O X Activities Hospital X X X X X X X X X X √ X X X X X X X X

Roscommon County Development Plan 2008 – 2014 Cortober Area Plan Page 18

CORTOBER AREA PLAN

USE TC C2 C3 ER NR NC BE I CP PU CE RA GB LA LT TA RC LC CD Hostel √ √ O O O O O X X X O X X O √ X O O X Hotel/Motel √ √ O O O O O X X X X X X O √ X O O X Household Fuel Depot X X X X X X X O X X X X X X X X X O X ICT Masts X X X X X X X √ X O X X X X X X X X X Industry-Extractive X X X X X X X O X X X X X X X X X X X 3 Industry-General X X X X X X X √ X X X X X X X X X O O Industry-Light X X O X X X √ √ X X O X X X X X X √ X Industry-Special X X O X X X X √ X X X X X X X O X O O Leisure √ √ √ √ √ √ X X X X O O X √ √ O O O X Library √ √ √ O O O X X X X √ X X X X X √ O X Mart /Co-op X X X X X X X √ X X X X X X X O X X X Media Recording and general media associated √ √ O X X √ √ X X X O X X X X X O O X uses Medical and Related √ √ √ O √ √ O X X X √ X X X O X O O X Consultants Motor Sales √ √ √ X X O √ √ X X X X X X X X X O X Outlet/Showroom Municipal Waste X X X X X X X √ X X X X X X X X X X O Incinerator Night-time education use √ √ O O √ O √ X X X √ X X X X X O O X Office Residential √ √ √ O O √ X X X X X X X X X O √ √ X Office based-Industry X X X X X X O √ X X X X X X X X √ O X Offices less than 100m2 √ √ √ O O O O O* X X O X X X O* X √ √ X Offices 100m2 to 1000m2 √ √ √ X X X O O X X O X X X X X O O X Offices over 1000m2 √ √ √ X X X O X X X O X X X X X O X X Open Space √ √ √ √ √ √ X X X X √ √ O O O √ √ √ X Park and Ride Facility X X X X O X √ √ X X O X X X X O X X X Petrol Station X X O X X √ √ √ O X X X X X X O X √ X Place of Public Worship √ √ √ √ √ O X X X X √ X X X X O O √ X

3 General Industry uses include all industrial manufacturing, processing and storage outside the definition of light industry.

Roscommon County Development Plan 2008 – 2014 Cortober Area Plan Page 19

CORTOBER AREA PLAN

USE TC C2 C3 ER NR NC BE I CP PU CE RA GB LA LT TA RC LC CD Plant/ tool hire X O O X O O X √ X X X X X X X O X O X Public House √ √ √ O O O O X X X X X X X O X O √ X Public Services √ O √ O O O O √ O √ √ O X X O O O √ X Public Service Installation √ √ √ X X X X √ O √ X X X X X O O O X Recreational Buildings √ O O O O O O X X X √ O X √ O O √ O X (Commercial) Recreational Facility/Sports X X O O √ X O X X X √ √ O O X √ O √ X Club Recycling Facility < X X X X X X O √ X X X X X X X O X O O 2000sqm Recycling Facility > X X X X X X X √ X X X X X X X O X X O 2000sqm Residential √** √ √ √ √ O X X X X X X X X O O*** √ √ X Residential (Institutional) O O X X √ X X X X X O X X X X O √ √ X Restaurant √ √ √ O O √ O X X X O X X O √ X √ √ X Retail Warehouse O O X X X X √ X X X X X X X X X O X X Retirement X O O O √ X X X X X √ X X X X X O √ X Home/Development Rural Industry-Cottage X X X X X X X X X X X X X X O √ O X X Rural Industry-Food X X X X O X X O X X X X X X O √ O X X Science and Technology X O O X X O √ √ X X X X X X X X X O X Based Enterprise Scrapyard X X X X X X X √ X X X X X X X X X X X Service Garage X X O O O X √ √ X X X X X X X X X √ X Shop (comparison) √ √ X X X X √ X X X X X X X O X X X X Shop (convenience) √ √ √ O √ √ O X X X X X X X O O O O X Shopping Centre √ √ √ X X O √ X X X X X X X O X X X X Shop (neighbourhood) √ √ √ O O √ O X X X X X X X O O O √ X Small Scale Manufacturing O O X X X X √ √ X X X X X X O X O O X Take-away O O O X O O √ X X X X X X O X X O O X Training Centre O O O O O √ X √ X X O √ X X O X O O X Transport Depot X X X X X X X √ √ X X X X X X X X X X

Roscommon County Development Plan 2008 – 2014 Cortober Area Plan Page 20

CORTOBER AREA PLAN

USE TC C2 C3 ER NR NC BE I CP PU CE RA GB LA LT TA RC LC CD Veterinary Surgery O O O O O O O X X X X X X X X √ O √ X Warehousing X X X X X X √ O X X X X X X X X X X X Warehousing (retail/non- X X X X X X √ O X X X X X X X X X X X food, max. 5000m2) Waterbased recreational/cultural O O O X O X X X X X √ √ X O √ O X O X activities Wholesale Warehousing X X X X √ X √ O X X X X X X X X X X X

Note: *If ancillary to main use, will be permitted in principle. ** Exclusively residential proposals in Core Town Centre zones will not normally be permitted. *** Open to consideration in accordance with the Sustainable Rural Housing Guidelines (2005)

Roscommon County Development Plan 2008 – 2014 Cortober Area Plan Page 21

CORTOBER AREA PLAN

8.1 NON-CONFORMING USES

Throughout the Plan area there are uses that do not conform to the zoning objectives. These may include uses that were in existence on 1 October 1964 that subsequently received planning permission or have no permission and may not be the subject of enforcement proceedings.

The improvement of premises accommodating non-conforming uses, including residential properties, will generally be permitted, where the development does not seriously injure the amenities of the area or result in a concentration of development.

The extension of premises accommodating non-conforming uses, including residential properties, will be considered on their merits and may be permitted where the development does not seriously injure the amenities of the area and is otherwise in accordance with the proper planning and development of the area.

Roscommon County Development Plan 2008 – 2014 Cortober Area Plan Page 22