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Draft Creagh Area Development Plan

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Draft Creagh Area Development Plan CREAGH AREA PLAN 1. LOCATION The Creagh area is located to the east of the Ballinasloe Urban District Council boundary on either side of the N6 National Primary Route. Development pressure has increased significantly, particularly for urban generated residential development, primarily due to its edge of town location. 2. AREA FORM The main land use of the area is still predominantly agriculture although there has been a significant increase in development pressures. The proper planning and sustainable development of the area will seek to minimise further ribbon development, pollution from wastewater treatment systems, and the loss of rural amenities. Land use in the Creagh area is influenced by Ballinasloe Urban District. Relative to other large towns, Ballinasloe would appear to have a relatively low population density. This however, is due to large tracts of undeveloped lands including the Western Health Board lands in Creagh. Roscommon County Development Plan 2008 – 2014 Creagh Area Plan Page 1 CREAGH AREA PLAN 3. RESIDENTIAL DEVELOPMENT 3.1 STRATEGIC GOALS • Consolidate residential development in the area and minimise further ribbon development. • Seek an acceptable balance and mix in the provision of social and private housing in order to promote an appropriate social and demographic balance. The continuing designation of Creagh with Special Policy Area status will seek to ensure that further sporadic urban generated single houses and ribbon development will be regulated and constrained. Creagh has Special Policy Area designation in parts, which are not served by mains wastewater disposal, and is unsuitable for safely accommodating the significant residential demand from the adjoining urban area of Ballinasloe. Adequate areas of zoned land are available in Creagh. Appropriate new residential development, especially for estates or clusters of dwellings in Creagh, this will enhance socio-economic development of the area. Policies for Residential Development Policy 1 Require that all new residential accommodation meets the necessary standards of energy consumption, sanitation, and design; which can accommodate persons of all abilities. Policy 2 Ensure that development does not cause or significantly contribute towards the sterilisation of land (i.e. backland) from future development. Policy 3 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 4 Ensure that housing proposals accord with the Development Standards and the Urban Design Guidelines, which will be prepared for the County. Policy 5 Limit new development in 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. Policy 6 Prevent further ribbon development along roads within the limits of the Plan Area and immediately contiguous thereto. Objectives for Residential Development Objective 1 Encourage suitable infill housing developments on appropriate sites within the Plan Area. Objective 2 Encourage increased residential densities in appropriate locations in accordance with the ‘Residential Density Guideline’, 1999 or any subsequent revisions. Objective 3 Assess and ensure that all proposals for housing developments comply with Chapter 12; Development Management Guidelines and Standards Section of the County Development Plan 2008-2014 Roscommon County Development Plan 2008 – 2014 Creagh Area Plan Page 2 CREAGH AREA PLAN 4. INFRASTRUCTURE 4.1 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 Creagh. The Council will examine and, if necessary, reserve and keep free from development, land for a proposed dual carriageway/motorway linking Athlone to Galway. The proposed N6 Ballinasloe to Athlone scheme comprises approximately twenty kilometres of dual carriageway from the eastern end of the proposed Ballinasloe bypass at the eastern bank of the River Suck in the Townland of Tulrush, to a point in Monksland approximately 3.5km west of Athlone Town centre in County Roscommon. The proposed scheme incorporates nine side road crossings and associated side road realignments. The provision of mains waste-water disposal and completion of the proposed dual carriageway/motorway will assist in stimulating new development and increasing the desirability of the area for further investment. It is an objective of the Council to prepare a Local Area Plan for Creagh, which will assist in ensuring proper planning and sustainable development of the area. This Local Area Plan will detail the orderly development of the area for residential and other purposes and will consider, inter alia, appropriate land uses, including motorway services in the vicinity of the proposed dual-carriage way/motorway interchange. The Council will also conduct a Traffic and Transportation Study for Creagh. It is imperative that provision is made for an adequate number of car-parking spaces in Creagh. All development proposals will therefore be required to provide adequate parking arrangements. The Council also 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. Policies for Infrastructure Policy 7 Encourage local bus route initiatives to increase connectivity within the larger urban area. Policy 8 Minimise the number of new accesses points onto Regional and National Routes in order to maintain traffic capacity, and minimise traffic hazard. Policy 9 Ensure that all development proposals in the area fulfil traffic safety and car parking requirements. Policy 10 Provide adequate pedestrian paths and cycle tracks along all main routes in the area to ensure safety and convenient access. Policy 11 Provide formal bus stops/shelters at appropriate locations in the Plan Area. Objective for Infrastructure Objective 4 Upgrade the road between the current N6 National Route and the Shannonbridge Road (R357, Regional Route) to facilitate future residential development. Objective 5 Conduct a Traffic and Transportation Study for Creagh. Identify and reserve free of development a corridor for the Preferred N6 Route. Roscommon County Development Plan 2008 – 2014 Creagh Area Plan Page 3 CREAGH AREA PLAN 5. WATER SERVICES 5.1 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. 5.2 WASTEWATER TREATMENT SYSTEM Proposals to the Department of the Environment and Local Government for the construction of a main sewerage system in Creagh, has been approved. Further development in the area is dependent on suitable wastewater collection and treatment system. 5.3 FLOODING The River Suck located to the southwest of the Plan Area is the main source of flooding within the Ballinasloe Environs. 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. Polices for Water Services Policy 12 Improve the public water supply and sewage treatment network in Creagh. Policy 13 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 14 Have regard to the Groundwater Protection Plan for the area. Policy 15 Ensure that all areas zoned for development within the Plan area are fully serviced with water supply and sewerage disposal. Policy 16 Implement the objectives of the Flood Review Study of Roscommon. Policy 17 Conduct drainage studies of the Plan Area and implement a schedule of works. Objectives for Water Services Objective 6 Carry out extension of water services infrastructure in an appropriate manner that compliments land-use objectives. Objective 7 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 Creagh Area Plan Page 4 CREAGH AREA PLAN 6. INDUSTRY 6.1 STRATEGIC GOALS • Facilitate economic development and employment creation opportunities in Creagh. The Council views the development of Creagh as an important element in sustaining a network of smaller towns, villages and the rural communities of the County. These are the areas where the majority of development, in terms of housing, industry and services, will be channeled. This will be complemented by new development and environmental improvements in the smaller towns and villages and in the rural areas. It is important to the well- being of the county that these centers thrive. 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. Access to employment and a range of services is essential. Consequently, the strengthening of the urban structure and the consolidation of towns and villages as
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