Chapter 11 Land Use Zoning Objectives And Development Standards And Guidelines
Part A - Land Use Zoning Policies and Objectives
Part B - Development Standards and Guidelines
The Council is required to control development to ensure that permissions granted under the Planning and Development Act 2000 are consistent with the policies and objectives of the development plan. This part of the plan is concerned with the standards and guidelines, which will be applied to development proposals. Provision is made for a flexible application of standards and guidelines, in particular circumstances where proposed development is otherwise consistent with the proper planning and development of the area and achieves high urban design quality. The achievement of the policies and the objectives of the plan and the encouragement of good design, rather than the mechanistic application of development control standards, will be the aim of development control.
Matters other than the specific provisions of the development plan may be considered in dealing with applications for permission to carry out development, or in deciding on the serving of enforcement notices against unauthorised development. While the provisions of the plan are the main basis of assessment of development proposals, compliance with the standards and guidelines of the plan does not in itself ensure that a development proposal will be considered acceptable in its entirety.
Many legally established uses exist in locations where they do not conform to the designated land use zoning objective set out in the plan. Extensions to or improvements of premises accommodating these non conforming uses may be granted, where the proposed development would not be injurious to the amenities of the area, and would not prejudice the proper planning and development of the area.
Part A - Land Use Zoning Policies And Objectives
11.2 Land Use Zoning General
11.2.1 Institutional and Community CF
11.2.2 Natural Heritage, Recreation and Amenity RA
11.2.3 Agricultural Area A
11.2.4 Agricultural Area G
11.2.5 Industrial I
11.2.6 Commercial/Industrial CI
11.2.7 City Centre CC
11.2.8 Residential R and LDR
11.2 Land Use Zoning General
The development plan sets out the land use zoning objectives for different areas within the city and indicates the examples of uses that may or may not be acceptable within each use zone. Zoning seeks to promote the development of uses that achieve the objectives for the area concerned and to prevent the development of incompatible uses. Nine land use zonings are utilised in the plan to indicate the various objectives for these areas (Table 11.1).
Table 11.1 - Land Use Zones and Zoning Objectives.
The land use zoning objectives in the chapters of this development plan give an indication of the acceptability of new uses in each zone. They are intended as a guideline and are not exhaustive. Under each land use zoning examples of uses which are compatible with and contribute to the zoning objective are specified. Examples of uses shown as “Uses which may contribute to the zoning objectives, dependent on the location and scale and the proposed development”, are uses which may not be considered acceptable in principle in all parts of the relevant land use zoning objective and will only be accepted where the Council is satisfied that the use would not have undesirable consequences for prevailing uses. A use that is not compatible or does not contribute to the specific land use zoning objective will not be permitted in that land use zone. Uses not cited as examples of uses but which fulfil the land use objective shall be considered in relation to general policy and to the zoning objectives for the area in question.
Uses which are temporary in nature, may be considered by the Council as uses that are compatible and contribute to the zoning objective.
In the boundary areas of adjoining zones it is necessary to avoid developments which would be detrimental to the amenities of the more environmentally sensitive zones. For instance, in areas abutting residential zones a particular proposal may not be acceptable which could be acceptable in other parts of the zone. Where a site for a proposed development straddles the boundary of different land use zones the permitted density on the overall site will be an average between the different zones subject to residential amenity.
In advance of the adoption of the Local Area Plans for Ardaun and Murrough minor developments in the LAP zoning which will not prejudice the aims of the Local Area Plans will be considered. These uses shall be compatible with and contribute to the G zoning objective.
11.2.1 Institutional and Community CF Land Use Zoning Objectives
The following are specific development objectives for a number of CF zones throughout the city:
• CF lands at Merlin Park comprising approximately 34 hectares. The Council will consider the development of these lands for institutional or community facilities use either by the Health Services Executive or another institution and will not permit residential, commercial or industrial development.
• CF lands south of the Old Dublin Road opposite the GMIT comprising approximately 3.30 hectares. The Council will consider the development of these lands for institutional or community facilities use either by the GMIT or another institution and will not permit residential, commercial or industrial development.
• CF lands south of the Railway Line at Renmore occupied by the Defence Forces comprising approximately 9 hectares. The Council will consider the development of these lands for institutional or community facilities use either by the Defence Forces or another institution and will not permit residential, commercial or industrial development.
• CF lands at Fisheries Field, (Earls Island). The Council will consider the development of part of these lands for residential and or commercial use of a residential nature, where a significant cultural facility is proposed as part of the development, subject to other planning considerations in particular design standards, traffic safety and environmental suitability.
• CF lands north of the Western Distributor Road. The Council will reserve for use primarily as a school those lands located between Barna Stream and Ballymoneen Road.
• CF lands between Ballybaan Church and Ballybaan Community Centre. The Council will consider the development of these lands for community based enterprise units with adequate landscaping following consultation with residents group and other relevant bodies.
11.2.2 Natural Heritage, Recreation and Amenity RA Land Use Zoning Objectives
The following are specific development objectives for a number of RA zones throughout the city:
• RA lands in the areas of Ballybaan and Ballinfoile, the Council will consider the provision of community services and infill residential developments on existing open space, where it is shown that the open space is obsolete and where the recreational requirements and residential amenity is not prejudiced.
• RA lands located west of the Galway Golf Club and south of the Coast Road, the Council will consider the provision of surface car parking on lands adjoining the site of the existing hotel and shop.
• RA lands privately owned by NUI Galway, comprising of 36.98 hectares, but not including the strip of land zoned RA located between the River Corrib and university (CF) lands. The Council will consider the development of these lands for university and related uses which are compatible with and contribute to the CF zoning objective.
• RA lands located at Ballybrit Racecourse, the Council will consider the use of existing catering facilities for suitable commercial purposes including: conferences, exhibitions, agricultural or similar shows and park and ride facilities.
• RA lands in Rahoon, south of the Western Distributor Road and adjoining the site reserved for school use, the Council will consider a portion of these lands for school use and for the provision of an access to the site as indicated on the development plan map should the need arise.
• RA lands north of Dublin Road and south of CF zoned lands at Merlin Park Hospital. The Council will consider the use of the lands occupied by the existing dwelling and a small portion of adjoining lands for an elderly care facility where removal of trees will be kept to a minimum.
Fig 11.1 Site at Barna Woods (top, below)
• RA Lands located adjacent to Barna Woods. The Council will consider the granting of permission for dwellings on a minimum 0.4 hectare site to immediate members of families of persons who are landowners, where the sylvan character of the area is maintained.
Fig 11.2 Menlo Park Hotel (middle, above)
• RA lands in front of the Menlo Park Hotel adjacent to the Skerrit Roundabout. The Council will consider the development of a leisure centre and swimming pool, both located underground with minimal effect over-ground, as part of the overall hotel development.
Fig 11.3 Site at Huntsman Pub (bottom, above)
• RA lands at Lough Atalia adjacent to the Huntsman Pub, the Council will consider the development of these lands for indoor and outdoor recreational uses where are complementary to the use of Lough Atalia as an amenity area.
11.2.3 Agricultural Areas A Land Use Zoning Objectives
11.2.4 Agricultural Areas G land Use Zoning Objective
11.2.5 Industrial I Land Use Zoning Objective
The following are specific development objectives for a number of I zones throughout the city:
• Lands zoned I at Rahoon, comprising approximately 29 hectares, the Council will consider the development of these lands for a technology/business park. Development proposals in line with this objective must achieve a parkland setting compatible with residential amenity of existing and future adjoining housing areas.
• Lands zoned I at Lough Atalia between the railway line and the seashore comprising of approximately 16.2 hectares. Development on this site will be limited to activities relating to harbour expansion and industries which must be located adjacent to the harbour for a viable existence, provided however, that the processes involved are environmentally acceptable and do not interfere with residential amenity of nearby housing developments. In the event of these lands becoming redundant for these purposes, the Council will consider the regeneration of the area to mixed uses of a nature and scale compatible with preserving the role of the city centre and of a design that would contribute to optimising the siting of such a development on the shoreline in a sustainable manner.
• Lands zoned I at Royal Tara site, Connolly Avenue. The Council will consider the development of this site for residential purposes, subject to an acceptable design and layout in the context of Tara Hall.
• Lands zoned I at Ballybrit Business Park (north of the dual carriageway, blocks 1-7) and at Rahoon. On these lands within existing constructed office space (completed pre-2004 ) change of use to general office space that is non-technology or processing based office use, will be open to consideration subject to the following:
a) Where such office space will not be dedicated to grouped professional practices/services.
b) Where it can be demonstrated that there is adequate car parking spaces provided for such office use that is one space per 50 m2 of gross floor area.
• Site zoned I located on Rahoon Road (trading as T.O’Higgins Maunfacturing Ltd.). The Council will consider the development of this site for CI uses subject or a maximum gross floor area of 7,760 m2 and subject to existing CI zoned lands on Shantalla Road being redeveloped for housing. Any proposed development shall maintain the existing Rahoon Road building line and include appropriate landscaping.
11.2.6 Commercial/Industrial CI Land Use Zoning Objective
The following are specific development objectives for a number of CI zones throughout the city:
• Retail, except for bulky goods /local retailing needs, will not be permitted on lands adjoining and zoned CI on the Dublin Road, Wellpark Road, Sean Mulvoy Road, Tuam Road, Sandy Road, Headford Road/Bothar na Treabh (north of the Bodkin Roundabout i.e. Motorpark and Dunnes Stores area, Doughiska Road (West of ) and Seamus Quirke Road.
• Retail development of a nature appropriate to the city centre will be considered on the Headford Road (south of the Bodkin roundabout) only when, there is a strong case of demonstrable need which cannot be met within the CC zone in a reasonable time period. An arts/cultural facility will be required in conjunction with any major re/development of these lands.
• CI lands at Rahoon will operate as a district centre*, as well as providing for the other uses permissible in the CI zone, community centre, commercial leisure uses, which would by virtue of their use and scale serve the needs of the surrounding residential area. Industry of an appropriate type and scale may be permissible on these lands where it is suitably located with reference to the adjoining industrial lands.
• Retail uses on these lands are acceptable where they are of a type and scale appropriate to a district centre and where convenience goods sales are restricted to 3,000 m_ (noting that there is a grant of planning permission for a supermarket/mall development on the lands) and where comparison goods sales are restricted to a maximum net retail sales area of 10,000m_. In addition consideration will be given for a limited amount of retail warehousing/bulky goods as part of an overall development but only where provision is made for district centre* uses and uses as described above.
• Any comprehensive development of the site shall include for a reasonable proportion of residential development incorporated into the overall scheme.
• Development of these lands will only be considered following agreement on an overall layout for the area which will include for landscaping and boundary treatment compatible with the adjoining residential development and will also include for the provision of a civic open space.
• CI lands at Doughiska comprising approximately 3 hectares. Commercial development on these lands will be considered provided that the processes involved are environmentally acceptable and would not interfere with the residential amenity of adjacent housing developments. Commercial development on a scale, which will serve the needs of the surrounding residential areas will be considered. In this regard retail proposals will be assessed with reference to the impact that it may have on the existing retail structure of the city including established neighbourhood and local shops in the vicinity.
• Lands zoned CI at the following locations will operate primarily as neighbourhood centres*:
- Rahoon - adjoining and south of the Western Distributor Road
- Ballymoneen West - adjoining and south of the Western Distributor Road
- Doughiska - adjoining and south of the Monivea Road.
- Joyces Shopping Centre - located between and adjoining the Kingston Road and Shangort Road.
• Offices appropriate to the CC zoning will only be considered on lands adjoining and zoned CI on the Headford Road, Sean Mulvoy Road, Tuam Road (south of Eastern By Pass Road) and Moneenageisha Road. Lands abutting Seamus Quirke Road but not including the land of Westside Shopping Centre.
• Residential development on the full extent of CI zoned sites will only be considered on the Connaught Laundry site, CI Zoned lands on Shantalla Road and CI zoned lands at Nuns Island. The density of any residential development on these sites will have regard to the surrounding context.
• CI lands at the Harbour Area South East of the Lough Atalia Road comprising approximately 5.3 hectares, the Council will consider the redevelopment of this Harbour area for leisure, cultural and recreational facilities. Limited commercial development will be considered where it does not adversely effect the overall function of the city centre. A minimum residential content on this site equivalent to 30% of the proposed gross floor area of any major new development will be required. A arts/cultural facility will be required to be included on the lands. Where the proposed development makes a contribution to urban character a higher plot ratio than 2:1 will be considered. In advance of redevelopment it will be necessary to have an acceptable overall development scheme for the site before any significant development is permitted.
• CI lands at Briarhill: CI uses on this site shall facilitate office and bulky goods and will exclude supermarkets/food-stores and restaurants.
• CI lands at Leaders, Tuam Road, comprising of approximately 1.2 hectares: Residential uses will be excluded from this site.
11.2.7 City Centre CC Land Use Zoning Objectives
The following are specific development objectives for a number of CC zones throughout the city:
• CC lands at Ceannt Station Area, comprising approximately 5.5 hectares. The Council will consider the development of these land for mixed use commercial development, including for retail and residential. The development shall provide for an improved transportation interchange and associated car parking and shall provide linkages with the existing shopping areas. A minimum residential content on this site equivalent to 30% of the proposed gross floor area of any major new development will be required. A arts/cultural facility will be required to be included on the land. Any development will have to have regard to the protected structures and industrial archaeology on the site. Where the proposed development makes a significant contribution to urban character, a higher plot ratio than 2:1 will be considered. It will be necessary to have an acceptable overall development scheme for the site before any significant development is permitted.
• CC lands at Newtownsmith comprising approximately 0.26 hectares. The Council will consider the development of these lands for uses appropriate to the CC zone provided that the old city electricity generating works are retained and incorporated into any proposed scheme. The maximum plot ratio permissible on this site is 1.5:1 and any development within the rear portion of the site should be within a parkland setting so that the built environment does not unduly intrude on the open semi-rural character of the river.
• CC land at 6,8,10,12 and 14 St. Augustine Street. Any required development on these sites to facilitate change of use shall not materially alter the elevation of the existing buildings or interfere with the integrity of the terrace.
11.2.8 Residential R and LDR Land Use Zoning Objectives
The following are specific development objectives for a number of R zones throughout the city:
• Development of lands at Doughiska adjoining the Eastern Approach Road shall incorporate the provision of an 18 m wide strip of landscaped open space abutting this road.
• The Council will consider the granting of permission for a fire station on residentially zoned lands adjacent to the Morris Roundabout.
• The Council will consider the granting of permission for small scale commercial use on the ground floor of the Dun Aengus development on Dock Street.
• The Council will consider the granting of permission of commercial use on the ground floor of No. 11 Woodquay.
• Lands zoned R adjoining CI zoned lands at Doughiska (adjoining and south of the Monivea Road) may be developed for surface car parking with a maximum provision of 200 car parking spaces which shall be provided only in conjunction with the development of a neighbourhood centre, (as defined in the DOEHLG- Retail Planning Guidelines for Planning Authorities, 2000).
• For lands zoned R in the areas of Ballybaan and Ballinfoile consideration will be given for community services and infill residential developments on existing open space, where it is shown that the open space is obsolete and where the recreation requirements and residential amenity is not prejudiced.
• Provide for local centres to facilitate local convenience shopping and services. These facilities will be accommodated on specific lands in Castlegar and in the general vicinity of lands at Ballinfoile, Doughiska, Roscam,Clybaun and Ballyburke as indicated on development plan maps.
• R lands at Nun’s Island (St. Joseph’s school site).The design of residential development shall have regard to the streetscape context and shall also contribute to the protection and enhancement of the adjacent waterways.
• R lands south of the Dublin Road, Castlegar Hurling pitch: The strip of land adjoining the road boundary shall be reserved free from development and the existing trees be retained and additional trees planted along the road to ensure that the visual impact of any development is minimised.
• R lands at Cappagh: Development on these lands shall be limited to one house only.
The following lands zoned R have the following specific development objectives, subject to design, environmental requirements and traffic safety. See associated maps:
Fig. 11.4
West of Headford Road (top, below)
• Only 2 vehicular access points will be permitted
unless alternative arrangements are acceptable on
traffic safety grounds.
• Residential development on these lands shall, by
means of density distribution, layout and design,
assimilate into the topography of the site and shall
not break the ridgeline.
Fig. 11.5
North of Bothar na Coiste (middle, above)
• Layout of residential development, and associated
communal space shall have regard to the adjacent
land, zoned RA.
• Layout of residential development and boundary
treatment shall have regard to the protected views
from the Headford Road.
• Any development on these lands shall include for
retention of the lake and incorporation of this feature
into the development as an ecological amenity in
addition to any open space requirements.
Fig. 11.6
North West of Tuam Road: Castlegar (bottom, above)
• Development will only be permitted when main
drainage becomes available.
• Limited access will be allowed onto the Tuam Road.
• No major access will be allowed onto the Castlegar
Road.
• Layout of residential development shall protect the
existing cemetery site.
Fig. 11.7
Undeveloped residentially zoned land North West of Western Distributor Road
• In this general area, residential development on the
higher slopes shall, by means of density distribution,
layout and design, assimilate into the topography of
the site and protect the ridge view.
The following are specific development objectives for a number of LDR zones throughout the city:
• LDR lands at Coolagh road, opposite Crestwood: Development shall be limited to one house only.
• LDR lands at Allingham (Menlough): Development on these lands shall be limited to one house only.
• LDR lands at the junction of Gentian Hill: Development on these lands shall not exceed a density of 13 houses per hectare and shall be restricted to single storey dwellings.
• LDR lands at Ballagh: Development on these lands shall be limited to one house only.
The following lands zoned LDR have the following specific development objectives, subject to design, environmental requirements and traffic safety: Communal Open Space and recreational facilities may be a requirement in certain circumstances.
Fig 11.8
LDR Curragreen (top, below)
• Development shall generally have a maximum density
of 5 houses to the hectare.
• Where possible hedgerows and stone walls shall be
retained, and supplemented by appropriate
landscaping.
Fig. 11.9
LDR Old Dublin Road (bottom, above)
• Development shall generally have a maximum
density of 5 houses to the hectare.
• House design shall be single storey, dormer or have a
low profile ridge line.
• Where possible hedgerows and stone walls shall be
retained.
Fig. 11.10
LDR Rosshill House and adjacent lands (top, below)
• The maximum plot ratio density of 0.2:1 shall only
be considered following agreement on an overall
layout of the area. This layout will have regard to
the areas zoned RA, the tree coverage, the existing
pillars and stone walls.
• Satisfactory main drainage arrangements will be
required to achieve the above density.
Fig. 11.11
LDR Roscam Pitch and Putt and adjacent lands (2nd top, above)
• The maximum plot ratio density of 0.2:1 shall only
be considered following agreement on an overall
layout of the area.
• This layout will have regard to the sylvan character
of the site, and where appropriate the protection of
existing trees and the Roscam Folly.
• Satisfactory main drainage arrangements will be
required to achieve the above density.
Fig. 11.12
LDR Roscam Village (3rd top, above)
• Development shall generally have a maximum
density of 5 houses to the hectare.
• Where possible hedgerows and stone walls shall be
retained.
• Protected views shall be preserved.
Fig.11.13
LDR Merlin Park Lane, Doughiska Road (bottom, above)
• Development shall generally have a maximum plot
ratio of 0.2:1
• A maximum density shall only be achieved subject
to the provision of adequate screening by use of
existing trees and hedgerows, the retention of
which shall form an integral part of an overall
layout of the area.
Fig. 11.14
LDR Doughiska (top, below)
• Development shall generally have a maximum density
of 5 houses to the hectare.
• Where possible existing hedgerows, trees and stone
walls shall be retained.
Fig.11.15
LDR Brierhill (2nd top, above)
• Development in A & C: a maximum density of 5
houses to the hectare shall only be considered
following agreement on an overall layout of the area.
• Development shall be low profile single storey with a
maximum ridge height of 5.5m above existing ground
floor level, except for the sites fronting onto the
Doughiska Road and the Old Ballybrit Road.
• Development in B: development shall not exceed a
plot ratio of 0.2:1
Fig. 11.16
LDR Parkmore (3rd top, above)
• Development shall generally have a maximum density
of 5 houses to the hectare.
• Where possible hedgerows and stone walls shall be
retained.
Fig. 11.17
LDR Tuam Road (bottom, above)
• Development in A & C:The maximum density of 5
houses to the hectare shall only be considered
following agreement on an overall layout of the area.
• Residential development on the higher slopes shall,
by means of layout and design, assimilate into the
topography of the site and protect the ridge view.
• Development in B: development shall not exceed a
density of 12 houses to the hectare.
Fig.11.18
LDR Carraig Ban (top, below)
• Any infill development or extensions shall have regard
to the existing pattern of development.
Fig.11.19
LDR Ballindooley (2nd top, above)
• In order to maintain the established character of the
area, development shall generally not exceed a
density of 5 houses to the hectare.
• Where possible hedgerows and stone walls shall be
retained.
• All development shall take cognisance of the road
proposed.
Fig.11.20
LDR Chestnut Lane & Barnacranny (3rd top, above)
• Development shall generally have a maximum density
of 2.5 houses to the hectare.
• Where possible hedgerows and stone walls shall be
retained.
Fig.11.21
LDR at Circular Road (bottom, above)
• Development shall generally have a maximum density
of 5 houses to the hectare
• Where possible hedgerows and stone walls shall be
retained.
Fig.11.22
LDR Ballagh (top, below)
• Development shall generally have a maximum
density of 5 houses to the hectare.
• Where possible hedgerows and stone walls shall
be retained.
Fig. 11.23
LDR Headford Road (bottom, above)
• Development shall generally have a maximum
density of 5 houses to the hectare.
• Where possible hedgerows and stone walls shall
be retained.
Part B – Development Standards
General Development Standards and Guidelines
11.3 Residential Development
11.3.1 Outer Suburbs
11.3.2 Established Suburbs
11.3.3 Inner Residential Areas
11.3.4 City Centre Residential Areas
11.4 City Centre Area
11.4.1 General
11.4.2 Plot Ratio
11.4.3 Residential Content
11.4.4 Open Space Requirement
11.4.5 Uses
11.4.6 Shopfronts
11.4.7 Advertisements
11.5 Salthill
11.5.1 Plot Ratio
11.5.2 Uses
11.6 Village Envelopes
11.7 Commercial and Industry
11.7.1 General
11.7.2 Site Coverage and Plot Ratios
11.7.3 Open Space Requirements
11.7.4 Residential Content
11.8 Transportation
11.8.1 Parking Space Requirement
11.8.2 Cycle Parking
11.8.3 Hackney Offices
11.9 Waste Management
11.9.1 Commercial Developments
11.9.2 Residential Developments
11.9.3 Industrial Developments
11.9.4 Waste Management Facilities
11.9.5 Construction and Demolition
11.10 Agriculture
11.10.1 Agricultural Development in A and G zones.
11.10.2 Residential Development in A Zone
Specific Development Standards
11.11 Childcare Facilities
11.12 Community / Educational Facilities
11.13 Built Heritage
11.14 Petrol Filling Stations
11.15 Telecommunication Infrastructure and Installations
11.16 Renewable Energy Sources
11.17 Outdoor Events
11.18 Street Furniture, Signs and Structures
11.19 Water Quality
11.20 Development Contribution Scheme
11.21 Access for All
General Development Standards and Guidelines
11.3 Residential Development
Planning applications for residential development will have to have regard to the following standards and guidelines and the policies of the development plan. Given the different character of residential neighbourhoods in the city, the standards are divided into Outer Suburbs, Established Suburbs, Inner Residential Areas and City Centre Residential Areas. Where residential development is permitted on lands other than residentially zoned lands, the neighbourhood policies as defined in chapter 2, shall generally apply.
11.3.1 Outer Suburbs
11.3.1 (a) General
• All relevant residential development shall comply with the requirements of the Housing Strategy.
• Planning applications for residential developments on sites over 2 hectares in area shall include a design statement that demonstrates the relationship between the proposed development to the site context, adjoining developments, the achievement of safe and convenient movement within the site, and how existing features are to be used.
• Residential development shall be laid out in such a way so as to maximise accessibility to local services, public transport and to encourage walking and cycling.
• Pedestrian, cycle and vehicular movement shall be convenient, safe and integrated into the overall layout of the development.
• The layout of all new residential development shall have regard to adjoining developments and undeveloped zoned land. Where appropriate, linkages and complementary open spaces shall be provided between adjoining developments.
• Innovative layouts, including courtyard developments, shared open spaces and the clustering of dwellings shall be used, where appropriate, to achieve high standards of amenity.
• Existing hedgerow, trees and stone walls shall be retained where feasible. A landscaping scheme including hard and soft landscaping, where appropriate, shall be designed as an integral part of the development.
• Clear recognition where feasible shall be given to the importance of field boundary features (hedgerows, tree lines, stone walls) and watercourses as ecological corridors.
• A plot ratio (see glossary) of 0.46:1 for residential development shall not normally be exceeded.
• Residential developments of 10 units and over shall normally provide mix in type of residential units.
• Non residential development shall be considered at appropriate locations on residentially zoned lands where it is of a scale that serves the local need and where the requirements are satisfied.
• Plot ratio for commercial, leisure, community and mixed developments on residentially zoned lands shall not normally exceed 1:1. On distributor roads or other major access roads where commercial development will contribute to the quality of urban design and is otherwise acceptable a higher plot ratio may be considered.
• Where commercial developments are acceptable on residentially zoned land, 10% of the area of a site, shall normally be provided as open space. Where the development includes residential uses, communal and private open space standards in 11.3.1(c) shall apply.
• Childcare facilities shall be provided within residential development as indicated in 11.11 and Chapter 6.
• All roads, footpaths, sewers, drains and water supply in residential developments, shall comply with Dept. of the Environment and Local Government Recommendations for Site Development Works for Housing Areas 1998 and any additional specification required by the Council.
11.3.1 (b) Standards for Roads and Streets in New Residential Development:
Local Collector Roads: These roads form the link between distributor roads and residential areas. Any road, which serves more than 400 units or forms part of a scheduled bus route, must be of Local Collector Road standard. These roads may have residential and commercial frontage and there may be significant movements of pedestrians and cyclists. The following apply:
• Measures for pedestrians and cyclists will be included for in the design
• Direct access to individual dwellings and parking spaces will generally not be acceptable.
• Buildings which face onto these roads shall be of a scale appropriate to the width of the road and associated open areas.
• Designs should not provide unnecessarily wide roads since these encourage higher speeds.
• The use of tree planting in verges is encouraged.
• Road shall meet requirements of the Department of Environment, Heritage and Local Government: Traffic Management Guidelines, 2003 with respect to geometric and visibility standards.
Major Access Roads: These roads are the main links within housing areas serving between 100-400 units. These roads may have direct access and may have some parking. These roads should allow for ease of pedestrian movement and crossing. For these roads the following apply:
• Measures for pedestrian and cyclists will be included for in the design.
• Individual access from dwellings within 20m from a junction of a major access road with Local Collector Road and will generally not be permitted.
• A 1.8m footpath is generally required on each side of the carriageway.
• Where verges are required, the minimum width is 1.0m rising to 1.8m where services are to be laid.
• Where appropriate trees should be planted in the verges.
• Buildings, which face onto these roads, shall be of a scale appropriate to the width of the road, parking and associated open spaces.
• Road shall meet requirements of the Department of Environment, Heritage and Local Government: Traffic Management Guidelines, 2003 with respect to geometric and visibility standards.
Minor Access Road/Street: These generally serve small groups of houses up to fifty dwellings, with direct dwelling access and parking. These can take the form of ‘home zones’ or have shared surfaces. These surfaces can be shared between pedestrians, cycles and vehicles. For these roads/streets the following apply:
• Where a carriageway is provided the width shall be 5.0 – 5.5m.
• Generally 1.8m footpaths are required.
• Where shared surfaces are provided a road/street shall have varying width, with a minimum width of 4.8m and a maximum of 6m.
• Design of a road/street should encourage the use of the shared space for amenity purposes and ensure the safety of other people using the shared space.
• Road shall meet requirements of the Department of Environment, Heritage and Local Government: Traffic Management Guidelines, 2003 with respect to geometric and visibility standards.
11.3.1 (c) Amenity Open Space Provision in Residential Developments
All residential developments shall provide for amenity open space areas made up of the following ratios:
Communal Open Space
• Communal recreation and amenity space is required at a rate of 15% of the gross site area.
• Where acceptable ‘home zones’ are proposed the shared spaces shall be regarded as communal open space but shall not exceed one third of the total communal open space requirement.
• Lands zoned for Recreation & Amenity use (RA) shall not be included as part of the open space requirements or used for density calculation for housing developments.
Communal open space in all types of residential development should:
• Be visually as well as functionally accessible to the maximum number of dwellings within the residential area.
• Be adequately overlooked by residential units.
• Integrate natural features (for example natural contours, outcrops of rock), where appropriate, as part of the open space.
• Be viable spaces, linked together where possible, designed as an integral part of the overall layout and adjoining neighbouring communal open spaces.
• Not include narrow pedestrian walkways, which are not overlooked by house frontages.
• Create safe, convenient and accessible amenity areas for all sections of the community.
• Generally no rear boundaries should face onto public open space. Blank gables shall not, generally face onto roads or streets. Side boundary walls which face onto public open space should be minimised.
In all proposed residential development over ten units a recreational facility shall be provided as part of the communal open space. The recreational facility should be provided to serve the needs of the residents and should reflect the profile of future residents, the scale and type of development. Indicative examples of recreational facilities for different sizes of developments are shown in table no.11.2. The Parks Departments will give further guidance in relation to any proposed recreation facility.
Table No 11.2 - Indicative Examples of Recreational Facilities for Different Sizes of Residential Developments.
Private Open Space
• Private open space (areas generally not overlooked from a public road) exclusive of car spaces shall be provided at a rate of not less than 50% of the gross floor area of the residential unit.
This open space should where practicable relate directly to the residential unit, which it serves. Some sites will not have the facility to accommodate all of the required provision of the total private amenity space directly and satisfactorily adjoining each individual unit. Therefore, in certain site conditions and development types, provision of private open space may be made up of areas of communal open space, for example, in apartment developments provision of private open space may be made up of areas of communal open space, balconies or terraces.
The scale of proposed extensions shall ensure that an adequate level of private open space is retained on site.
11.3.1 (d) Overlooking
• Residential units shall not directly overlook private open space or land with development potential from above ground floor level by less than 11 metres minimum.
• In the case of developments exceeding 2 storeys in height a greater distance than 11 metres may be required, depending on the specific site characteristics.
11.3.1 (e) Distance between Dwellings for new residential deveopment.
• The distance between side gables and side boundaries of detached and semi-detached dwellings with a gross floor area of 200m2 or over shall normally be 3 metres minimum.
• The distance between side gables and side boundaries of detached and semi-detached with a gross floor area of less than 200m2 or over shall normally be 1.5 metres.
• Within all other residential developments the distance between buildings shall be sufficient, to provide a good layout and context for the development.
11.3.1 (f) Car Parking Standards
In order to provide for flexibility in residential layouts the following are options for car parking requirement are required:
• 2on-site spaces per dwelling and 1 grouped visitor space per 3 dwellings or
• 1on-site space per dwelling and 1 grouped visitor space per dwellings or
• 1.5 grouped spaces per dwelling and 1 grouped visitor space per 3 dwellings
• 3 spaces for houses over 200m2 and I grouped visitor space per 3 dwellings
• 1 space for one bedroom residential dwellings and 1 grouped visitor per 3 dwellings
These standards should not be exceeded unless acceptable additional need can be demonstrated.
Where on site car-parking space is to be provided in the front garden the following standards shall apply:
• The front garden depth shall be minimum of 8m.
• For on site car parking accommodation for existing dwellings a lesser depth may be acceptable.
• The car parking space shall be 2.5m x 5m minimum.
• The vehicular entrance shall not normally exceed 3m in width, and where feasible the maximum extent of boundary wall/hedging shall be retained.
• Where gates are provided they shall not open outwards.
• Front gardens shall not be completely dedicated to car parking.
To prevent the area to the front of small apartment developments being completely dedicated to car parking, the parking area shall be visually broken up.
Car parking rows shall be broken up with trees, planters or some other feature which shall soften the visual impact of the car parking areas at a minimum interval of 6 car parking spaces.
Where grouped parking is provided, the parking shall be dispersed throughout a residential development. Group car-parking spaces shall not be allocated to individual residential units.
Where possible the grouped car parking shall be surfaced in a different material treatment or colour to the road surface.
11.3.1 (g) Cycle Parking Standards
• In residential developments, where appropriate, bicycle parking should be provided at a rate equivalent to 25% of the number of visitor car spaces required, subject to a minimum provision of one cycle stand. Where compliance this standard is not deemed appropriate a transportation contribution will be levied accordingly
11.3.1 (h) Bin Storage Standards
• 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 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.
• Bin storage shall generally be on the ground floor of developments, be screened from public view and adjacent to the block it serves.
Fig.11. 3 - Proposed Bin Stores in Merlin Park
11.3.1 (i) Conversion and Subdivision of Dwellings
a) Small extensions or conversions for use as a studio, office, childcare facility or small enterprises by the occupier of the dwelling, at a scale as would not unduly interfere with the primary use of the dwelling as a private residence or adversely affect the general residential amenity will be considered. This may also apply with the exception of childcare facilities to existing dwellings in agricultural zoned areas.
b) Conversion or subdivision of exceptionally large residential units to apartments will be considered under certain circumstances. Part conversion to commercial units will only be considered where it can be demonstrated that the proposed use serves a local need and/or is located with an established commercial area. Part conversion will only be considered when the building is adjacent to commercial premises, adjoining major traffic routes or located on particularly large sites, where the character of the area is not adversely affected. The assessment of such proposals would have to take into consideration the established character of the area, residential amenity, recreation and amenity space, parking, traffic considerations, etc.
11.3.1 (j) Self Contained Residential Units
Self-contained residential units will be considered when:
• The unit is an integral part of the main dwelling capable of re-assimilation into the dwelling. Specific prior grant of planning permission is required for consequent subdivision of the site. This will be generally be discouraged on amenity grounds.
• The unit is an addition to the existing structure or a garage conversion and shall generally be located at the side as opposed to the rear garden of the existing house.
• The floor area of the unit does normally exceed the equivalent of 25% of the floor area of the existing house.
• Self contained units will only be considered so long as the owner of the premises lives in the unit or the remainder of the premises as a main residence.
11.3.2 Established Suburbs
As per standards for Outer Suburbs except:
11.3.2 (a) General
• In the interests of sustainability and urban design, higher densities may be appropriate when new residential development or commercial/community development has regard to the prevailing pattern, form and density of these areas.
11.3.2 (b) Amenity Standards
• Shall be as per Outer Suburbs except in certain circumstances where the established form and layout would deem a reduction in these standards appropriate in the interests of sustainability and urban design.
11.3.2 (c) Car Parking Standards
• 1 on-site per dwelling and 1 grouped visitor per 3 dwellings or,
• 1 space per dwelling if grouped.
Reduction in theses standards for ACA’s may be considered appropriate where the provision of car parking would adversely effect the architectural character of the area. In this case a transportation contribution will be required.
Generally, these standards should not be exceeded.
11.3.3 Inner Residential Areas
As per standards for Established Suburbs except:
11.3.3 (a) Car Parking Standard
• Maximum 1 car parking space per dwelling:
For new developments in the inner residential areas where a reduction in car parking standards is considered acceptable by the planning authority on grounds of urban design or sustainability, a transport contribution will be levied in lieu of on-site parking spaces.
11.3.4 City Centre Residential Areas
As per standards for Outer Suburbs except:
11.3.4 (a) General
• New commercial development will not normally be permitted in residentially zoned land in the city centre.
11.3.4 (b) Open Space
• When residential content is proposed in commercial developments in the city centre an area the equivalent of 30% of the gross floor area of residential content shall be provided as open space except in certain circumstances where the established form and layout would deem compliance with this standard inappropriate.
11.3.4 (c) Bin Storage
Adequate storage for waste disposal shall be provided on site.
11.3.4 (d) Car Parking Standard
• Maximum 1 car parking space per dwelling:
For new developments in the city centre residential areas where a reduction in car parking standards is considered acceptable by the planning authority on grounds of urban design or sustainability, a transport contribution will be levied in lieu of on-site parking spaces.
11.4 City Centre Area
11.4.1 General
The planning authority shall take into account the following standards and guidelines when considering the design and layout of development in the CC zone in so far as they relate to a particular development proposal in the city centre.
• Maximum densities shall only be attainable under optimum site conditions having regard to criteria such as height, open space and protection of amenities.
• Adequate space must be available for on site storage of materials and waste, loading and unloading, on site circulation of vehicles and parking for motor vehicles and bicycles, where appropriate.
• Adequate provision should be made for storage of goods and materials within the building. Where such space is not provided such goods and materials, if they are to be stored outside, shall be stored in a designated storage area.
• Potential noise and air nuisances and lighting arrangements shall be addressed at the design stage and relative mitigation measures included for in the proposed development.
• Plant shall be integrated into the overall design of the building and shall be shown on relevant planning drawings.
11.4.2 Plot Ratio
The plot ratio density standard is designed so as to help prevent the adverse effects of over-development on the amenities of the area.
• In general for new development, the maximum plot ratio permitted will be 2:1.
• In the Dominick Street Upper/William Street West/Sea Road/Raven Terrace "CC" zone and in the “CC” zone adjoining Father Burke Park the maximum plot ratio permitted will be 1.60:1.
• In the CC zone consideration will be given to development proposals in excess of the normally permissible plot ratio where such proposals would contribute to the rehabilitation of a run down area or make a significant contribution to urban character, this excess will be interpreted as a portionally increase only.
• In the case of infill development in an existing terrace or street, it may be necessary to have a higher plot ratio in order to maintain a uniform fenestration and parapet alignment or to obtain greater height for important urban design reasons. In such circumstances, an increased plot ratio may be permitted.
• Where a site has an established plot ratio in excess of the general maximum for its zone, re-development may, in exceptional circumstances, be permitted in line with its existing plot ratio if this conforms to the proper planning and development of the area.
• Minor extensions, which infringe plot ratio, may be permitted where they are necessary to the satisfactory operation of the buildings.
11.4.3 Residential Content
• Where appropriate, a residential content of at least 20% of the proposed gross floor area will be required for all new development and will not normally permit change of use of recently constructed purpose built residential accommodation above floor level in areas zoned CC.
11.4.4 Open Space Requirement
• An equivalent to 30% of gross floor area of residential content where proposed. In situations where effective open space cannot be provided on site due to the location of existing buildings, inappropriate aspect, small scale or for other reasons a relaxation in this standard may be considered.
11.4.5 Uses
• The conversion of the ground floors of premises on the principal shopping streets from retail to non-retail uses, including retail services shall not be permitted. For these purposes the principal shopping streets are Williamsgate Street, William Street, Shop Street, Mainguard Street, High Street, Quay Street and Eyre Square (North Western side). Exemption will be to allow for retail services on Eyre Square (North Western side).
• In High Street, Quay Street and Woodquay the Council will prevent the enlargement of existing licensed premises and night-clubs (except within the confines of the site) and prevent change of use to licensed premises of existing premises.
• Where development for and/or extensions to licensed premises, night-clubs and takeaways are being considered in the City Centre Area, the Planning Authority will take into account the following:
– the effect of the proposed development on the amenities of the area,
– the effect of the proposed development on the mix of uses in the area,
– the size, number and location of existing licensed premises in the area.
11.4.6 Shopfronts
• Traditional, original shopfronts and pubfronts shall be retained or refurbished.
• Contemporary shop/ pub fronts will be considered when:
– materials and proportions are appropriate to the scale and fabric of the building and/or street.
– the design complements the design of the upper floors of the building.
– the shopfront does not extend into the floor above concealing first floor windowsills.
– existing elevations are not straddled.
• Generally the use of external roller shutters/security screens shall not be permitted on the front of shops. If required they should be placed behind the shop front display.
• In general canopies shall not be permitted except when they are necessary to protect goods on display.
11.4.7 Advertisements
• New signage or advertisements shall respect the scale, character and setting of the building to which it is attached.
• No large scale internally illuminated signs or projecting spotlights shall be permitted.
• Lettering shall only be permitted when it is in proportion to the size of the fascia.
• In general signage or advertisement shall not be permitted on upper floors.
• In general no projecting signs shall be permitted, consideration will only be given to small scale projecting signs that are integral to the shopfront.
11.5 Salthill
11.5.1 Plot Ratio
• In the Salthill “CI” Zone the maximum plot ratio for new development permitted will be 1.75:1 In the lands zoned ‘R’ and directly adjoining Toft Park a relaxation of the maximum plot ratio figure of 0.46:1 may be considered only where the other residential amenity standards have been complied with, and where the development is of a scale and height appropriate to its high profile setting.
11.5.2 Uses
• Where development for and/or extensions to licensed premises, night-clubs and take-aways are being considered in the Salthill Area, the Planning Authority will take into account the following:
– The effect of the proposed development on the amenities of the area
– The effect of the proposed development on the mix of uses in the area
– The size, number and location of existing licensed premises in the area
11.6 Village Envelopes
• Development proposals for housing in village envelopes areas will be assessed on the design, layout and on compliance with the requirements for wastewater treatments units.
• Commercial development will only be considered in village envelopes when it is of a scale appropriate to the village requirements.
11.7 Commercial and Industry
11.7.1 General
The Council shall take into account the following when considering the design and layout of development in CI and I zones in so far as they relate to a particular development proposal:
• Maximum densities shall only be attainable under optimum site conditions having regard to criteria such as height, open space and protection of amenities.
• Adequate space must be available for on site storage of materials and refuse, loading and unloading, on site circulation of vehicles and parking for motor vehicles and bicycles. In this regard adequate on site waste management facilities must be provided.
• Adequate provision shall be made for storage of goods and materials within the building. Where such space is not provided such goods and materials, if they are to be stored outside, shall be stored in a designated storage area.
• Developments shall be required to provide an element of open space which would include a landscaping scheme for the site having regard to screening of boundaries and vehicle parking areas and to the visual appearance of the site, in particular the area between the front building line and the front boundaries.
• Open space shall be provided in a manner in which it can function as an effective amenity area taking into account its location on the site, physical size and aspect to avail of sunlight and accessibility. In this regard open space inappropriately sited or sized or open space incidental to roads, boundaries or pathways, shall not be accepted by the Council, as fulfilling this requirement. Such landscaping schemes shall encourage habitat bio-diversity.
• Surfaces within the curtilage of industrial/commercial sites shall be of hard wearing, dust free and durable material.
• Parking spaces shall be clearly marked out and delineated. Parking spaces for vehicles of disabled persons shall be provided and clearly marked and located close to main entrances to premises.
• Potential nuisances/polluters sources shall be addressed at the design stage and appropriate mitigation measures incorporated into the development.
• All plant equipment shall be addressed at design stage and generally shall not be visible from public areas.
• Where security fencing is required it shall not normally be forward of the front building line of the premises. Where in exceptional circumstances, security fencing is permitted forward of the front building line it shall be set behind landscaping. Security fencing of a high visual standard and where palisade or chainlink type fencing is used it shall be plastic coated, coloured or of similar acceptable specification.
• Advertising structures, where required, shall be sized and placed in a manner, which is unobtrusive. Advertising structures and signage shall be minimised, of a high standard, co-ordinated in design and appropriately scaled and located.
• Buildings or structures intended for use by the general public shall be designed to allow access and internal circulation for disabled persons.
11.7.2 Site Coverage and Plot Ratios for CI and I Land Use Zones
The development intensity standards of site coverage and plot ratio are designed so as to help prevent the adverse effects of over-development. Site coverage and plot ratios are given in Table no. 11. 3. The figures are maximum attainable only under optimum site conditions. The site coverage is determined by dividing the total area of ground covered by the building by the total area of the site.
Table no. 11. 3 - Site coverage and Plot Ratio for CI and I zoned lands.
• In the case of infill development in an existing terrace or street, it may be necessary to have a higher plot ratio in order to maintain a uniform fenestration and parapet alignment or to obtain greater height for important urban design reasons. In such circumstances, the Council may allow an increased plot ratio.
• Where a site has an established plot ratio in excess of the general maximum for its zone, re-development may, in exceptional circumstances, be permitted in line with its existing plot ratio if this conforms to the proper planning and sustainable development of the area.
• Minor extensions, which infringe plot ratio or site coverage limits may be permitted where the Council accept that they are necessary to the satisfactory operation of the buildings.
• On CI zoned lands, where it is proposed to provide, above ground level, an amenity open space area in association with residential accommodation, this space may be accepted as open site for site coverage purposes.
11.7.3 Open Space Requirements
The minimum open space requirements, which will apply in CI and I zones, are set out in table no. 11.4.
Table 11. 4 - Minimum Open Space Requirements for CI and I zoned Lands.
• Lands zoned RA or G shall not be included as part of the open space requirement for commercial or industrial developments.
• In situations where effective open space cannot be provided on sites due to the location of existing buildings, inappropriate aspect, small scale or for other reasons, the Council may consider a lesser standard.
11.7.4 Residential Content
• The Council will require a minimum residential content of 30% of the proposed gross floor area of all new large-scale developments in areas zoned CI adjoining the Headford Road, South of the Bodkin roundabout and in the Harbour area.
11.8 Transportation
11.8.1 Parking Space Requirement
Table no.11.5 - Parking Space requirement for different types of Development
In the case of any use not specified above, the Council will determine the parking requirement, having regard to the traffic levels likely to be generated as a result of the development.
In the city centre area and in the area defined by Inner City Residential areas (see fig 2.1 Chapter 2) parking requirements shall not be exceeded. In all other areas these figures shall not be exceeded by more than 10% unless an acceptable case demonstrates a need for additional car parking spaces.
A reduction in these car-parking standards may be acceptable when an application for development includes a Transport Mobility Plan, which demonstrates alternative methods of dealing with traffic generation associated with the proposed development.
In the City Centre area and Inner City Residential area as defined in Fig 2.1, where developments do not provide car parking, a transportation contribution will be levied in lieu of on-site parking spaces.
11.8.2 Cycle Parking
The number of cycle parking spaces shall be equivalent to 25% of the number of car parking spaces proposed subject to a minimum of one stand. Where compliance with this standard is not deemed appropriate a transportation contribution will be levied accordingly.
11.8.3 Hackney Offices
Hackney offices will only be acceptable when they can demonstrate, adequate waiting areas for on-duty cars and where there will not be undue disruption to traffic flow.
11.9 Waste Management
11.9.1 Commercial Developments
Recycling facilities shall be provided at all retail development which exceed a gross floor area of 1,500 m_ either as one unit or as a development of a number of units and at other retail developments, where the Council consider it appropriate.
11.9.2 Residential Developments
Recycling facilities, for example bring banks, may be required in residential developments depending on scale, location and general access.
Recycling facilities shall be of high specification and screened from public view. In addition where provided within residential areas they shall be so located to ensure traffic safety and avoid nuisance.
11.9.3 Industrial Developments
Recycling facilities shall be provided in industrial estates, where appropriate. The option for communal facilities in individual estates can satisfy this requirement.
11.9.4 Waste Management Facilities
Waste management facilities shall comply in general with the policy considerations outlined under Policy no. 8.3 Waste Management Policy.
11.9.5 Construction and Demolition (C & D)
Proposed medium and large scale developments shall be accompanied by a satisfactory construction and demolition waste management plan.
11.10 Agricultural Areas
11.10.1 Agricultural Development in Agricultural Areas zoned A and G
• Waste management and storage associated with agricultural buildings shall comply with the Department of Agriculture and Food best practise guidelines on good farming practise, 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.
11.10.2 Residential Development in Agricultural Areas zoned A.
• Dwellings shall normally be required to be sited as unobtrusively as possible from a landscape point of view and located close to existing farm dwellings and buildings on sites of not less than 0.3 hectares.
• Access shall be so designed to avoid traffic hazard and shall not be located directly onto national or regional routes.
• Site suitability shall have regard to proximity to the family home, prominence in the landscape, impact on waterline, safety and adequacy of access, water supply and suitability for a wastewater treatment system.
• Where wastewater treatment systems are required, they shall comply with the requirements of the Environmental Protection Agency: Wastewater Treatment Manual on Treatment Systems for Single Houses (E.P.A. 2000) and any subsequent revisions to that manual.
On high grounds, houses shall generally be single storey set into the landscape so as not to be visually prominent. In particular these developments shall not interfere with views or break skylines.
• Original stone boundary walls shall be retained where possible or if necessary set back to a new line. Hedgerows and trees shall be retained where possible and appropriate landscaping provided.
• Conversion of dwellings shall be permitted subject to the criteria outlined, under section no. 11.3.1 (i) Conversion and Subdivision of Dwellings.
Specific Development Standards
11.11 Childcare Facilities
In general childcare facilities will be assessed on the following:
• The suitability of the site/premises for the type and size of facility proposed, taking into consideration the effects on the existing amenities of the area.
• Adequacy of vehicular/pedestrian access and parking provisions, which may be required to include satisfactory and safe collection/drop-off areas where appropriate, for both customers and staff where it is merited by the scale of the development and the resultant intensity of vehicular movements.
• Availability of public transport facilities within the area.
• Provision of an adequate outdoor play area within the curtilage of all full day care facilities. This outdoor play area shall be so located to have minimum impact on the amenity of surrounding properties, particularly in residential areas and should also be separate from car parking and service areas.
• The design of the structure and capability of it being assimilated satisfactorily into the built environment/site. In this regard appropriate purpose built facilities are encouraged.
• Where new facilities are proposed, these should comply with the Department of Justice, Equality and Law Reform best practise guidelines entitled We Like this Place 2002, where appropriate.
Applicants are also advised to consult with the Health Services Executive, Galway City and County Childcare Strategy Group and the Chief Fire Officer.
The following car parking and outdoor play area standards shall apply to new childcare facilities in all land use zones:
• For car parking requirements refer to table 11.5.
• The provision of an outdoor play area for full day services at a rate of 55% of the gross floor area of the childcare facility will normally be required. However in residential zones a higher than minimum standard may be required where appropriate in order to protect residential amenity.
Consideration will be given to development proposals less than this rate of outdoor play area provision, where such proposals would represent sustainable development, (or adhere to sustainable development principals), contribute significantly to the amenities of the area or where satisfactory alternatives can be provided.
• For sessional services, after school care and drop-in facilities the provision of open space is desirable but not an essential requirement.
11.12 Community / Educational facilities
Buildings should be designed to high architectural standards and reflect their civic function. Adequate provision within the curtilage of the site should be made for safe and convenient access for different transport modes.
11.13 Built Heritage
The Council will consider permitting the restoration of a protected structure, currently in poor condition for use as community, cultural or any other use compatible with the restoration of the building notwithstanding the zoning of the area.
In particular the Council will facilitate the restoration of Menlough Castle to allow for new uses, in particular cultural/recreational uses, compatible with the restoration of the building, notwithstanding the zoning of the area.
In the case of protected structures categories of development, which would otherwise be exempt under the planning regulations, require planning permission. This may apply in those cases to changes such as inappropriate substitute replacement windows, fenestration, plastering, painting, removal of architectural detailing, doors, railings, brickwork, stonework, downpipes, roofing slates and similar alterations. Windows made from aluminium/PVC or similar material are not normally acceptable in protected structures. Planning permission may also be required for the erection of a satellite dish on a protected structure.
11.14 Petrol Filling Stations
Proposals for petrol filling stations will be considered with reference to amenity and traffic safety. An undue concentration of filling stations shall not be permitted along any route.
Where shops are being provided they shall be ancillary to the principal use of the premises as apetrol filling station. In this regard the shopping element will be assessed with reference to theimpact that it may have on the existing retail structure of the city including Established neighbourhood and local shops in the vicinity. Where such shops are permitted the total floor area devoted to retail sales shall not generally exceed 100m_.Where retail spacein exceeds of net retail sales the sequential approach to retail development as specified in theRetail Planning, Guidelines for Planning Authorities (2000), DOEHLG, will apply.
Access to filling stations will not be permitted within 35 m of a road junction.
Frontage onto primary, secondary and regional roads shall be at least 50 m in length with all pumps & installations set back minimum 5 m from the road edge and a wall (minimum 0.5 m in height) shall separate the forecourt from the public road.
All external lighting should be directed away from the public road and a proliferation of large illuminated signs will not be permitted. In this regard lighting and signs in the canopy will also be taken into consideration.
Signs shall relate only to the business being carried out on the site and shall not be used for general advertising purposes.
11.15 Telecommunication Infrastructure and Installations
In considering applications for proposed telecommunication infrastructure and installations the Council will have regard to the DOEHLG Planning Guidelines for Telecommunications Antennae & Support Structures, (July 1996).
Proposed installations shall have cognisance of any existing aircraft flight paths, where appropriate.
11.16 Renewable Energy Sources
Both a technical and an environmental statement must support any proposal for the development of a renewable energy scheme. Consultation is advisable with the appropriate bodies, such as:
• Galway Energy Agency Ltd.
• Department of Communications, Marine and Natural Resources.
• Irish Energy Centre.
• ESB/Eirgrid
In the event of any application for a wind farm, the proposal shall comply with the DOEHLG Wind Farm Development - Guidelines for Planning Authorities, September 1996.
11.17 Outdoor Events
Applications for licenses of outdoor events shall be considered under Part 16 of the Planning and Development Regulations, 2001 and proper planning and sustainable development.
11.18 Street Furniture, Signs and Structures
Application for licenses for street furniture, signs and structures shall be considered under Section 254 of the Planning & Development Act, 2000 & Part 17, of the Planning & Development Regulations 2001. Further guidance is available in the Planning Department Policy Document 2002/2003
11.19 Water Quality
Proposed developments, which include the storage and/or run-off potential polluting substances, such as oil and chemicals shall be accompanied with details and specifications, which indicate how risk of pollution will be minimised by using best available practises. This shall also apply to the construction stage.
11.20 Development Contribution Scheme
Developments of a residential, commercial and industrial nature will have to pay a development contribution in respect of public infrastructure and facilities benefiting development in the area of Galway City that is provided or intended to be provided by or on behalf of the Council.
11.21 Access for All
Part M of the Building Regulations (S.I. No. 179 of 200) sets out standards to ensure that buildings are accessible and usable by everyone, including the aged, people with disabilities and people with children. Further information available on website of the National Disability Authority at www.nda.ie.