Chapter 11 Land Use Zoning Objectives And Development Standards And Guidelines
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.