Appendix 1 lists the land-use activities referred to under each zoning objective. It indicates the acceptability or otherwise (in principle) of the specified land-uses in each zone.
3.5 Design Considerations (back to top)
3.5.1 The Council will seek to ensure that all development, whether new-build, redevelopment or renovation, will be undertaken so as to enhance the living environment and appearance of the town.
3.5.2 The Council will also consider development proposals against the aims of sustainable development set out in Chapter 1.
3.5.3 Design considerations will vary depending on the location of the proposed development. However, design proposals, particularly in the Conservation Area, will be examined under the following headings;
- Layout/Density
- Building Line
- Height and Mass
- Materials and Colour
- Amenity and
- Access
3.6 Development in the Conservation Area (back to top)
3.6.1 The Council considers that this area shall be subject to special control, and detailed guidance is therefore provided in Appendix 2 (Conservation Area Design Statement) of this Plan. All new development proposals will be assessed against the design guidance contained in the Conservation Area Design Statement.
3.7 Listed Buildings (back to top)
3.7.1 Development proposals affecting the character or appearance of a listed structure or the curtilage of such a structure, will be subject to the guidelines contained in Appendix 2 (Conservation Area Design Statement). However, unauthorised removal or demolition of part or all of a listed structure is liable to result in the Council initiating enforcement action.
3.8 Access for the Disabled (back to top)
3.8.1 In the design of buildings to which the public could be expected to have frequent access, special consideration will be given to the accommodation of people with disabilities in accordance with the requirements of the Building Regulations (1991) and the advice set out in ‘Buildings for Everyone (1998)' as issued by the National Rehabilitation Board.
3.9 Development in Areas of Archaeological Interest (back to top)
3.9.1 When considering proposals within or in close proximity to areas of archaeological potential, the Council will have regard to the provisions of the National Monument, Acts 1930 to 1994, the observations and recommendations of Duchas - the Heritage Service of the Department of Arts, Heritage, Gaeltacht and the Islands and other interested bodies.
3.9.2 The Council, on granting planning permission may impose conditions requiring funding by the applicant of:
- any archaeological assessment: and/or
- monitoring, testing or excavation by a professional archaeologist.
3.9.3 The preservation of all or part of the archaeological remains in the area covered by the permission may also be considered by the Council as a restriction or condition on such development.
3.9.4 The applicant may be formally requested, as part of a request for further information or as a condition attached to a grant of planning permission, to have a report prepared by a qualified archaeologist on the archaeological implications of the proposed development.
3.10 Residential Dwellings (back to top)
3.10.1 It is the aim of the Council that residential new-build, redevelopment or extension should relate generally to the surrounding urban form and land-use. This does not mitigate against designs which are contemporary or unique, but simply that new development should endeavour to contribute to sense of place and environmental quality.
3.11 Infill Development (back to top)
3.11.1 The central area of a town by its very nature generates economic activity of all sorts, which in turn creates pressures for physical changes. It is the aim of the Council to cope with these changes in a positive way, while protecting the intrinsic merits of the town, particularly within the Conservation Area.
3.11.2 Good infill development does not necessarily imply an exact copy of what was there before or what the adjacent buildings are like. It is, however, important that the overall building lines and heights are retained. Proposed infill development within the Conservation Area will be assessed against the guidance set out in the Conservation Area Design Statement in Appendix 2.
3.12 Residential Density in New Development (back to top)
3.12.1 The Council does not wish to set minimum or maximum residential densities, but to seek efficient and sustainable development on all residential zoned land. However, the Council would apply the following guidelines:
- sites at the urban fringe and/or without access to the public sewerage mains; 5 houses per ha.
- in urban fringe areas serviced by mains water and drainage; 15-25 houses per ha.
- in town centre locations and infill sites adjacent to terraced development; 25-40 houses per ha.
3.13 Extensions to Dwellings (back to top)
3.13.1 The Council will seek to implement the following guidelines in respect of residential extensions:
- the extension should generally be subordinate to the main building;
- the form and design should integrate with the main building, following window proportions, detailing and finishes, including texture, materials and colour;
- a pitched roof will be required except where on some single storey extensions;
- designs should have regard for the amenities of the neighbouring residents, in terms of light and privacy; and
- dormer windows should be subordinate in design, set back from the eaves line and built to match the existing roof.
3.14 Public Open Space (back to top)
3.14.1 The Council will consider each planning application on its merits, considering density, house type and occupancy, location and the general quality of development.
3.14.2 However, as a guide the Council will seek a minimum of 10% of gross site area as open space. In calculating the area of open space required, the Planning Authority will exclude area of roads, footpaths, grass verges and unusable backland areas.
3.14.3 The Council will consider accepting financial contributions in lieu of actual provision, in order to improve the quality of existing open space or development of new public space.
3.15 Parking and Loading (back to top)
3.15.1 Table 6 sets out the Council’s car parking requirements. In addition to the general car parking standards required, service bays may also be required. The number of service parking bays will depend on the nature of the proposed business, and will be determined by the Council in each case.
3.15.2 Where the developed is unable to meet the requirements relating to car parking, an appropriate contribution shall be paid to the Council to facilitate the provision of car parking facilities elsewhere.
3.15.3 Car parking should be located where possible behind established building lines in the interest of good townscape. Where parking is proposed in front of the building, it is important that planting and boundary walls/railings are used to maintain the visual appearance of the area. In town centre mixed-use development proposals, consideration will be given to dual parking where peak times do not coincide.
3.15.4 Where parking is associated with late night uses such as places of entertainment, car parking should be sited so as to reduce noise disturbance to adjoining residents to a reasonable level.
| Table 6: Car Parking Standards |
| Land-use |
Standards |
| Cinema |
1 space per 3 seats |
| Bars/Restaurant/Hotels |
1 space per 15 sq.m. |
| Clinics/Surgeries |
2 spaces per consulting room |
| Caravan Park |
1 space per unit of accommadation |
| Dance halls/Discos |
1 space per 10 sq.m. |
| Dwelling (Houses/Flats) |
1 space per dwelling unit |
| Hotel/Motel/Guest House |
1 space for every 2 bed spaces |
| Industry |
1 space per 100 sq.m. |
| Leisure Centre |
1 space per 50 sq.m. |
| Nursing Homes |
1 space per bedroom |
| Offices |
1 space per 35 sq.m. |
| Retail Shops/Supermarkets |
1 space per 20 sq.m. |
| Retail Warehousing |
1 space per 35 sq.m. |
| Warehousing |
1 space per 100 sq.m. |
| Other |
Individual assessment |
Note:
