elphin local area plan 2009 - 2015 - Roscommon County Council

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Chapter 9: Urban Development USE TC1 TC2 TC3 ER NR NC BE I CP PU CE RA GB LA LT TA RC LC CD Small Scale Manufacturing (e.g. framing) O O O O O O √ X X X X X X X O O O O X Supermarket √ √ √ X O √ 11 O 12 X X X X X X X O X O 8 O 7 X Take-away (not drive thru) √ √ O X X O √ X X X X X X O O* X O O X Transport Depot X X X X X X O √ √ X X X X X X X X X X Water-based recreational / cultural activities O O O X O O X X X X √ √ X O √ O O O X Wholesale Warehousing X X X X X X √ O X X X X X X X X X X X Note: * If ancillary to main use, will be permitted in principle. ** Exclusively residential proposals in Core Town Centre zones will not normally be permitted. *** Open to consideration in accordance with the Sustainable Rural Housing Guidelines (2005) 11 Up to 500 m 2 only 12 Only permitted if a suitable site is not available on lands zoned for town centre uses Elphin Local Area Plan 2009-2015 Page 110
Chapter 9: Urban Development 9.5 RESIDENTIAL DEVELOPMENT DESIGN It is the policy of the Council to ensure that all residential developments comply with the requirements of the RCDP 2008-2014; Chapter 12; Development Management Guidelines and Standards and Chapter 10 of this LAP, and to ensure that all residential developments have regard to the guidelines published within the Urban Design Manual – A Best Practice, DoEHLG, 2008. It is also the policy of the Council to ensure that all residential proposals protect and improve existing residential amenities and to provide for appropriate residential/infill development, having regard to the topography, scale, character and amenities of the area. The quality of design, layouts and architectural treatments are essential considerations of the development process. High quality design has a considerable positive impact on the character and vitality of areas where it is achieved. Roscommon County Council aims to ensure that developments are carried out to design and construction standards which are aesthetically pleasing and functionally and environmentally sustainable. Pre-planning discussions with the Planning Authority can assist in achieving quality environments. The main objective should encompass the achievement of an effective use of land, appropriate to its context, while avoiding problems such as overdevelopment. There should be limited access from distributor or main roads. Other design issues include, amongst others; topography, surveillance of public open space, and legible grading from public areas to private. Layouts and landscaping should encourage biodiversity. Guidelines on safeguarding biodiversity are currently being drafted in association with the Heritage Council. Developments should utilize centrally located open spaces, high quality layouts, landscaping schemes, and suitable circulation networks. Building forms should vary to allow for legibility and pedestrian, cyclist and vehicular connectivity both within and through areas. Contour levels must be acknowledged throughout the design, avoiding monotonous block-work and roof-scapes and allowing for a natural appearance. Roads and car parking standards should aim to encourage initiative and innovation, whilst ensuring that the maximum safety standards are maintained. With regard to off-street car parking standards; 1-2 offstreet car parking spaces per dwelling is standard. Two spaces per dwelling is however considered to be more appropriate. 9.6.1 Re-Use and Regeneration of Derelict Sites and Buildings Dereliction and vacancy along the town’s main streets remains a significant issue that needs to be addressed in Elphin. This high level of dereliction coupled with a lack of maintenance of properties detracts from the town’s visual attractiveness thereby discouraging tourists and shoppers. Sporadic dereliction and vacancy has impacted particularly on Main Street and Chapel Street, where the commercial base has become eroded and dispersed. The Council, in conjunction with landowners, has a core responsibility with regard to the re-use and regeneration of derelict sites and buildings, particularly given the legal mechanisms available to it under the Derelict Sites Act. The town centre has a number of traditional shop fronts which add character to the town and should be retained as part of any refurbishment. Businesses are encouraged to contribute to the upkeep of these structures in the interests of the general visual amenity of the town. 9.5.2 Backland Development Urban sprawl and ribbon development may often result in unsustainable infrastructure costs. It is therefore more appropriate to look to existing town centre serviced land as an untapped resource in towns. Traditionally, a typical feature of urban development is the existence of relatively large rear garden spaces. These typically take the form of elongated strips of land which, in many cases are disused and Elphin Local Area Plan 2009-2015 Page 111
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ELPHIN LOCAL AREA PLAN 2009 - 2015
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elphin local area plan 2009 - 2015 - Roscommon County Council

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