elphin local area plan 2009 - 2015 - Roscommon County Council

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