elphin local area plan 2009 - 2015 - Roscommon County Council

Chapter 9: Urban Development
disorderly. Such a land bank, due to its town centre location, is often serviceable and may provide
potential for appropriate sustainable development.
Whilst the appropriate development of such land parcels is desirable, the Planning Authority would
encourage such development where the various land owners can combine the holdings to form a viable
and developable land parcel. In this regard, the Planning Authority would not be in favor of the
development of individual plots, a piece-meal approach to new development. The development of larger
plots of land is more desirable, as it allows for a more strategic and sustainable means of providing
residential and commercial accommodation.
9.6 TOWN CENTRE DEVELOPMENT
Local retailers in towns and villages play a vital role in maintaining the rural economy in many parts of
the County. The location of small retailers in the heart of a town or village creates a focal point and a
sense of community. Elphin requires investment due to a lack of street activity brought on by an excessive
number of vacant units. Elphin has the potential to develop its role in supporting the network of smaller
towns and villages across the County.
With regard to retail policy, RCC seeks to encourage the development and expansion of the retail sector in
Elphin. This is to be achieved by promoting and developing the vitality of the existing shopping area
within the town facilitating the provision of local retail needs, and the expansion of the retail area. The
Council also recognises the important contribution of family run and owned businesses to the vitality of
the town and will seek to encourage these.
All significant applications for retail development should be subject to the sequential test, with the focus
on town centers as the preferred location for new retail development. Where there are no town centre sites
available, the next preferred option is edge of centre sites. Out of centre sites should only be considered
where there are no town centre or edge of centre sites available or where satisfactory transport
accessibility realistically cannot be ensured within a reasonable period of time. It is noted that bulky
household shopping is becoming increasingly popular as retailers diversify their product lines to include
more bulky items such as flat pack furniture etc. Furthermore certain retailers such as toy shops are
increasingly locating in edge of centre and out of centre locations due to the bulky range of goods that
they now sell.
Elphin has a compact retail and commercial base and provides neighbourhood and local retail services to a
relatively local catchment. This serves an important function in providing vitality and sustaining the area.
The demand for additional facilities will depend on population increase and ongoing tourism
developments may augment shopping and commercial activities. It is recognized that the town requires a
more diverse retail base and this will be encouraged.
Commercial activities in Elphin are relatively limited. The Council will seek to facilitate the continual
growth of the service sector in the town in order to sustain the commercial base, increase business
confidence and provide an improved service.
9.7 ARCHITECTURE AND URBAN DESIGN
Good urban design is essential if we are to produce attractive, high-quality places in which people will
want to live, work and relax. It can be achieved by the way we arrange streets and spaces and how we plan
the mass, scale and position of buildings within the landscape. The result is all the things we love about
our best neighbourhoods – a clear centre, a place that is easy to walk around and also feels safe, high
quality buildings and attractive spaces between buildings. Good design can give us a clear and distinct
sense of place in which we take pride.
Urban Design focuses on how urban areas best respond to peoples needs. The design of buildings is one
component of urban design and development proposals should be of the highest quality design. Design of
Elphin Local Area Plan 2009-2015 Page 112