elphin local area plan 2009 - 2015 - Roscommon County Council

Chapter 10: Development Management Guidelines and Standards
1. The use of adequate screening devices and landscaping elements is permitted where appropriate to
ensure that private space is free from undue observation.
2. Where proposed development of significant height is located close to existing development, the
Planning Authority may require daylight and shadow projection diagrams to be submitted. The
recommendations of ‘Site Layout Planning for Daylight and Sunlight: A Guide to Good Practice
“(BRE 1991) or B.S. 8206’’ Lighting for Buildings Part 2 1992: Code of Practice for Day
lighting’’ should be followed in this regard.
3. The Council will take a more flexible approach to quantitative open space standards and put
greater emphasis on the qualitative standards. Open space should be located in a central position
and act as a focal point for the estate and retain where possible, existing site features. The Council
will not accept adequate amounts of open space being poorly located or unsuitably shaped. This
results in underused spaces and in some cases spaces which encourage anti-social activity. The
design and layout of the network of public open spaces shall take into account, and make
provision for, the need for level areas of sufficient size to accommodate informal sports activities
for children. However, to ensure that there are adequate safeguards in place to avoid overdevelopment
and to assist the planning authority in their assessment of planning applications, in
general the following standards are recommended. In greenfield sites or those sites for which a
Local or Action Plan is appropriate, public open space should be provided at a minimum rate of
15% of the total site area. This allocation should be in the form of useful open spaces within
residential developments and, where appropriate, larger neighbourhood parks to serve the wider
community. In all other cases, public open space should be provided at a minimum rate of 10% of
the total site area.
4. The council requires that the space between dwelling houses and lateral boundaries is 3 metres or
greater or at minimum 3 metres between each house, pair of semi-detached houses or terrace of
houses for maintenance purposes. Where development has been established the existing building
lines shall be maintained. The council also requires that housing developments over 20 units shall
have a formal fully equipped children’s play area, the design of which will be agreed with RCC
and comply with relevant national and european standards. Lighting will also be a consideration.
5. The Council may require the submission of a Traffic Impact Assessment (TIA) as part of an
application where new developments might have a significant impact on the safety and capacity of
the road network. The TIA shall be prepared in accordance with the Traffic Management
Guidelines Manual published by Department of Transport with the DTO in 2003.
10.3.3 Residential Density
Strict adherence to maximum density standards is not recommended. Regard should be had to the
following DoEHLG guidelines, Sustainable Residential Development in Urban Areas: Guidelines for
Planning Authorities (December 2008) and Urban Design Manual: A best practice guide (Parts 1 and 2)
(December 2008). or any updated versions, as well as, the Guidelines for Planning Authorities on
Sustainable Urban Housing: Design Standards for Apartments (DoEHLG, 2007). The Planning Authority
in assessing planning applications for residential development will have regard to the policies and
objectives outlined in these Guidelines. The emphasis should be on providing quality housing
environments based on innovation and a design led approach with proposals appropriate to each site and
location. The aim is to make the most efficient use of land and infrastructure and to protect urban green
spaces and the quality of life.
The Council recognises that there are locations within the county where increasing the density of
residential development may be appropriate within town areas. Such an approach would encourage a more
sustainable form of urban development through the avoidance of excessive suburbanisation and
consumption of Greenfield lands, and, ensures a more economic use of existing infrastructure and serviced
Elphin Local Area Plan 2009-2015 Page 122