boyle local area plan 2012 - 2018 - Roscommon County Council
boyle local area plan 2012 - 2018 - Roscommon County Council
boyle local area plan 2012 - 2018 - Roscommon County Council
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PART II: DEVELOPMENT STRATEGY FOR <strong>2012</strong> – <strong>2018</strong> & BEYOND Chapter 8: Urban Development<br />
also been considered and the An Post Geodirectory was<br />
used to give an indicative number of vacant units in the<br />
Plan <strong>area</strong> (See appended Map 13). It should be noted<br />
that we cannot assume that every vacant house is for<br />
sale or even available, or that all permitted residential<br />
development will be built. However, the Planning<br />
Authority does encourage the principle of using vacant<br />
residential buildings or those under construction to<br />
satisfy its population growth estimates over the Plan<br />
period, and existing <strong>plan</strong>ning permissions have also<br />
been taken into consideration in the various phases, as<br />
appropriate.<br />
Table 8: Residential Phasing within the Boyle LAP<br />
Type Term Area<br />
Phase 1<br />
(Years 1-9)<br />
Short Term 8.73 Hectares<br />
(21.57 Acres)<br />
Phase 2<br />
(Years 6-15)<br />
Medium<br />
Term<br />
9.24 Hectares<br />
(22.83 Acres)<br />
Phase 3<br />
(Years 12-21)<br />
Long Term 9.53 Hectares<br />
(23.55 Acres)<br />
In terms of the physical suitability of the subject lands it<br />
is considered that all of the lands within the phasing<br />
programme can be serviced by existing water, sewerage<br />
and road infrastructure and are not subject to flooding.<br />
With regard to environmental & heritage policy, the<br />
development of all land within the phasing programme<br />
will be sensitive to the natural and built heritage of the<br />
<strong>area</strong> and will not have a significant negative impact.<br />
The proposed phasing programme is in line with all<br />
policies outlined in this Plan.<br />
Justification of Phase 1, 2 & 3 lands<br />
Determining Factors for Phase 1<br />
1. Location & Need<br />
Phase 1 lands include four land parcels; (A, B, C) east<br />
of the town centre and (D) south of the town centre (See<br />
Figure 11 below and Maps 14a & 14b). These lands<br />
provide an opportunity to consolidate residential<br />
development and to enhance the viability and diversity<br />
of the <strong>area</strong>. These lands do not directly follow the<br />
sequential approach but there are existing permissions<br />
for residential development on two of the land parcels;<br />
A (PD/10/3025) and D (PD/10/3075). The remainder of<br />
the Phase 1 lands (B & C) provides opportunity for<br />
appropriate infill development adjacent to existing<br />
residential development. Appropriate infill development<br />
on such sites will assist in rationalising residential<br />
development in the <strong>area</strong>.<br />
In addition, additional lands have been added for Phase<br />
1 NR lands on the northern boundary of the<br />
development envelope (J) (see Figure 11 and appended<br />
Maps 14a and 14b).<br />
As outlined above, the population increase between<br />
2011 and 2017, based on minimum population targets,<br />
is 299 persons. This translates to a requirement of 180<br />
units/ households (incorporating 50% overzoning). The<br />
land requirement calculated at a density of 20 units<br />
(which is the average for the Boyle LAP <strong>area</strong>) per Ha is<br />
9 Ha.<br />
The population increase between 2017 and 2023, based<br />
on minimum population targets, is 308 persons. This<br />
translates to the requirement of 185 units / households<br />
(incorporating 50% overzoning). The land requirement<br />
calculated at a density of 20 units (which is the average<br />
for the Boyle LAP <strong>area</strong>) per Ha is 9.25 Ha.<br />
2. Capacity of Water, Drainage & Roads<br />
Infrastructure<br />
Water: The current water supply is considered adequate<br />
but the water quality needs attention. The contract<br />
documents for the provision of a Design/Build/Operate<br />
Water Treatment <strong>plan</strong>t at Rockingham Springs have<br />
been submitted to the DEHLG. The works have been<br />
included in the 2010-<strong>2012</strong> <strong>Roscommon</strong> Water Services<br />
Investment Programme (WSIP), which is currently on<br />
hold but expected to commence during the lifetime of<br />
this LAP. This will ensure that sufficient potable water<br />
is supplied to meet the commercial, industrial,<br />
residential and agricultural water needs during the LAP<br />
period.<br />
Sewerage: Of adequate capacity. The Waste Water<br />
Treatment Plant in Boyle is designed for a population<br />
equivalent (PE) of 6,000. The <strong>plan</strong>t can be increased to<br />
an ultimate design population equivalent of<br />
approximately 9,000 within the current site. Therefore,<br />
it is considered that the wastewater treatment and<br />
disposal network has sufficient capacity for the LAP<br />
period.<br />
Lands indicated at J will need to get access to the public<br />
wastewater treatment network for any development<br />
proposed on the lands.<br />
Roads: Roads infrastructure within developments will<br />
be required, possibly extensions from neighbouring<br />
estates. The provision of footpaths, street lighting and<br />
other road accommodation works will need to be<br />
provided, where necessary.<br />
Lands indicated at J will need to ensure the setting back<br />
of the boundary and possible widening of the public<br />
road in order to facilitate development.<br />
3. Supporting Infrastructure & Facilities<br />
Education: Taking into account the growth of the<br />
existing population in Boyle, and the development of<br />
approximately 172 additional households over the Plan<br />
period (21.57 acres x 8 houses per acre) it may be<br />
Boyle Local Area Plan <strong>2012</strong> – <strong>2018</strong> Page 99