boyle local area plan 2012 - 2018 - Roscommon County Council

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