VILLAGE PLANS - Offaly County Council
VILLAGE PLANS - Offaly County Council
VILLAGE PLANS - Offaly County Council
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OFFALY COUNTY DEVELOPMENT<br />
PLAN 2009 - 2015<br />
- VOLUME II -<br />
<strong>VILLAGE</strong> <strong>PLANS</strong>
OFFALY COUNTY<br />
DEVELOPMENT PLAN<br />
2009 - 2015<br />
• BALLINAGAR •<br />
<strong>VILLAGE</strong> PLAN<br />
2009 - 2015
OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
Volume 2 - Settlement Plans<br />
BALLINAGAR <strong>VILLAGE</strong> PLAN<br />
1.0 GENERAL INTRODUCTION AND<br />
DEVELOPMENT CONTEXT<br />
The settlement plans stem directly from the policies<br />
and objectives contained in the <strong>County</strong> Development<br />
Plan with particular reference to Chapters 4,<br />
“Settlement Strategy” and 18, “Landuse and Zoning”.<br />
This is to facilitate the growth of a hierarchy of<br />
well-planned, sustainable and complementary<br />
settlements throughout the county presented in a<br />
consistent manner to allow ease of interpretation and<br />
implementation.<br />
Ballinagar has been designated as a village within<br />
<strong>Offaly</strong>’s settlement hierarchy, as set out in Chapter 4 of<br />
the <strong>County</strong> Development Plan 2009–2015. This<br />
settlement plan along with the zoning map is seen as a<br />
specific view of the village so that development<br />
pressures can be focused and properly managed in<br />
order that the settlement can fulfil this role effectively.<br />
1.1 Location<br />
Ballinagar is a well-established village located at the<br />
junction of a number of routes, namely the R402<br />
Tullamore to Edenderry, the road to Geashill and the<br />
road to Cappincur, approximately 12km from Tullamore,<br />
and 24km from Edenderry. It is seen as a local service<br />
centre for the surrounding area. In the Census 2006, the<br />
population of Ballinagar was 381 people.<br />
1.2 Settlement Form<br />
The original settlement is likely to have developed as a<br />
small cluster at the road junction. Subsequent<br />
expansion has in the main, taken the form of linear<br />
development along the constituent roads, and by the<br />
addition of 2 residential housing schemes within<br />
proximity of the core of the village, providing added<br />
depth to the village. This settlement is low rise and low<br />
density, with a number of different building styles in<br />
evidence.<br />
1.3 Context<br />
Ballinagar has been designated as a village within<br />
<strong>Offaly</strong>’s settlement hierarchy, as set out in the <strong>County</strong><br />
Development Plan 2009-2015, Chapter 4, Settlement<br />
Strategy. A development boundary has been identified<br />
for Ballinagar and is shown on the accompanying map.<br />
It is intended that the area delineated will: -<br />
• Foster the creation of a more coherent<br />
settlement, with adequate critical mass to<br />
maintain/improve local service provision.<br />
• Ensure that the village’s location on the R402<br />
Tullamore/Edenderry corridor does not lead to a<br />
rate of expansion, which might adversely affect<br />
its village character.<br />
• Cater for a number of small in-depth housing,<br />
commercial and employment developments,<br />
which are appropriate in terms of scale, use and<br />
location within the village.<br />
• Contain development in order to enhance the<br />
village and its setting.<br />
2.0 SERVICES AND SOCIAL<br />
INFRASTRUCTURE<br />
2.1 Water Supply<br />
A public water supply is available to serve development<br />
within the village and there is spare capacity available<br />
currently.<br />
2.2 Waste Water<br />
The village is served by two main sewers in the<br />
constituent roads of the village leading to the sewage<br />
treatment plant of 200PE capacity to the southwest of<br />
the settlement, which is currently at capacity. Approval<br />
for a new treatment plant 1000PE has recently been<br />
obtained and this, when built, will allow development<br />
to move forward as it will create some spare capacity.<br />
2.3 Other Services<br />
a) Social and Community Infrastructure.<br />
Ballinagar has a good base of social & community<br />
facilities serving both the village and its surrounding<br />
area. Within the plan boundary, there is (in 2007):<br />
• Church (RC)<br />
• National School<br />
February 2009 | Ballinagar Village Plan | page 44
OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
Volume 2 - Settlement Plans<br />
• Community Hall<br />
• Petrol filling station/shop<br />
• Shop unit (used as an office)<br />
• Licensed premises<br />
b) Roads<br />
Ballinagar is located on the junction of the R402<br />
Tullamore/Edenderry Road, Cappincur Road and the<br />
Geashill Road and is therefore well connected by road<br />
and within easy commuting of Tullamore and<br />
Edenderry. It is therefore on an essential link in the<br />
network and important at both county and<br />
subregional levels.<br />
With the implementation of the settlement strategy in<br />
the <strong>County</strong> Development Plan and in particular this<br />
Tullamore/Edenderry Corridor which includes<br />
Ballinagar and Daingean, there will be significant<br />
increases in both local and county traffic on this already<br />
busy road. This may lead to the requirement for a relief<br />
road in the longer term. The previous plan shows an<br />
aspirational road line to the west of the village and this<br />
has been taken into consideration on the internal<br />
planning of the settlement.<br />
Internal roads, which are necessary to serve in-depth<br />
development in Ballinagar, will be required to be<br />
designed and constructed to a high standard, in order<br />
to provide an attractive and safe environment. While<br />
these will be provided by separate developments it is<br />
intended that over time, they will evolve into an<br />
integrated network of routes allowing movement<br />
around and through the village. This will require<br />
adjoining landowners/development interests to<br />
co-operate at an early stage.<br />
c) Footpaths<br />
Footpath provision is in general adequate.<br />
3.0 KEY MESSAGES FOR BALLINAGAR<br />
a) Ballinagar shall be developed in a properly<br />
planned coherent manner centred around the<br />
existing core, so that an attractive sustainable<br />
outcome is achieved. Policies and objectives with<br />
regard to village development are contained in<br />
the <strong>County</strong> Development Plan, 2009-2015,<br />
Chapter 4, Settlement Strategy.<br />
b) Promotion of low-density clustered style<br />
development within the village, with the<br />
exception of slightly tighter knit development in<br />
the core.<br />
c) Avoidance of excessive residential growth where<br />
such growth would precede the provision of<br />
adequate services, or adversely affect the village’s<br />
rural character.<br />
d) Promotion of Ballinagar as a local service and<br />
small-scale employment centre to create the<br />
critical mass necessary for maintaining and<br />
attracting investment and services.<br />
e) The conservation and integration into new<br />
development of existing stone walls, trees and<br />
native hedgerows, and promotion of similar<br />
materials for new boundaries.<br />
f) High quality designs, which are reflective of the<br />
existing rural character of the village, without<br />
precluding high quality innovative contemporary<br />
designs.<br />
g) Promotion of natural building and boundary<br />
materials.<br />
4.0 GENERAL DEVELOPMENT<br />
OBJECTIVES<br />
4.1 The Main Objectives Driving Village<br />
Development are as Follows:<br />
• Facilitate people to live in high quality and<br />
primarily low density housing in a rural village<br />
location.<br />
• Maintain and enhance services at a local level.<br />
• Reinforce the attractive rural village, which exists<br />
at present by permitting appropriate and<br />
sensitively designed new development.<br />
• Create commercial and employment<br />
opportunities.<br />
4.2 Growth Rate<br />
The rate of growth will be regulated by the capacity and<br />
availability of physical and social infrastructure.<br />
Furthermore, development both in scale and rate shall<br />
not be allowed to take place at the expense of the<br />
village’s character, (See <strong>County</strong> Development Plan<br />
2009-2015, Chapter 4, Settlement Strategy).<br />
4.3 Priorities<br />
a) Promotion and consolidation of development<br />
within the development boundary as shown on<br />
February 2009 | Ballinagar Village Plan | page 45
OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
Volume 2 - Settlement Plans<br />
the accompanying plan.<br />
b) Improvement of the existing road network and<br />
provision of footpaths, particularly where<br />
development is not served by footpaths, in<br />
conjunction with on-going development.<br />
c) Create/reinforce ‘gateway’ features to engender a<br />
sense of place and delineate the village.<br />
d) Encourage and facilitate co-operation between/<br />
amongst the different development interests in<br />
order to maximise community gain, for the<br />
greater good of the settlement.<br />
e) If development is only forthcoming in a<br />
piecemeal fashion, (i.e. along existing road<br />
frontages rather than lands identified to the ‘rear’<br />
of road frontages) special development<br />
contributions may be applied and pooled so as<br />
to facilitate the <strong>Council</strong> in providing linking<br />
infrastructure/environmental management etc.,<br />
at some time in the future.<br />
4.4 Shape and Form<br />
The village as proposed within the development<br />
boundary as shown on the accompanying plan will<br />
result in a relatively compact settlement, laid out in a<br />
concentric manner around the centre utilising the<br />
existing roads, with new internal roads to open up<br />
backland areas. These roads will also act as linking and<br />
connecting vehicular/pedestrian infrastructure for the<br />
village as a whole, thus allowing movement around and<br />
through the built fabric.<br />
The existing older part of the village at the crossroads<br />
acts as the ‘core’ and will accommodate a mixture of<br />
uses, for example, commercial, residential,<br />
entertainment, employment etc. The <strong>Council</strong> will<br />
encourage an urban design led refurbishment and<br />
traffic calming of the centre (when the relief road is<br />
complete).<br />
All new development will be expected:<br />
• To comply with the land use zoning objectives<br />
contained in the <strong>County</strong> Development Plan,<br />
2009 – 2015.<br />
• To have and illustrate an understanding of the<br />
local style and character.<br />
• To be designed and laid out in a coherent and<br />
sympathetically integrated manner, which is<br />
commensurate with the size and scale of this<br />
village.<br />
• To respect the mainly rural nature of the<br />
settlement with sensitive landscaping.<br />
4.5 Design<br />
All proposals shall be consistent with the <strong>Council</strong>’s<br />
policy on design as contained in the <strong>County</strong><br />
Development Plan 2009-2015, Chapters 4 & 19.<br />
Of particular note:-<br />
Development shall be well designed with a view to<br />
maintaining and enhancing the rural character of the<br />
village. The <strong>Council</strong> will resist inappropriate suburban<br />
styles.<br />
5.0 SPECIFIC DEVELOPMENT<br />
OBJECTIVES<br />
5.1 Archaeology<br />
It is an objective of the <strong>Council</strong> to secure the protection<br />
(i.e. preservation in situ or at a minimum protection by<br />
record) of all Recorded Monuments included in the<br />
Record of Monuments and Places as established under<br />
Section 12 of the National Monuments (Amendment)<br />
Act 1994, and their setting.<br />
5.2 Protected Structures<br />
A complete list is contained within the Record of<br />
Protected Structures for the <strong>County</strong>. Policies contained<br />
within Volume 1 of the plan will apply.<br />
5.3 Amenities (Open Space)<br />
All new in-depth residential development schemes<br />
should incorporate sufficient good quality open space<br />
in accordance with the <strong>County</strong> Development Plan<br />
standards. In this regard, the <strong>Council</strong> will endeavour to<br />
ensure that different development interests consider<br />
the above and work together when designing any new<br />
residential, or other developments, in accordance with<br />
the policies contained in the <strong>County</strong> Development Plan<br />
2009-2015, Chapter 4, Settlement Strategy.<br />
5.4 Trees and Boundaries<br />
New development should ensure the protection of<br />
mature trees, hedgerows and the conservation of<br />
existing stone walls, and their integration into new<br />
development. Where the provision of new boundaries<br />
are required, these should comprise native hedgerow<br />
planting, or stone walls which consist of stone found in<br />
the locality. Where comprehensive new development<br />
February 2009 | Ballinagar Village Plan | page 46
OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
Volume 2 - Settlement Plans<br />
occurs, it should take into account the pattern of<br />
existing hedgerows and incorporate same into layouts<br />
or plant connecting hedgerows where hedgerow<br />
removal to facilitate development works is necessary.<br />
The <strong>Council</strong> will require that all new development<br />
respect both the tight urban grain of the central core<br />
and the looser more rural nature of the back lands. This<br />
should be achieved by recognising the design cues of<br />
the former and by sensitive landscaping of the latter. In<br />
the event that the removal of tree(s) is deemed to be<br />
necessary, it will be conditional on replacement with<br />
appropriate species.<br />
5.5 Local Issues<br />
a) The incremental provision of footpaths on both<br />
sides of roads, through requirements for works as<br />
part of planning permissions granted, or by way<br />
of development contributions / special<br />
development contributions is envisaged, to<br />
improve the amenities of the area.<br />
b) Adequate lighting to be provided along all routes<br />
within the village boundary, over time.<br />
c) Progressively underground overhead cables.<br />
d) In the case of new development, ducting will be<br />
required under new roads or new / upgraded<br />
footpaths.<br />
e) Access points to be provided where necessary, in<br />
the village.<br />
employment generating land uses being located<br />
here.<br />
2. This area is zoned for Public, Community &<br />
Educational uses to accommodate school<br />
expansion.<br />
3. This area is zoned Public, Community &<br />
Education in line with its current use as a sewage<br />
treatment plant.<br />
4. This area is zoned open space and is the buffer<br />
zoned required by the sewage treatment plant<br />
referred to in point 3.<br />
Note:<br />
Red Arrows<br />
These indicate the preferred locations for access points<br />
to be taken into the backland areas so that they may be<br />
developed in a coherent and properly planned manner.<br />
Use of some or all of these points should, over time,<br />
create an internal road network which will bring depth<br />
and permeability to the built environment.<br />
These indicative access points shown by the arrows are<br />
seen as the optimum points where the new network will<br />
connect with the existing. Space should be reserved at<br />
points indicated for possible future roundabouts/<br />
junction improvements.<br />
5.6 Zoning<br />
Lands within the village boundary are formally zoned<br />
under this plan. The zoning objectives are those<br />
contained within the <strong>County</strong> Development Plan<br />
2009 – 2015.<br />
In the case of ‘residential’ zoning, no maximum or<br />
minimum densities are specified in this plan. However,<br />
this zoning will accommodate the more mainstream<br />
types of development and particular regard will be had<br />
to standards contained in the <strong>County</strong> Development<br />
Plan 2009-2015, Chapter 19, Built Form and the<br />
Residential Density Guidelines, (Department of the<br />
Environment, Sept. 1999), or any reviews thereof.<br />
5.7 Map Annotation – Guidance &<br />
Requirements for Development<br />
1. This area is zoned as “other settlement land” and<br />
the <strong>Council</strong> would give first preference to<br />
February 2009 | Ballinagar Village Plan | page 47
OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
Volume 2 - Settlement Plans<br />
NOTES<br />
February 2009 | Ballinagar Village Plan | page 48
Volume 2 - Settlement Plans | Ballinagar Village Plan | February 2009
OFFALY COUNTY<br />
DEVELOPMENT PLAN<br />
2009 - 2015<br />
• BALLYCUMBER •<br />
<strong>VILLAGE</strong> PLAN<br />
2009 - 2015
OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
Volume 2 - Settlement Plans<br />
BALLYCUMBER <strong>VILLAGE</strong> PLAN<br />
local service centre for the surrounding area.<br />
Development levels have been low in Ballycumber in<br />
the recent past. One reason for this is the lack of<br />
capacity in the wastewater treatment facilities.<br />
However, it is recognised that an appropriate amount of<br />
development could be harnessed to overcome<br />
infrastructural constraints and contribute positively to<br />
the proper planning and sustainable growth of this<br />
area.<br />
1.0 GENERAL INTRODUCTION AND<br />
DEVELOPMENT CONTEXT<br />
The settlement plans stem directly from the<br />
policies and objectives contained in the <strong>County</strong><br />
Development Plan with particular reference to Chapters<br />
4, “Settlement Strategy” and Chapter 18, “Landuse and<br />
Zoning”. This is to facilitate the growth of a hierarchy of<br />
well-planned, sustainable and complementary<br />
settlements throughout the <strong>County</strong> presented in a<br />
consistent manner to allow ease of interpretation and<br />
implementation.<br />
Ballycumber has been designated as a village within<br />
<strong>Offaly</strong>’s settlement hierarchy, as set out in Chapter 4 of<br />
the <strong>County</strong> Development Plan 2009-2015. This<br />
settlement plan along with the zoning map is seen as a<br />
specific view of the village so that development<br />
pressures can be focused and properly managed in<br />
order that the settlement can fulfil this role effectively.<br />
1.1 Location<br />
Ballycumber is a small settlement located on and<br />
around the road junction of the R436 Ferbane to<br />
Kilbeggan road and a county road linking Ballycumber,<br />
to Moate, and is sited north of the bridge over the<br />
Brosna River. It is approximately 16 km from Tullamore<br />
and 20 km from Athlone.<br />
The village of Ballycumber expanded under the<br />
patronage of the Armstrong family in the eighteenth<br />
century. It was an area where the linen industry thrived.<br />
According to the Census 2006, the DED population for<br />
Ballycumber was 688 people. However, it is estimated<br />
that the population within the village boundary (see<br />
plan) is approximately 260 people. Ballycumber is the<br />
1.2 Settlement Form<br />
The original settlement is likely to have developed as a<br />
small cluster at the junction. Subsequent expansion has<br />
in the main, taken the form of linear development along<br />
the constituent roads, and two <strong>Council</strong> housing<br />
developments. This settlement is low rise and low<br />
density, with a number of different building styles in<br />
evidence, although the original core has a slightly<br />
tighter grain and more vernacular style.<br />
2.0 SERVICES AND SOCIAL<br />
INFRASTRUCTURE<br />
2.1 Water Supply<br />
A public water supply is available to serve development<br />
within the village.<br />
2.2 Waste Water<br />
Main sewers are available along the two main routes,<br />
namely from the Brosna bridge to almost as far as<br />
Twickenham House, and as far as Grogan’s townsland.<br />
These currently discharge to the village’s wastewater<br />
treatment plant. Ballycumber is currently (2008)<br />
contained within the <strong>Offaly</strong> Group Towns and Villages<br />
Sewerage scheme for proposed upgrading.<br />
2.3 Other Services<br />
a) Social and Community Infrastructure<br />
Ballycumber contains a community premises<br />
(Ballycumber Leamonaghan Community Development<br />
Ltd., which is located in the Barracks), two shops, a post<br />
office and four licensed premises within the village<br />
boundary.<br />
A GAA pitch and ancillary facilities, community centre,<br />
and an additional licensed premises are located within<br />
close proximity of the development boundary.<br />
February 2009 | Ballycumber Village Plan | page 50
OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
Volume 2 - Settlement Plans<br />
A national school, Roman Catholic Church, and<br />
graveyard which serve the community of Ballycumber,<br />
are situated approximately 3km northwest of<br />
Ballycumber village in Boher.<br />
b) Roads<br />
New roads, which are necessary to serve in-depth<br />
development in Ballycumber will be required to be<br />
designed and constructed to a high standard, in order<br />
to provide an attractive and safe environment.<br />
3.0 KEY MESSAGES FOR BALLYCUMBER<br />
a) Ballycumber shall be developed in a properly<br />
planned, coherent manner centred around the<br />
existing core, so that an attractive sustainable<br />
outcome is achieved. Policies and guidelines<br />
with regard to village development are<br />
contained in Volume 1, Chapter 4.<br />
b) Promotion of low-density linear or clustered style<br />
development within the village, with the<br />
exception of slightly tighter knit development in<br />
the core.<br />
c) The conservation and integration into new<br />
development of existing stone walls, trees and<br />
native hedgerows, and promotion of similar<br />
materials for new boundaries.<br />
d) High quality designs which are reflective of the<br />
existing rural character of the village, without<br />
precluding high quality innovative<br />
contemporary designs.<br />
e) Promotion of natural building and boundary<br />
materials.<br />
4.0 GENERAL DEVELOPMENT<br />
OBJECTIVES<br />
4.1 The Main Objectives Driving Village<br />
Development are as Follows:<br />
• Facilitate people to live in high quality and<br />
primarily low density housing in a rural village<br />
location.<br />
• Maintain services at a local level.<br />
• Reinforce the attractive rural village which exists<br />
at present by permitting appropriate and<br />
sensitively designed new development.<br />
• Create commercial and employment<br />
opportunities.<br />
4.2 Growth Rate<br />
The rate of growth must be in accordance with the<br />
<strong>Council</strong>’s policy on villages (Refer Volume 1, Chapter 4)<br />
and the availability of services (including physical and<br />
social provisions).<br />
4.3 Priorities<br />
a) Promotion and consolidation of development<br />
within the development boundary as shown on<br />
the accompanying plan.<br />
b) Improvement of the existing road network and<br />
provision of footpaths in conjunction with<br />
on-going development.<br />
c) Create/reinforce ‘gateway’ features to engender a<br />
sense of place and delineate the village.<br />
d) Encourage and facilitate co-operation between /<br />
amongst the different development interests in<br />
order to maximise community gain, for the<br />
greater good of the settlement.<br />
e) If development is only forthcoming in a<br />
piecemeal fashion (i.e. along existing road<br />
frontages rather than lands identified to the ‘rear’<br />
of road frontages), special development<br />
contributions may be applied and pooled so as to<br />
facilitate the <strong>Council</strong> in providing linking<br />
infrastructure/environmental management etc.,<br />
at some time in the future.<br />
4.4 Shape and Form<br />
The village as proposed within the development<br />
boundary on the accompanying plan will result in a<br />
relatively compact settlement, laid out in a rectangular<br />
manner, utilising the existing roads, with the possibility<br />
of new internal road(s) opening up lands to the north,<br />
east and west of Sycamore Drive for development, and<br />
also acting as linking and connecting vehicular /<br />
pedestrian infrastructure for the village as a whole.<br />
The existing older part of the village will be treated as<br />
the ‘core’ and will accommodate a mixture of uses, for<br />
example, commercial, residential, entertainment,<br />
employment, etc.<br />
All new development will be expected:<br />
• To comply with the land use zoning objectives<br />
contained in the <strong>County</strong> Development Plan,<br />
2009– 2015, Volume 1.<br />
February 2009 | Ballycumber Village Plan | page 51
OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
Volume 2 - Settlement Plans<br />
• To have and illustrate an understanding of the<br />
local style and character.<br />
• To be designed and laid out in a coherent and<br />
sympathetically integrated manner which is<br />
commensurate with the size and scale of this<br />
village.<br />
• To respect the mainly rural nature of the<br />
settlement with sensitive landscaping.<br />
4.5 Design<br />
All proposals shall be consistent with the <strong>Council</strong>’s<br />
policy on design as contained in the <strong>County</strong><br />
Development Plan 2009-2015, Chapters 4 and 19.<br />
Of particular note:-<br />
Development shall be well designed with a view to<br />
maintaining and enhancing the attractive rural<br />
character of the village. The <strong>Council</strong> will resist<br />
inappropriate suburban styles.<br />
5.0 SPECIFIC DEVELOPMENT<br />
OBJECTIVES<br />
5.1 Archaeology<br />
It is an objective of the <strong>Council</strong> to secure the protection<br />
(i.e. preservation in situ or at a minimum protection by<br />
record) of all Recorded Monuments included in the<br />
Record of Monuments and Places as established under<br />
Section 12 of the National Monuments (Amendment)<br />
Act 1994, and their setting. There are two Recorded<br />
Monuments situated within the village boundary.<br />
5.2 Protected Structures<br />
A complete list is contained within the Record of<br />
Protected Structures for the <strong>County</strong>. Policies contained<br />
within Volume 1 of the plan will apply.<br />
5.3 Other Amenity Designations<br />
There is a portion of an Area of High Amenity/Area of<br />
Special Control within the village boundary. This refers<br />
to the esker which is located to the north of<br />
Ballycumber House.<br />
5.4 Amenities (Open Space)<br />
All new in-depth residential development schemes<br />
should incorporate sufficient good quality open space<br />
in accordance with the <strong>County</strong> Development Plan<br />
standards. In particular, a substantial high quality<br />
public open space area is considered necessary as part<br />
of the overall development of the area zoned for<br />
‘residential’ and ‘other settlement lands’ to the north,<br />
east and west of Sycamore Drive. In this regard, the<br />
<strong>Council</strong> will endeavour to ensure that different<br />
development interests consider the above when<br />
designing any new residential developments, for<br />
example by requiring the formulation of a master plan<br />
or plans.<br />
An existing attractive public space/walkway exists<br />
along the River Brosna/former railway line to the east of<br />
the village. This could be enhanced if the adjacent lands<br />
are developed through the provision of a connecting,<br />
high quality portion of public open space which is<br />
clearly linked to the walkway.<br />
5.5 Trees and Boundaries<br />
New development should ensure the protection of<br />
mature trees, hedgerows and the conservation of<br />
existing stone walls, and their integration into new<br />
development. Where the provision of new boundaries<br />
are required, these should comprise native hedgerow<br />
planting, or stone walls which consist of stone found in<br />
the locality. Where comprehensive new development<br />
occurs, it should take into account the pattern of<br />
existing hedgerows and incorporate same into layouts<br />
or plant connecting hedgerows where hedgerow<br />
removal to facilitate development works is necessary.<br />
The <strong>Council</strong> will require that all new development will<br />
respect the predominantly rural nature of the<br />
settlement, in particular through the provision of<br />
sensitive landscaping schemes. In the event that the<br />
removal of tree(s) is deemed to be necessary, it will be<br />
conditional on replacement with appropriate species.<br />
5.6 Local Issues<br />
a) The incremental provision of footpaths on both<br />
sides of roads, through requirements for works as<br />
part of planning permissions granted, or by way<br />
of development contributions / special<br />
development contributions is envisaged, to<br />
improve the amenities of the area.<br />
b) Adequate lighting to be provided along all routes<br />
within the village boundary, over time.<br />
c) Progressively underground overhead cables. In<br />
the case of new development, ducting will be<br />
required under new roads or new/upgraded<br />
footpaths.<br />
February 2009 | Ballycumber Village Plan | page 52
OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
Volume 2 - Settlement Plans<br />
d) Access points to be provided where necessary, in<br />
the village.<br />
e) Protection of the area of high amenity to the<br />
north of Ballycumber House.<br />
f) It is policy of the <strong>Council</strong> to reserve an area of<br />
approximately 2 acres of <strong>Council</strong>-owned land in<br />
Ballycumber for a green area (public park). This<br />
will be for the benefit of the village as a whole.<br />
5.7 Zoning Objectives<br />
Lands within the village boundary are formally zoned<br />
under this plan. The zoning objectives are those<br />
contained within the <strong>County</strong> Development Plan<br />
2009 – 2015.<br />
In the case of ‘residential’ zoning, no maximum or<br />
minimum densities are specified in this plan. However,<br />
this zoning will accommodate the more mainstream<br />
types of development and particular regard will be had<br />
to standards contained in the <strong>County</strong> Development<br />
Plan 2009-2015, Chapter 19, Built Form and the<br />
Residential Density Guidelines, (Department of the<br />
Environment, Sept. 1999), or any reviews thereof.<br />
should be retained as far as possible, should<br />
development take place along these roads<br />
(retained / reconstructed stone walls, natural<br />
hedgerows as front boundaries etc.). The<br />
provision of a footpath would make this loop<br />
more accessible for walking.<br />
4. The proposed open space zoning along the<br />
stream and the western extent of the current<br />
development boundary should, as part of<br />
development on lands to the east, be very<br />
attractively landscaped and planted in order to<br />
provide a green buffer or boundary between the<br />
developed area of the village and the rural area<br />
to the west. In the long term, should the<br />
development boundary extend towards Grogan,<br />
this area would act as a well-landscaped<br />
greenway or ‘lung’ between two development<br />
areas.<br />
5. See 5.4 above.<br />
5.8 Map Annotation – Guidance &<br />
Requirements for Development<br />
1. This area is not considered suitable for a single<br />
large housing development. A number of<br />
separately designed smaller developments is<br />
considered more appropriate. A large, usable<br />
and well-designed area of public open space<br />
must be provided in conjunction with housing<br />
development – 15% minimum of the area. A<br />
master plan showing roads / pedestrian / open<br />
space / services linkages between these and<br />
adjacent lands should precede any in-depth<br />
development.<br />
2. There may be potential for roads / pedestrian /<br />
open space / services linkages between this land<br />
and adjacent lands to the north. It is policy of the<br />
<strong>Council</strong> to reserve an area of approximately 2<br />
acres of <strong>Council</strong>-owned land in Ballycumber for a<br />
green area (public park). This will be for the<br />
benefit of the village as a whole.<br />
3. This ‘loop’ of road around the north of the village<br />
to Grogan has a very rural character, and this<br />
February 2009 | Ballycumber Village Plan | page 53
OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
Volume 2 - Settlement Plans<br />
NOTES<br />
February 2009 | Ballycumber Village Plan | page 54
Volume 2 - Settlement Plans | Ballycumber Village Plan | February 2009
OFFALY COUNTY<br />
DEVELOPMENT PLAN<br />
2009 - 2015<br />
• BELMONT •<br />
<strong>VILLAGE</strong> PLAN<br />
2009 - 2015
OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
Volume 2 - Settlement Plans<br />
BELMONT <strong>VILLAGE</strong> PLAN<br />
1.0 GENERAL INTRODUCTION AND<br />
DEVELOPMENT CONTEXT<br />
The settlement plans stem directly from the policies<br />
and objectives contained in the <strong>County</strong> Development<br />
Plan with particular reference to Chapter 4, “Settlement<br />
Strategy” and Chapter 18 “Landuse and Zoning”. This is<br />
to facilitate the growth of a hierarchy of well-planned,<br />
sustainable and complementary settlements<br />
throughout the county presented in a consistent<br />
manner to allow ease of interpretation and<br />
implementation.<br />
Belmont has been designated as a village within <strong>Offaly</strong>’s<br />
settlement hierarchy, as set out in Chapter 4 of the<br />
<strong>County</strong> Development Plan 2009–2015. This settlement<br />
plan along with the zoning map is seen as a specific<br />
view of the village so that development pressures can<br />
be focused and properly managed in order that the<br />
settlement can fulfil this role effectively.<br />
1.1 Location<br />
Belmont is a small settlement some 5kms west of<br />
Ferbane and 3.7kms north of Cloghan and lies within<br />
two DEDs, Lumcloon and Moyclare. It is estimated that<br />
the population within the village boundary (see plan) is<br />
approximately 150 persons with circa 130 persons in<br />
the immediate environs.<br />
Growth has been slow over the past few years and while<br />
this could, in part, be attributed to the lack of<br />
infrastructure there is evidence to indicate that there is<br />
some demand in this area. It is recognised that an<br />
appropriate amount of development could be<br />
harnessed to contribute positively to the proper<br />
planning and sustainable growth of this area.<br />
1.2 Settlement Form<br />
The original form was probably a small cluster at the<br />
crossroads with subsequent development taking the<br />
form of linear development on the constituent routes<br />
with the bulk happening to the east on the Ferbane<br />
road. The settlement is extremely long (at<br />
approximately 1.5kms), with very little depth although<br />
there have been attempts to redress this in the form of<br />
the council housing development in the southwest<br />
quadrant of the village. The settlement is low rise and<br />
low density, with a variation of different suburban<br />
building styles in evidence but with no real definition of<br />
the core area.<br />
1.3 Context<br />
Belmont has been designated as a village within <strong>Offaly</strong>’s<br />
settlement hierarchy, as set in the <strong>County</strong> Development<br />
Plan 2009 – 2015. A development boundary has been<br />
identified for Belmont and is shown on the<br />
accompanying map. It is intended that the area<br />
delineated will: -<br />
• Foster the creation of a more coherent<br />
settlement with adequate critical mass to<br />
maintain / improve local service provision.<br />
• Cater for a number of small in-depth<br />
development schemes for both housing and<br />
commercial uses, which are appropriate in terms<br />
of scale, use and location within the village.<br />
• Contain development in order to bring some<br />
form to the settlement and engender a sense of<br />
place.<br />
2.0 SERVICES AND SOCIAL<br />
INFRASTRUCTURE<br />
2.1 Water Supply<br />
Water supply is from the Clara/Ferbane public water<br />
scheme.<br />
2.2 Waste Water<br />
The village is served by sewers in the roads which takes<br />
the effluent into a communal septic tank to the south of<br />
the village near the River Brosna. The system will require<br />
investment in order to allow developments within the<br />
village to proceed. It is included in the Water Services<br />
Investment Programme and the preliminary report is<br />
being prepared. (Nov 07) To this end, where a<br />
development proposal precedes adequate availability<br />
February 2009 | Belmont Village Plan | page 56
OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
Volume 2 - Settlement Plans<br />
of either network or waste water treatment capacity<br />
special development contributions may be applied to<br />
facilitate the necessary improvement works.<br />
2.3 Other Services<br />
a) Social and Community Infrastructure.<br />
Belmont has a small base of such facilities. Within the<br />
plan boundary there are (in 2007) the following:<br />
• Shop (general merchant)<br />
• 2 Licensed Premises<br />
• Garage/petrol filling station<br />
The Church (RC), National School and community hall<br />
which serve Belmont are situated within the sraid High<br />
Street, approximately 1.4kms to the west of the village.<br />
These two settlements are, to a great extent,<br />
complementary.<br />
b) Roads<br />
New roads, which are necessary to serve in-depth<br />
development in Belmont, will be required to be<br />
designed and constructed to a high standard, in order<br />
to provide an attractive and safe environment. While<br />
these will be provided by separate developments it is<br />
intended that over time, they will evolve into an<br />
integrated network of routes allowing movement<br />
around and through the village. This will require<br />
adjoining landowners / development interests to<br />
co-operate at an early stage.<br />
c) Footpaths<br />
Footpath provision is generally poor and this should be<br />
addressed given linear nature of the village and the<br />
dispersal of facilities in the area.<br />
Given the linear form alluded to in paragraph 1.4,<br />
Settlement Form, and the dispersed nature of social and<br />
community infrastructure a footpath/cycleway from the<br />
east of Belmont through to High Street could<br />
encourage easy, safe non car movement in this area.<br />
This route should be lit appropriately.<br />
3.0 KEY MESSAGES FOR BELMONT<br />
a) Belmont shall be developed in a properly<br />
planned coherent manner centred around the<br />
existing core, so that an attractive sustainable<br />
outcome is achieved. Policies and objectives with<br />
regard to village development are contained in<br />
the <strong>County</strong> Development Plan 2009-2015,<br />
Chapter 4, Settlement Strategy.<br />
b) Promotion of low-density clustered style<br />
development within the village, with the<br />
exception of slightly tighter knit development to<br />
help delineate and reinforce the “core” area at the<br />
crossroads.<br />
c) Avoidance of excessive residential growth where<br />
such growth would precede the provision of<br />
adequate services, or would not improve the<br />
village’s character.<br />
d) Promotion of Belmont as a local service centre to<br />
create the critical mass necessary for maintaining<br />
and attracting services.<br />
e) The conservation and integration into new<br />
development of existing stone walls, trees and<br />
native hedgerows, and promotion of similar<br />
materials for new boundaries.<br />
f) High quality designs which are reflective of the<br />
existing rural character of the village, shall be<br />
encouraged but without precluding high quality<br />
innovative contemporary designs.<br />
g) Promotion of natural building and boundary<br />
materials.<br />
h) Improve pedestrian linkages to allow safe<br />
movement in the area including the dispersed<br />
elements close to the village boundary.<br />
4.0 GENERAL DEVELOPMENT<br />
OBJECTIVES<br />
4.1 The Main Objectives Driving Village<br />
Development are as Follows:<br />
• Facilitate people to live in high quality and<br />
primarily low density housing in a rural village<br />
location.<br />
• Maintain and enhance services at a local level.<br />
• Reinforce the attractive rural village, which exists<br />
at present by permitting appropriate and<br />
sensitively designed new development.<br />
• Create commercial and service opportunities.<br />
4.2 Growth Rate<br />
The rate of growth will be regulated by the capacity and<br />
availability of physical and social infrastructure.<br />
Furthermore, development both in scale and rate shall<br />
not be allowed to take place at the expense of the<br />
village’s character. See <strong>County</strong> Development Plan<br />
2009 - 2015, Chapter 4, Settlement Strategy.<br />
February 2009 | Belmont Village Plan | page 57
OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
Volume 2 - Settlement Plans<br />
4.3 Priorities<br />
a) Promotion and consolidation of development<br />
within the development boundary as shown on<br />
the accompanying plan.<br />
b) Improvement of the existing road network and<br />
provision of footpaths, particularly where<br />
existing development is not served by footpaths<br />
in conjunction with on-going development.<br />
c) Create / reinforce ‘gateway’ features to engender<br />
a sense of place and delineate the village.<br />
d) Encourage and facilitate co-operation between/<br />
amongst the different development interests in<br />
order to maximise community gain, for the<br />
greater good of the settlement.<br />
e) If development is only forthcoming in a<br />
piecemeal fashion (i.e. along existing road<br />
frontages rather than lands identified to the ‘rear’<br />
of road frontages), special development<br />
contributions may be applied and pooled so as<br />
to facilitate the <strong>Council</strong> in providing linking<br />
infrastructure / environmental management etc.,<br />
at some time in the future.<br />
4.4 Shape and Form<br />
The village as proposed within the development<br />
boundary shown on the accompanying plan will result<br />
in a more compact and coherent settlement, utilising<br />
the existing roads and with new internal roads opening<br />
up the surrounding backland areas. These roads will<br />
also act as linking and connecting vehicular /<br />
pedestrian infrastructure for the village as a whole thus<br />
allowing movement around and through the built<br />
fabric. The central area around the “cross-roads” will be<br />
treated as the core area and will accommodate a<br />
mixture of uses, for example, commercial, residential,<br />
entertainment, employment etc.<br />
All new development will be expected:<br />
• To comply with the land use zoning objectives<br />
contained in the <strong>County</strong> Development Plan,<br />
2009 – 2015.<br />
• To have and illustrate an understanding of the<br />
local style and character.<br />
• To be designed and laid out in a coherent and<br />
sympathetically integrated manner, which is<br />
commensurate with the size and scale of this<br />
village.<br />
• To bring a mainly rural feel to the settlement with<br />
sensitive landscaping.<br />
4.5 Design<br />
All proposals shall be consistent with the <strong>Council</strong>’s<br />
policy on design as contained in the <strong>County</strong><br />
Development Plan 2009-2015, Chapters 4 & 19.<br />
Of particular note:-<br />
Development shall be well designed with a view to<br />
maintaining and enhancing the attractive rural<br />
character of the village. The <strong>Council</strong> will resist<br />
inappropriate suburban styles.<br />
5.0 SPECIFIC DEVELOPMENT<br />
OBJECTIVES<br />
5.1 Archaeology<br />
It is an objective of the <strong>Council</strong> to secure the protection<br />
(i.e. preservation in situ or at a minimum protection by<br />
record) of all Recorded Monuments included in the<br />
Record of Monuments and Places as established under<br />
Section 12 of the National Monuments (Amendment)<br />
Act 1994, and their setting.<br />
5.2 Protected Structures<br />
A complete list is contained within the Record of<br />
Protected Structures for the <strong>County</strong>. Policies contained<br />
within Volume 1 of the plan will apply.<br />
5.3 Amenities (Open Space)<br />
While all new in-depth residential development<br />
schemes should incorporate sufficient good quality<br />
open space in accordance with the <strong>County</strong><br />
Development Plan standards the scale of Belmont and<br />
the shape and form envisaged for the expanded village<br />
will preclude the creation of any large central open<br />
spaces.<br />
To this end, land owners/development interests around<br />
the cross-roads will be encouraged to work together to<br />
provide a communal area of open space within the<br />
north west quadrant of the village (see 2 on plan). This<br />
will be set against their open space requirements and<br />
will allow a slightly higher density tighter grained<br />
core/centre to evolve. In this regard, the <strong>Council</strong> will<br />
endeavour to ensure that different development<br />
interests consider the above when designing any new<br />
residential, or other developments, for example by<br />
requiring the formulation of a master plan.<br />
February 2009 | Belmont Village Plan | page 58
OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
Volume 2 - Settlement Plans<br />
5.4 Trees and Boundaries<br />
New development should ensure the protection of<br />
mature trees, hedgerows and the conservation of<br />
existing stone walls, and their integration into new<br />
development. Where the provision of new boundaries<br />
are required, these should comprise native hedgerow<br />
planting, or stone walls which consist of stone found in<br />
the locality. Where comprehensive new development<br />
occurs, it should take into account the pattern of<br />
existing hedgerows and incorporate same into layouts<br />
or plant connecting hedgerows where hedgerow<br />
removal to facilitate development works is necessary. In<br />
the event that the removal of tree(s) is deemed to be<br />
necessary, it will be conditional on replacement with<br />
appropriate species.<br />
5.5 Local issues<br />
a) The incremental provision of footpaths on both<br />
sides of roads, through requirements for works as<br />
part of planning permissions granted, or by way<br />
of development contributions / special<br />
development contributions is envisaged, to<br />
improve the amenities of the area.<br />
b) Adequate lighting to be provided along all routes<br />
within the village boundary, over time including<br />
the link to High Street.<br />
c) Progressively underground overhead cables. In<br />
the case of new development, ducting will be<br />
required under new / upgraded roads and<br />
footpaths.<br />
d) Access points to be provided where necessary, in<br />
the village.<br />
e) Promote and facilitate interaction between<br />
Belmont and High Street to ensure their joint<br />
critical mass helps maintain the existing<br />
facilities/services available in both.<br />
f) Create pedestrian/cycleway link to join with High<br />
Street.<br />
Plan 2009-2015, Chapter 19, Built Form and the<br />
Residential Density Guidelines, (Department of the<br />
Environment, Sept. 1999), or any reviews thereof.<br />
5.7 Map Annotation – Guidance &<br />
Requirements for Development<br />
1. This area is seen as the “village core” and as such<br />
is zoned as “other settlement land” in order to<br />
allow differing land uses to be accommodated<br />
e.g. commercial, employment etc.<br />
2. Open space provision required by this<br />
development should be concentrated in order to<br />
provide a flexible more usable approach. To this<br />
end, land owners/development interests are<br />
advised to co-operate at an early stage.<br />
Note:<br />
Red Arrows.<br />
These indicate the preferred locations for access points<br />
to be taken into the backland areas so that they may be<br />
developed in a coherent and properly planned manner.<br />
Use of some or all of these points should, over time,<br />
create an internal road network which will bring depth<br />
and permeability to the built environment.<br />
These indicative access points shown by the arrows are<br />
seen as the optimum points where the new network will<br />
connect with the existing. Space should be reserved at<br />
points indicated for possible future roundabouts/<br />
junction improvements.<br />
5.6 Zoning<br />
Lands within the village boundary are formally zoned<br />
under this plan. The zoning objectives are those<br />
contained within the <strong>County</strong> Development Plan 2009 –<br />
2015.<br />
In the case of ‘residential’ zoning, no maximum or<br />
minimum densities are specified in this plan. However,<br />
this zoning will accommodate the more mainstream<br />
types of development and particular regard will be had<br />
to standards contained in the <strong>County</strong> Development<br />
February 2009 | Belmont Village Plan | page 59
OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
Volume 2 - Settlement Plans<br />
NOTES<br />
February 2009 | Belmont Village Plan | page 60
Volume 2 - Settlement Plans | Belmont Village Plan | February 2009
OFFALY COUNTY<br />
DEVELOPMENT PLAN<br />
2009 - 2015<br />
• BRACKNAGH •<br />
<strong>VILLAGE</strong> PLAN<br />
2009 - 2015
OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
Volume 2 - Settlement Plans<br />
BRACKNAGH <strong>VILLAGE</strong> PLAN<br />
1.0 GENERAL INTRODUCTION AND<br />
DEVELOPMENT CONTEXT<br />
The settlement plans stem directly from the policies<br />
and objectives contained in the <strong>County</strong> Development<br />
Plan with particular reference to Chapter 4, “Settlement<br />
Strategy” and Chapter 18, “Land Use and Zoning”. This is<br />
to facilitate the growth of a hierarchy of well-planned,<br />
sustainable and complementary settlements<br />
throughout the county presented in a consistent<br />
manner to allow ease of interpretation and<br />
implementation.<br />
Bracknagh has been designated as a village within<br />
<strong>Offaly</strong>’s settlement hierarchy, as set out in Chapter 4 of<br />
the <strong>County</strong> Development Plan 2009-2015. This<br />
settlement plan along with the zoning map is seen as a<br />
specific view of the village so that development<br />
pressures can be focused and properly managed in<br />
order that the settlement can fulfil this role effectively.<br />
1.1 Location<br />
Bracknagh is a clustered settlement located on and<br />
around the T-junction of the R442 and R419 roads and<br />
north of the Figile River. It is located approximately<br />
15km south of Edenderry, 6km south of Clonbullogue,<br />
8km northeast of Portarlington, and 7km west of<br />
Rathangan, Co. Kildare.<br />
In 2006, the population for the entire district electoral<br />
division of Bracknagh was 942 people. The area within<br />
the village boundary contains a population of<br />
approximately 300 people.<br />
Bracknagh is the local service centre for the residential<br />
community of the village itself and its surrounding rural<br />
hinterland. Recent pressures from the Greater Dublin<br />
Area and overspill from Edenderry have seen an<br />
increase in development pressure within this area.<br />
1.2 Settlement Form<br />
This settlement is likely to have originated as a small<br />
cluster of dwellings located around the road junction.<br />
Subsequent expansion has in the main, taken the form<br />
of linear development along the constituent roads, and<br />
two housing developments by <strong>Offaly</strong> <strong>County</strong> <strong>Council</strong><br />
and Bord na Mona. The existing settlement is low rise<br />
and low density, with a number of different building<br />
styles in evidence.<br />
2.0 SERVICES AND SOCIAL<br />
INFRASTRUCTURE<br />
2.1 Water Supply<br />
Bracknagh is serviced by a Group Water Supply Scheme.<br />
Consent to connection for the provision of a water<br />
supply will be required as part of planning permissions<br />
granted.<br />
2.2 Waste water<br />
The waste water treatment plant in Bracknagh<br />
discharges to the nearby Figile River, and upgrading will<br />
be required as the village expands.<br />
2.3 Other Services<br />
(a) Social and Community Infrastructure<br />
Bracknagh contains a Roman Catholic Church (St.<br />
Broghans’), a community centre, two shops, a petrol<br />
pump, post office and licensed premises within the core<br />
area of the village. A graveyard is situated to the north<br />
of the core and this is accessed via a narrow lane off the<br />
main Clonbullogue-Bracknagh Road. A national school<br />
and associated playing fields is situated in the extreme<br />
east of the village.<br />
A GAA pitch and ancillary facilities are situated within<br />
close proximity of the village.<br />
(b) Roads<br />
As development occurs, access routes to backlands will<br />
be required to allow for comprehensive, orderly<br />
development within the village boundary. New roads,<br />
which are necessary to serve in-depth development in<br />
Bracknagh will be required to be designed and<br />
constructed to a high standard, in order to provide an<br />
attractive and safe environment.<br />
February 2009 | Bracknagh Village Plan | page 62
OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
Volume 2 - Settlement Plans<br />
3.0 KEY MESSAGES FOR BRACKNAGH<br />
a) Bracknagh shall be developed in a properly<br />
planned and coherent manner, centred on the<br />
nodal point of the main road junction. Policies<br />
and objectives with regard to village<br />
development are contained in the <strong>County</strong><br />
Development Plan, Volume 1, Chapter 4.<br />
b) The promotion of low-density linear or clustered<br />
style development within the village, with the<br />
exception of slightly tighter knit development in<br />
the core area.<br />
c) The conservation and integration into new<br />
development of existing stone walls, trees and<br />
native hedgerows, and promotion of similar<br />
materials for new boundaries.<br />
d) High quality designs which are reflective of the<br />
existing rural character of the village, without<br />
precluding high quality innovative<br />
contemporary designs.<br />
e) Promotion of natural building and boundary<br />
materials.<br />
f) Promotion of the area along the River Figile for<br />
amenity purposes.<br />
g) Create critical mass to attract investment for<br />
services.<br />
4.0 GENERAL DEVELOPMENT<br />
OBJECTIVES<br />
4.1 The Main Objectives Driving Village<br />
Development are:<br />
• Facilitate people who seek to live in high quality,<br />
primarily low density housing in a rural village<br />
location.<br />
• Maintain services at a local level.<br />
• Reinforce the attractive rural village which exists<br />
at present by permitting appropriate and<br />
sensitively designed new development.<br />
• Create commercial and employment<br />
opportunities.<br />
4.2 Growth Rate<br />
The rate of growth must be in accordance with the<br />
<strong>Council</strong>’s policy on villages (Refer Volume 1, Chapter 4)<br />
and the availability of services (including physical and<br />
social provisions).<br />
4.3 Priorities<br />
a) Promotion and consolidation of development<br />
within the village as shown on the<br />
accompanying plan.<br />
b) Improvement of the existing road network and<br />
provision of footpaths in conjunction with<br />
on-going development.<br />
c) Create/reinforce ‘gateway’ features to engender a<br />
sense of place and delineate the village.<br />
d) Encourage and facilitate co-operation<br />
between/amongst the different development<br />
interests in order to maximise community gain,<br />
for the greater good of the settlement.<br />
e) If development is only forthcoming in a<br />
piecemeal fashion, (i.e. along existing road<br />
frontages rather than lands identified to the ‘rear’<br />
of road frontages) special development<br />
contributions may be applied and pooled so as<br />
to facilitate the <strong>Council</strong> in providing linking<br />
infrastructure/environmental management etc.,<br />
at some time in the future.<br />
4.4 Shape and Form<br />
Bracknagh village is a relatively compact settlement. Its<br />
focal point is within the eastern part of the village,<br />
which will be promoted as the core and may<br />
accommodate a mix of uses, including commercial and<br />
residential development etc.<br />
All new development will be expected:<br />
• To comply with the land use zoning objectives<br />
contained in the <strong>County</strong> Development Plan,<br />
2009 – 2015, Volume 1.<br />
• To have and illustrate an understanding of the<br />
local style and character.<br />
• To be designed and laid out in a coherent and<br />
sympathetically integrated manner which is<br />
commensurate with the size and scale of this<br />
village.<br />
• To respect the mainly rural nature of the<br />
settlement with sensitive landscaping.<br />
4.5 Design<br />
All proposals shall be consistent with the <strong>Council</strong>’s<br />
policy on design as contained in the <strong>County</strong><br />
Development Plan 2009-2015, Chapters 4 & 19.<br />
Of particular note: -<br />
Development shall be well designed with a view to<br />
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maintaining and enhancing the attractive rural<br />
character of the village. The <strong>Council</strong> will resist<br />
inappropriate suburban styles.<br />
5.0 SPECIFIC DEVELOPMENT<br />
OBJECTIVES<br />
5.1 Archaeology<br />
It is an objective of the <strong>Council</strong> to secure the protection<br />
(i.e. preservation in situ or at a minimum protection by<br />
record) of all Recorded Monuments included in the<br />
Record of Monuments and Places as established under<br />
Section 12 of the National Monuments (Amendment)<br />
Act 1994, and their setting. There are 4 Recorded<br />
Monuments situated within the village boundary.<br />
5.2 Protected Structures<br />
A complete list is contained within the Record of<br />
Protected Structures for the <strong>County</strong>. Policies contained<br />
within Volume 1 of the plan will apply.<br />
5.3 Amenities (Open Space)<br />
All new in-depth residential development schemes<br />
should incorporate sufficient good quality open space<br />
in accordance with the <strong>County</strong> Development Plan<br />
standards. In particular, areas of substantial high<br />
quality public open space are considered necessary as<br />
part of the overall development of the areas north and<br />
south of the R419. In this regard, the <strong>Council</strong> will<br />
endeavour to ensure that different development<br />
interests consider the above when designing any new<br />
residential developments, for example by requiring the<br />
formulation of a master plan or plans.<br />
5.4 Trees and Boundaries<br />
New development should ensure the protection of<br />
mature trees hedgerows and the conservation of<br />
existing stone walls, and their integration into new<br />
development. Where the provision of new boundaries<br />
are required, these should comprise native hedgerow<br />
planting, or stone walls which use stone found in the<br />
locality. Where comprehensive new development<br />
occurs, it should take into account the pattern of<br />
existing hedgerows and incorporate same into layouts<br />
or plant connecting hedgerows where hedgerow<br />
removal to facilitate development works is necessary.<br />
The <strong>Council</strong> will require that all new development will<br />
respect the predominantly rural nature of the<br />
settlement, in particular through the provision of<br />
sensitive landscaping schemes. In the event that the<br />
removal of tree(s) is deemed to be necessary, it will be<br />
conditional on replacement with appropriate species.<br />
5.5 Local issues<br />
a) The incremental provision of footpaths on both<br />
sides of roads, through requirements for works as<br />
part of planning permissions granted, or by way<br />
of development contributions/ special<br />
development contributions is envisaged, to<br />
improve the amenities of the area.<br />
b) Adequate lighting to be provided along all routes<br />
within the village boundary, over time.<br />
c) Progressively underground overhead cables. In<br />
the case of new development, ducting will be<br />
required under new roads or new/upgraded<br />
footpaths.<br />
d) Access points to be provided where necessary,<br />
within the village.<br />
e) Examination of the possibilities for the provision<br />
of more structured off-road car parking/<br />
set-down areas for the school, particularly as the<br />
village expands.<br />
5.6 Zoning Objectives<br />
Lands within the village boundary are formally zoned<br />
under this plan. The zoning objectives are those<br />
contained within the <strong>County</strong> Development Plan,<br />
Volume 1, Chapter 18.<br />
5.7 Map Annotation - Guidance &<br />
Requirements for Development<br />
1. Possible expansion area for school site.<br />
Northwestern boundary treatment may allow a<br />
tangible link or ‘tie in’ between this possible<br />
expansion area and any development permitted<br />
on lands zoned as ‘other settlement lands’<br />
adjacent to it.<br />
2. An open space area, developed as a village green<br />
is considered appropriate to the front (west) of<br />
this area, as part of its development. The<br />
recycling area could be integrated into such a<br />
green, by design, unless a suitable alternative<br />
location is decided upon.<br />
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3. Development of this area zoned as ‘other<br />
settlement lands’ will require provision for an<br />
extension to the cemetery.<br />
4. Development of these areas must incorporate<br />
appropriately sized and scaled housing<br />
developments and include large, usable and well<br />
designed areas of public open space. A<br />
masterplan showing roads/pedestrian/open<br />
space/services linkages between these and<br />
adjacent lands should precede any in-depth<br />
development.<br />
5. This area comprises a substantial amount of land,<br />
to be reserved as public open space, along the<br />
banks of the River Figile. Any development of the<br />
adjacent lands which are zoned as ‘other<br />
settlement lands’ must be orientated towards<br />
this open space area and provide good linkages<br />
to, and, if possible, through and along this area.<br />
Proposals for same should be contained in a<br />
master plan to precede any development<br />
proposals.<br />
February 2009 | Bracknagh Village Plan | page 65
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Volume 2 - Settlement Plans<br />
NOTES<br />
February 2009 | Bracknagh Village Plan | page 66
Volume 2 - Settlement Plans | Bracknagh Village Plan | February 2009
OFFALY COUNTY<br />
DEVELOPMENT PLAN<br />
2009 - 2015<br />
• CLOGHAN •<br />
<strong>VILLAGE</strong> PLAN<br />
2009 - 2015
OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
Volume 2 - Settlement Plans<br />
CLOGHAN <strong>VILLAGE</strong> PLAN<br />
1.0 GENERAL INTRODUCTION AND<br />
DEVELOPMENT CONTEXT<br />
The settlement plans stem directly from the policies<br />
and objectives contained in the <strong>County</strong> Development<br />
Plan with particular reference to Chapter 4, “Settlement<br />
Strategy” and Chapter 18, “Land Use and Zoning”. This is<br />
to facilitate the growth of a hierarchy of well-planned,<br />
sustainable and complementary settlements<br />
throughout the county presented in a consistent<br />
manner to allow ease of interpretation and<br />
implementation.<br />
Cloghan has been designated as a village within <strong>Offaly</strong>’s<br />
settlement hierarchy, as set out in Chapter 4 of the<br />
<strong>County</strong> Development Plan 2009 – 2015. This settlement<br />
plan along with the zoning map is seen as a specific<br />
view of the village so that development pressures can<br />
be focused and properly managed in order that the<br />
settlement can fulfil this role effectively.<br />
1.1 Location<br />
Cloghan is a well-established village located at a<br />
confluence of routes, namely the N62, R356 and R357. It<br />
is approximately 29km from Tullamore, 15 km from Birr<br />
and 29km from Athlone.<br />
During the period from 1996 to 2006, the population of<br />
Cloghan rose by 26 people (5.4%) from 477 to 503.<br />
There has been pressure for new housing in the village<br />
with approximately 100 units built, or under<br />
construction (circa 2002-2007) and with evidence of<br />
continuing pressure for more. (Nov 2007). Cloghan acts<br />
as a service centre for the surrounding area.<br />
1.2 Settlement Form<br />
The original settlement is likely to have developed as a<br />
small cluster at the junction. Subsequent expansion has<br />
in the main, taken the form of linear development along<br />
the constituent roads, with some of the newer<br />
development being rather suburban in style. This<br />
settlement has a number of different building styles in<br />
evidence, although the original core has a slightly<br />
tighter grain and more vernacular style.<br />
1.3 Context<br />
Cloghan has been designated as a village within <strong>Offaly</strong>’s<br />
settlement hierarchy, as set out in Chapter 4 of the<br />
<strong>County</strong> Development Plan 2009-2015. A development<br />
boundary has been identified for Cloghan and is shown<br />
along with proposed zoning etc on the accompanying<br />
map. It is intended that the area delineated will: -<br />
• Foster the creation of a more coherent<br />
settlement, with adequate critical mass to<br />
maintain / improve local service provision.<br />
• Ensure that the village’s location on the N62<br />
corridor does not lead to a rate of population<br />
expansion, which might adversely affect its<br />
village character.<br />
• Cater for a number of small in-depth housing,<br />
commercial and employment developments,<br />
which are appropriate in terms of scale, use and<br />
location within the village.<br />
• Contain development in order to enhance the<br />
village and its setting.<br />
1.4 Integrated Area Plan<br />
An Integrated Area Plan was prepared jointly by the<br />
Community, the Tipperary Institute and West <strong>Offaly</strong><br />
Partnership, with input from <strong>Offaly</strong> <strong>County</strong> <strong>Council</strong>. This<br />
was recognised during the preparation of the <strong>County</strong><br />
Development Plan 2009-2015.<br />
2.0 SERVICES & SOCIAL<br />
INFRASTRUCTURE<br />
2.1 Water Supply<br />
A public water supply from the Banagher Scheme is<br />
available to serve development within the village.<br />
2.2 Waste Water<br />
The village is served by two main sewers in the main<br />
roads N62/R438 with the waste water treatment plant of<br />
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Volume 2 - Settlement Plans<br />
800pe capacity on the R438 to the south of the<br />
settlement. There is, currently, spare capacity in the<br />
system.<br />
2.3 Other Services<br />
a) Social and Community Infrastructure<br />
Cloghan has a good base of social and community<br />
facilities serving both the village and its surrounding<br />
area. The following services/facilities are currently<br />
(2007) located within the plan boundary;<br />
• Church (R.C.)<br />
• Petrol filling station/supermarket/post office<br />
• Petrol filling station/car repair facility/small shop<br />
• 5 shop units (1 vacant/1 office)<br />
• Farm support/tractor sales and service<br />
• 3 Licensed Premises<br />
• National School<br />
• Health Centre<br />
• Community Hall<br />
• Garda Station<br />
b) Roads<br />
Cloghan is on the crossroads of the N62/R356 and the<br />
R357 and is therefore well connected by road to Birr and<br />
Athlone. It is therefore on an essential link in the<br />
network and extremely important at both county and<br />
subregional levels. Furthermore, its location in the<br />
heavily used Birr/Athlone Corridor, which also includes<br />
Ferbane and Doon, will probably lead to be significant<br />
increases in both local and county traffic on this already<br />
busy road. This may lead to the requirement for a relief<br />
road in the longer term. The previous plan shows an<br />
aspirational road corridor to the east of the village and<br />
this has been taken into consideration on the internal<br />
planning of the settlement. Internal roads, which are<br />
necessary to serve in-depth development in Cloghan,<br />
will be required to be designed and constructed to a<br />
high standard, in order to provide an attractive and safe<br />
environment. While these will be provided by separate<br />
developments it is intended that over time, they will<br />
evolve into an integrated network of routes allowing<br />
movement around and through the village. This will<br />
require adjoining landowners/development interests to<br />
co-operate at an early stage.<br />
c) Footpaths<br />
Footpath provision is generally very good.<br />
3.0 KEY MESSAGES FOR CLOGHAN<br />
a) Cloghan shall be developed in a properly<br />
planned coherent manner centred around the<br />
existing core, so that an attractive sustainable<br />
outcome is achieved. Policies and objectives with<br />
regard to village development are contained in<br />
the <strong>County</strong> Development Plan 2009-2015,<br />
Chapter 4, Settlement Strategy.<br />
b) Promotion of low-density, clustered style<br />
development within the village, with the<br />
exception of slightly tighter knit development in<br />
the core.<br />
c) Avoidance of excessive residential growth where<br />
such growth would precede the provision of<br />
adequate services, or adversely affect the<br />
village’s rural character.<br />
d) Promotion of Cloghan as a local service and<br />
employment centre to create the critical mass<br />
necessary for maintaining and attracting<br />
investment and services.<br />
e) The conservation and integration into new<br />
development of existing stone walls, trees and<br />
native hedgerows, and promotion of similar<br />
materials for new boundaries.<br />
f) High quality designs, which are reflective of the<br />
existing rural character of the village, without<br />
precluding high quality innovative<br />
contemporary designs.<br />
g) Promotion of natural building and boundary<br />
materials.<br />
4.0 GENERAL DEVELOPMENT<br />
OBJECTIVES<br />
4.1 The Main Objectives Driving Village<br />
Development are as Follows:<br />
• Facilitate people to live in high quality and<br />
primarily low density housing in a rural village<br />
location.<br />
• Maintain and enhance services at a local level.<br />
• Reinforce the attractive rural village, which exists<br />
at present by permitting appropriate and<br />
sensitively designed new development.<br />
• Create commercial and employment<br />
opportunities.<br />
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4.2 Growth Rate<br />
The rate of growth will be regulated by the capacity and<br />
availability of physical and social infrastructure.<br />
Furthermore, development shall not be allowed to take<br />
place at the expense of the village’s character. See<br />
<strong>County</strong> Development Plan, Volume 1, Chapter 4<br />
Settlement Strategy.<br />
4.3 Priorities<br />
a) Promotion and consolidation of development<br />
within the development boundary as shown on<br />
the accompanying plan.<br />
b) Improvement of the existing road network and<br />
provision of footpaths, particularly where<br />
existing development is not served by footpaths,<br />
in conjunction with on-going development.<br />
c) Create / reinforce ‘gateway’ features to engender<br />
a sense of place and delineate the village.<br />
d) Encourage and facilitate co-operation between /<br />
amongst the different development interests in<br />
order to maximise community gain, for the<br />
greater good of the settlement.<br />
e) If development is only forthcoming in a<br />
piecemeal fashion (i.e. along existing road<br />
frontages rather than lands identified to the ‘rear’<br />
of road frontages), special development<br />
contributions may be applied and pooled so as<br />
to facilitate the <strong>Council</strong> in providing linking<br />
infrastructure/environmental management etc.,<br />
at some time in the future.<br />
4.4 Shape and Form<br />
The village as proposed within the development<br />
boundary as shown on the accompanying plan will<br />
result in a relatively compact settlement, laid out in a<br />
rectangular manner, utilising the existing roads, with<br />
new internal roads required to open up backland areas.<br />
These roads will also act as linking and connecting<br />
vehicular/pedestrian infrastructure for the village as a<br />
whole, thus allowing movement around and through<br />
the built fabric.<br />
The existing older part of the village at the crossroads<br />
acts as the ‘core’ and will accommodate a mixture of<br />
uses, for example, commercial, residential,<br />
entertainment, employment etc. The <strong>Council</strong> will<br />
encourage an urban design led refurbishment and<br />
traffic calming of the centre (when the relief road is<br />
complete).<br />
All new development will be expected:<br />
• To comply with the land use zoning objectives<br />
contained in the <strong>County</strong> Development Plan,<br />
2009 – 2015.<br />
• To have and illustrate an understanding of the<br />
local style and character.<br />
• To be designed and laid out in a coherent and<br />
sympathetically integrated manner, which is<br />
commensurate with the size and scale of this<br />
village.<br />
• To respect the mainly rural nature of the<br />
settlement with sensitive landscaping.<br />
4.5 Design<br />
All proposals shall be consistent with the <strong>Council</strong>’s<br />
policy on design as contained in the <strong>County</strong><br />
Development Plan 2009-2015, Chapters 4 & 19.<br />
Of particular note:-<br />
Development shall be well designed with a view to<br />
maintaining and enhancing the attractive rural<br />
character of the village. The <strong>Council</strong> will resist<br />
inappropriate suburban styles.<br />
5.0 SPECIFIC DEVELOPMENT<br />
OBJECTIVES<br />
5.1 Archaeology<br />
It is an objective of the <strong>Council</strong> to secure the protection<br />
(i.e. preservation in situ or at a minimum protection by<br />
record) of all Recorded Monuments included in the<br />
Record of Monuments and Places as established under<br />
Section 12 of the National Monuments (Amendment)<br />
Act 1994, and their setting. There is one national<br />
monument situated within the plan boundary.<br />
5.2 Protected Structures<br />
A complete list is contained within the Record of<br />
Protected Structures for the <strong>County</strong>. Policies contained<br />
within Volume 1 of the plan will apply.<br />
5.3 Amenities (Open Space)<br />
All new in-depth residential development schemes<br />
should incorporate sufficient good quality open space<br />
in accordance with the <strong>County</strong> Development Plan<br />
standards. In this regard, the <strong>Council</strong> will endeavour to<br />
ensure that different development interests consider<br />
the above when designing any new residential, or other<br />
February 2009 | Cloghan Village Plan | page 70
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Volume 2 - Settlement Plans<br />
developments, for example by requiring the<br />
formulation of a master plan or plans, in accordance<br />
with the policies contained in the <strong>County</strong> Development<br />
Plan 2009-2015, Chapter 4, Settlement Strategy.<br />
5.4 Trees and Boundaries<br />
New development should ensure the protection of<br />
mature trees, hedgerows and the conservation of<br />
existing stone walls, and their integration into new<br />
development. Where the provision of new boundaries<br />
are required, these should comprise native hedgerow<br />
planting, or stone walls which consist of stone found in<br />
the locality. Where comprehensive new development<br />
occurs, it should take into account the pattern of<br />
existing hedgerows and incorporate same into layouts<br />
or plant connecting hedgerows where hedgerow<br />
removal to facilitate development works is necessary.<br />
The <strong>Council</strong> will require that all new development<br />
respect both the tight urban grain of the central core<br />
and the looser more rural nature of the back lands. This<br />
should be achieved by recognising the design cues of<br />
the former and by sensitive landscaping of the latter. In<br />
the event that the removal of tree(s) is deemed to be<br />
necessary, it will be conditional on replacement with<br />
appropriate species.<br />
5.5 Local issues<br />
a) The incremental provision of footpaths on both<br />
sides of roads, through requirements for works as<br />
part of planning permissions granted, or by way<br />
of development contributions / special<br />
development contributions is envisaged, to<br />
improve the amenities of the area.<br />
b) Adequate lighting to be provided along all routes<br />
within the village boundary, over time.<br />
c) Progressively underground overhead cables. In<br />
the case of new development, ducting will be<br />
required under new roads or new / upgraded<br />
footpaths.<br />
d) Access points to be provided where necessary, in<br />
the village.<br />
In the case of ‘residential’ zoning, no maximum or<br />
minimum densities are specified in this plan. However,<br />
this zoning will accommodate the more mainstream<br />
types of development and particular regard will be had<br />
to standards contained in the <strong>County</strong> Development<br />
Plan 2009-2015, Chapter 19 – Built Form and the<br />
Residential Density Guidelines, (Department of the<br />
Environment, Sept. 1999), or any reviews of the above.<br />
5.7 Map Annotation – Guidance &<br />
Requirements for Development<br />
1. This area of “other settlement land” zoning is seen<br />
as suitable for mixed-use development with a<br />
preference being given for employment and/or<br />
village core type uses including potential<br />
expansion associated with the church.<br />
2. This area is considered to be suitable for land<br />
uses, which will generate employment<br />
opportunities.<br />
Note:<br />
Red Arrows.<br />
These indicate the preferred locations for access points<br />
to be taken into the backland areas so that they may be<br />
developed in a coherent and properly planned manner.<br />
Use of some or all of these points should, over time,<br />
create an internal road network, which will bring depth<br />
and permeability to the built environment.<br />
These indicative access points shown by the arrows are<br />
seen as the optimum points where the new network will<br />
connect with the existing. Space should be reserved at<br />
points indicated for possible future roundabouts /<br />
junction improvements.<br />
5.6 Zoning<br />
Lands within the village boundary are formally zoned<br />
under this plan. The zoning objectives are those<br />
contained within the <strong>County</strong> Development Plan<br />
2009 – 2015.<br />
February 2009 | Cloghan Village Plan | page 71
OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
Volume 2 - Settlement Plans<br />
NOTES<br />
February 2009 | Cloghan Village Plan | page 72
Volume 2 - Settlement Plans | Cloghan Village Plan | February 2009
OFFALY COUNTY<br />
DEVELOPMENT PLAN<br />
2009 - 2015<br />
• CLONBULLOGUE •<br />
<strong>VILLAGE</strong> PLAN<br />
2009 - 2015
OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
Volume 2 - Settlement Plans<br />
CLONBULLOGUE <strong>VILLAGE</strong> PLAN<br />
According to the Census of 2006, the total population of<br />
the district electoral division of Clonbullogue was 709<br />
people. However, it is estimated that the current<br />
population within the boundary (see plan) is<br />
approximately 330 people. Recent pressures from the<br />
Greater Dublin Area and overspill from Edenderry has<br />
seen an increase in development pressure within this<br />
village and its environs.<br />
Clonbullogue is the local service centre for the village<br />
itself and its surrounding rural hinterland.<br />
1.0 GENERAL INTRODUCTION AND<br />
DEVELOPMENT CONTEXT<br />
The settlement plans stem directly from the policies<br />
and objectives contained in the <strong>County</strong> Development<br />
Plan with particular reference to Chapter 4, “Settlement<br />
Strategy” and Chapter 18, “Land Use and Zoning”. This is<br />
to facilitate the growth of a hierarchy of well-planned,<br />
sustainable and complementary settlements<br />
throughout the county presented in a consistent<br />
manner to allow ease of interpretation and<br />
implementation.<br />
Clonbullogue has been designated as a village within<br />
<strong>Offaly</strong>’s settlement hierarchy, as set out in Chapter 4 of<br />
the <strong>County</strong> Development Plan 2009-2015. This<br />
settlement plan along with the zoning map is seen as a<br />
specific view of the village so that development<br />
pressures can be focused and properly managed in<br />
order that the settlement can fulfil this role effectively.<br />
1.1 Location<br />
Clonbullogue is a very attractive and well-maintained<br />
settlement located around the junction of the R401 and<br />
R442 roads, close by the bridge over the Figile River.<br />
This settlement derives its name from the word ‘Cluain’<br />
meaning field and ‘bolg’, which is in direct reference to<br />
the Celtic sun god Bolg, hence ‘Fir Bolg’, meaning<br />
‘followers or devotees of the sun’. Accordingly, it most<br />
likely signifies a field where in the remote past,<br />
followers of the sun god ‘Bolg’ assembled for worship. It<br />
was referred to in the last century as ‘Clonsast’ meaning<br />
‘field of the rough grass’.<br />
The village is situated approximately 7km south of<br />
Edenderry, 10km northeast of Portarlington and 5km<br />
northwest of Rathangan (Co. Kildare).<br />
1.2 Settlement Form<br />
This settlement is likely to have originated as a small<br />
cluster of dwellings around the junction at the bridging<br />
point over the Figile River. This settlement is<br />
predominantly low rise and low density with a number<br />
of different building styles in evidence. The area around<br />
the triangular village green has retained its character as<br />
a traditional-style village centre. Subsequent expansion<br />
has in the main, taken the form of linear development<br />
along the constituent roads, with associated backlands<br />
predominantly in agricultural use. There are two<br />
housing developments within the village currently<br />
[2007], namely an <strong>Offaly</strong> <strong>County</strong> <strong>Council</strong> scheme<br />
(Woodlawn) centrally situated within the village and a<br />
privately developed housing scheme located within the<br />
southern portion of the village.<br />
2.0 SERVICES AND SOCIAL<br />
INFRASTRUCTURE<br />
2.1 Water Supply<br />
Clonbullogue is serviced by a public water supply. The<br />
source is on the banks of the Figile River and consists of<br />
a spring and small pump house. All new developments<br />
shall be connected to the public mains.<br />
2.2 Waste Water<br />
The existing wastewater treatment plant serving<br />
Clonbullogue was upgraded in 2006.<br />
2.3 Other Services<br />
a) Social and Community Infrastructure<br />
Clonbullogue has a National School (St. Patrick’s,<br />
established at this site in 1981), a Community Centre, a<br />
Catholic Church (St. Michael’s), a Church of Ireland<br />
Church (St. Kevin’s) and an adjoining graveyard, a Health<br />
Centre (located in the old national school building) and<br />
a Garda Station.<br />
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Volume 2 - Settlement Plans<br />
Additional services located within the village include a<br />
GAA pitch and ancillary facilities, licensed premises,<br />
convenience store, car garage (petrol pumps/car sales),<br />
car valeting business, auctioneers and recycling centre.<br />
Clonbullogue Development Association is situated to<br />
the north of the national school. Permission was<br />
granted [2006] for a pre-school, crèche and after-school<br />
facility in Clonbullogue (southeast part of the village). A<br />
parachute club which continues to attract people from<br />
throughout the country is located within close<br />
proximity, west of the development boundary.<br />
b) Roads<br />
This village is located on a regional route. As<br />
development occurs, access routes to backlands will be<br />
required to allow for comprehensive, orderly<br />
development within the village boundary. New roads,<br />
which are necessary to serve in-depth development in<br />
Clonbullogue will be required to be designed and<br />
constructed to a high standard, in order to provide an<br />
attractive and safe environment.<br />
The speed limit within the village plan is currently 50<br />
km/hr.<br />
2.4 Other Features<br />
• Public open space and water feature-Woodlawn,<br />
provided by Clonbullogue Development<br />
Association (1983).<br />
• River Figile and walkway situated to the west of<br />
the village.<br />
• Civic space/village green situated in centre of<br />
Clonbullogue.<br />
• Attractive planting and landscaping-locations<br />
throughout the village and along the approach<br />
roads.<br />
3.0 KEY MESSAGES FOR<br />
CLONBULLOGUE<br />
a) Clonbullogue shall be developed in a properly<br />
planned and coherent manner, centred around<br />
the focal point at the Village Green. Policies and<br />
objectives with regard to village development<br />
are contained in the <strong>County</strong> Development Plan,<br />
Volume 1, Chapter 4.<br />
b) Promotion of low-density linear or clustered style<br />
development within the village, with the<br />
exception of slightly tighter knit development in<br />
the core area.<br />
c) The conservation and integration into new<br />
development of existing stone walls, trees and<br />
native hedgerows, and the promotion of similar<br />
materials for new boundaries.<br />
d) High quality designs which are reflective of the<br />
existing rural character of the village, without<br />
precluding high quality innovative contemporary<br />
designs.<br />
e) Promotion of the area along the River Figile for<br />
amenity purposes.<br />
f) Promotion of the use of natural building and<br />
boundary materials.<br />
4.0 GENERAL DEVELOPMENT<br />
OBJECTIVES<br />
4.1 The Main Objectives Driving Village<br />
Development are to:<br />
• Facilitate people to live in high quality, primarily<br />
low density housing in a rural village location.<br />
• Maintain services at a local level.<br />
• Reinforce the attractive rural village which exists<br />
at present by permitting appropriate and<br />
sensitively designed new development.<br />
• Facilitate the creation of commercial and<br />
employment opportunities.<br />
4.2 Growth Rate<br />
The rate of growth must be in accordance with the<br />
<strong>Council</strong>’s policy on villages (Refer to Volume 1, Chapter<br />
4) and the availability of services (including physical and<br />
social provisions).<br />
4.3 Priorities<br />
a) Promotion and consolidation of development<br />
within the development boundary as shown on<br />
the accompanying plan.<br />
b) Improvement of the existing road network and<br />
provision of footpaths in conjunction with<br />
on-going development.<br />
c) Create/reinforce ‘gateway’ features to engender a<br />
sense of place and delineate the village.<br />
d) Encourage and facilitate co-operation between /<br />
amongst the different development interests in<br />
order to maximise community gain, for the<br />
greater good of the settlement.<br />
e) If development is only forthcoming in a<br />
February 2009 | Clonbullogue Village Plan | page 75
OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
Volume 2 - Settlement Plans<br />
piecemeal fashion (i.e. along existing road<br />
frontages rather than lands identified to the ‘rear’<br />
of road frontages), special development<br />
contributions may be applied and pooled so as<br />
to facilitate the <strong>Council</strong> in providing linking<br />
infrastructure / environmental management etc.,<br />
at some time in the future.<br />
4.4 Shape and Form<br />
Clonbullogue will continue to be a relatively compact<br />
settlement, laid out on a north-south axis, utilising the<br />
existing roads. New internal road works which will<br />
facilitate in-depth development, will complement the<br />
existing network. The village green open space area<br />
should be promoted and enhanced as a focal point of<br />
the village.<br />
All new development will be expected:<br />
• To comply with the land use zoning objetives<br />
contained in the <strong>County</strong> Development Plan,<br />
2009 - 2015, Volume 1.<br />
• To have and illustrate an understanding of the<br />
local style and character.<br />
• To be designed and laid out in a coherent and<br />
sympathetically integrated manner which is<br />
commensurate with the size and scale of this<br />
village.<br />
• To respect the mainly rural nature of the<br />
settlement with sensitive landscaping.<br />
4.5 Design<br />
All proposals shall be consistent with the <strong>Council</strong>’s<br />
policy on design as contained in the <strong>County</strong><br />
Development Plan 2009-2015, Chapters 4 & 19.<br />
Of particular note:-<br />
Development shall be well designed with a view to<br />
maintaining and enhancing the attractive rural<br />
character of the settlement. The <strong>Council</strong> will resist<br />
inappropriate suburban styles.<br />
5.0 SPECIFIC DEVELOPMENT<br />
OBJECTIVES<br />
5.1 Protected Structures<br />
A complete list is contained within the Record of<br />
Protected Structures for the <strong>County</strong>. Policies contained<br />
within Volume 1 of the plan will apply.<br />
5.2 Amenities (Open Space)<br />
Clonbullogue currently comprises a number of<br />
attractive open spaces, the main ones being the Village<br />
Green and the open space to the front of the Woodlawn<br />
housing development. The village has, in recent times<br />
featured very highly in the National Tidy Towns’<br />
Competition.<br />
The Figile River flows in close proximity to Clonbullogue<br />
village. Its natural scenic beauty lends itself to its<br />
attractiveness for river walks and a path exists along<br />
part of the river bank.<br />
All new in-depth residential development schemes<br />
should incorporate sufficient good quality open space<br />
in accordance with the <strong>County</strong> Development Plan<br />
standards.<br />
5.3 Trees and Boundaries<br />
New development should ensure the protection of<br />
mature trees, hedgerows and the conservation of<br />
existing stone walls, and their integration into new<br />
development. Where the provision of new boundaries<br />
are required, these should comprise native hedgerow<br />
planting, or stone walls which use stone found in the<br />
locality. Where comprehensive new development<br />
occurs, it should take into account the pattern of<br />
existing hedgerows and incorporate same into layouts<br />
or plant connecting hedgerows where hedgerow<br />
removal to facilitate development works is necessary.<br />
The <strong>Council</strong> will require that all new development will<br />
respect the predominantly rural nature of the<br />
settlement, in particular through the provision of<br />
sensitive landscaping schemes. In the event that the<br />
removal of tree(s) is deemed to be necessary, it will be<br />
conditional on replacement with appropriate species.<br />
5.4 Local issues<br />
a) The incremental provision of footpaths through<br />
development contributions / special<br />
development contributions or requirements for<br />
works as part of planning permissions granted is<br />
envisaged, to improve the amenities of the area.<br />
b) Protection of the groundwater resource within<br />
the aquifer protection area.<br />
c) Adequate lighting to be provided along all routes<br />
within the village boundary, over time.<br />
d) Progressively underground overhead cables. In<br />
the case of new development, ducting will be<br />
required under new roads or new/upgraded<br />
footpaths.<br />
February 2009 | Clonbullogue Village Plan | page 76
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Volume 2 - Settlement Plans<br />
e) Access points to be provided, where necessary,<br />
within the village.<br />
f) Enhancement of gateway features and natural<br />
edges as the opportunities arise, so as to increase<br />
the sense of place and character of the village.<br />
5.5 Zoning<br />
Lands within the village boundary are formally zoned<br />
under this plan. The zoning objectives are those<br />
contained within the <strong>County</strong> Development Plan<br />
2009 – 2015, Chapter 18.<br />
In the case of ‘residential’ zoning, no maximum or<br />
minimum densities are specified in this plan. However,<br />
this zoning will accommodate the more mainstream<br />
types of development and particular regard will be had<br />
to standards contained in the <strong>County</strong> Development<br />
Plan 2009-2015, Chapter 19, Built Form and the<br />
Residential Density Guidelines, (Department of the<br />
Environment, Sept. 1999), or any reviews thereof.<br />
5.6 Map Annotation – Guidance &<br />
Requirements for Development<br />
1. Development of the lands zoned ‘residential’ at<br />
this location must be orientated towards this<br />
proposed open space area and provide good<br />
linkages to, and, if possible, through the area and<br />
along the river bank.<br />
2. A narrow buffer area of open space is zoned<br />
along the River Figile. Development on the<br />
adjacent lands must also demonstrate how it will<br />
be integrated with this open space area, in order<br />
to provide a pleasant, usable and safe green<br />
corridor for access/recreation along the river<br />
bank.<br />
3. Development of these lands must incorporate<br />
appropriately sized and scaled housing<br />
developments and large, usable and well<br />
designed areas of public open space.<br />
4. Should development be proposed on this block<br />
of land, the planning application/preceding<br />
masterplan should clearly demonstrate how it<br />
will be delineated in design, density, concept,<br />
context and scale from the permitted<br />
development immediately to the west. This is to<br />
avoid the creation of a very large, homogenous<br />
development which is unsuitable for its location.<br />
February 2009 | Clonbullogue Village Plan | page 77
OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
Volume 2 - Settlement Plans<br />
NOTES<br />
February 2009 | Clonbullogue Village Plan | page 78
Volume 2 - Settlement Plans | Clonbullogue Village Plan | February 2009
OFFALY COUNTY<br />
DEVELOPMENT PLAN<br />
2009 - 2015<br />
• CLONEYGOWAN •<br />
<strong>VILLAGE</strong> PLAN<br />
2009 - 2015
OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
Volume 2 - Settlement Plans<br />
CLONEYGOWAN <strong>VILLAGE</strong> PLAN<br />
1.0 GENERAL INTRODUCTION AND<br />
DEVELOPMENT CONTEXT<br />
The settlement plans stem directly from the policies<br />
and objectives contained in the <strong>County</strong> Development<br />
Plan with particular reference to Chapter 4, “Settlement<br />
Strategy” and Chapter 18, “Landuse and Zoning”. This is<br />
to facilitate the growth of a hierarchy of well-planned,<br />
sustainable and complementary settlements<br />
throughout the county presented in a consistent<br />
manner to allow ease of interpretation and<br />
implementation.<br />
Cloneygowan has been designated as a village within<br />
<strong>Offaly</strong>’s settlement hierarchy, as set out in Chapter 4 of<br />
the <strong>County</strong> Development Plan 2009 – 2015. This<br />
settlement plan along with the zoning map is seen as a<br />
specific view of the village so that development<br />
pressures can be focused and properly managed in<br />
order that the settlement can fulfil this role effectively.<br />
1.1 Location<br />
Cloneygowan is located alongside the R420,<br />
approximately 19kms southeast of Tullamore and 6kms<br />
north west of Portarlington.<br />
The census return for 2006 states the DED population<br />
for Cloneygowan, within which Cloneygowan village<br />
lies, as 424 people. However, it is estimated that the<br />
population within the village boundary at 2007 (see<br />
plan) is approximately 200 people, with a further 90 in<br />
the immediate environs.<br />
Growth over the previous <strong>County</strong> Development Plan<br />
period took the form of <strong>County</strong> <strong>Council</strong> Serviced Sites<br />
and a small infill scheme of houses. At the time of<br />
writing (2007) there is a small commercial development<br />
and a relatively large residential development under<br />
construction. It is recognised an appropriate amount of<br />
development could be harnessed to contribute<br />
positively to the proper planning and sustainable<br />
growth of this area.<br />
1.2 Settlement Form<br />
Cloneygowan evolved as a linear roadside settlement<br />
on a basically east/west axis with a nucleus around the<br />
Fair Green, indeed the basic form does not differ greatly<br />
from that shown on early maps e.g. Larkin 1809. The<br />
railway, constructed in the mid 19th century, has<br />
become a constraint to northern expansion and has<br />
reinforced the linear character of the village over the<br />
past 150 years.<br />
1.3 Context<br />
Cloneygowan has been designated as a village within<br />
<strong>Offaly</strong>’s settlement hierarchy, as set out in the <strong>County</strong><br />
Development Plan 2009 – 2015, Chapter 4, Settlement<br />
Strategy. A development boundary has been identified<br />
for Cloneygowan and is shown on the accompanying<br />
map. It is intended that the area delineated will: -<br />
• Foster the creation of a more coherent<br />
settlement with adequate critical mass to<br />
maintain / improve local service provision.<br />
• Cater for a number of small in-depth housing,<br />
commercial and employment schemes, which<br />
are appropriate in terms of scale, use and<br />
location within the village.<br />
• Contain development in order to bring some<br />
form to the settlement and reinforce the sense<br />
of place.<br />
2.0 SERVICES & SOCIAL<br />
INFRASTRUCTURE<br />
2.1 Water Supply<br />
Cloneygowan is served by the Killeigh private group<br />
water scheme and consent to connect to it will be<br />
required as part of any planning permission granted.<br />
2.2 Waste Water<br />
The village is served by a main sewer in the road (R420),<br />
which picks up the various spurs from development.<br />
The pumping station in the eastern end of the Fair<br />
Green then transfers the effluent into a rising main<br />
which carries it to the treatment plant which lies some<br />
February 2009 | Cloneygowan Village Plan | page 80
OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
Volume 2 - Settlement Plans<br />
500 metres to the north of the village. This plant has a<br />
capacity of 450PE and there is currently some spare<br />
capacity in the system. Future needs are being<br />
investigated and Cloneygowan is included in the<br />
Assessment of Needs Programme 2010-2014.<br />
2.3 Other Services<br />
a) Social and Community Infrastructure<br />
Cloneygowan has a small base of such facilities serving<br />
both the settlement and the surrounding area. The<br />
following services/facilities are currently (2007) located<br />
within the plan boundary;<br />
• National School<br />
• Hall<br />
• Shop/Public House<br />
• 2 Shops (1 currently closed)<br />
• Health Centre<br />
• Licensed Premises<br />
b) Roads<br />
Cloneygowan is situated on the R420 19kms from<br />
Tullamore and 6kms from Portarlington. This road is an<br />
important link in the county/sub regional network. It<br />
will no doubt become busier as the population grows<br />
and this may lead to the requirement for a relief road<br />
over time. To this end the <strong>Council</strong> have commissioned<br />
consultants to identify a corridor and prepare a<br />
feasibility study.<br />
New roads, which are necessary to serve in-depth<br />
development in Cloneygowan, will be required to be<br />
designed and constructed to a high standard, in order<br />
to provide an attractive and safe environment. While<br />
these will be provided by separate developments it is<br />
intended that over time, they will evolve into an<br />
integrated network of routes allowing movement<br />
around and through the village. This will require<br />
adjoining landowners/development interests to<br />
co-operate at an early stage.<br />
c) Footpaths<br />
Footpath provision is generally good.<br />
3.0 KEY MESSAGES FOR<br />
CLONEYGOWAN<br />
a) Cloneygowan shall be developed in a properly<br />
planned coherent manner centred around the<br />
existing core, so that an attractive sustainable<br />
outcome is achieved. Policies and objectives with<br />
regard to village development are contained in<br />
the <strong>County</strong> Development Plan 2009-2015,<br />
Chapter 4, Settlement Strategy.<br />
b) Promotion of low-density clustered style<br />
development within the village, with the<br />
exception of slightly tighter knit development to<br />
help delineate “core” type areas at the location<br />
shown as such on the plan.<br />
c) Avoidance of excessive residential growth where<br />
such growth would precede the provision of<br />
adequate services, or would adversely affect the<br />
village’s character.<br />
d) Ensure that development shall bring character to<br />
the settlement and avoid predominantly<br />
suburban styles.<br />
e) Promotion of Cloneygowan as a local service and<br />
centre to create the critical mass necessary for<br />
maintaining and attracting services.<br />
f) The conservation and integration into new<br />
development of existing stone walls, trees and<br />
native hedgerows, and promotion of similar<br />
materials for new boundaries.<br />
g) High quality designs which are reflective of the<br />
rural character of the village but without<br />
precluding high quality innovative<br />
contemporary designs.<br />
h) Promotion of natural building and boundary<br />
materials.<br />
4.0 GENERAL DEVELOPMENT<br />
OBJECTIVES<br />
4.1 The Main Objectives Driving Village<br />
Development are as follows:<br />
• Facilitate people to live in high quality and<br />
primarily low density housing in a rural village<br />
location.<br />
• Maintain and enhance services at a local level.<br />
• Reinforce the attractive rural village, which exists<br />
at present by permitting appropriate and<br />
sensitively designed new development.<br />
• Create commercial and employment<br />
opportunities.<br />
February 2009 | Cloneygowan Village Plan | page 81
OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
Volume 2 - Settlement Plans<br />
4.2 Growth Rate<br />
The rate of growth will be regulated by the capacity and<br />
availability of physical and social infrastructure.<br />
Furthermore, development both in scale and rate shall<br />
not be allowed to take place at the expense of the<br />
village’s character. See <strong>County</strong> Development Plan 2009-<br />
2015, Chapter 4, Settlement Strategy.<br />
4.3 Priorities<br />
a) Promotion and consolidation of development<br />
within the development boundary as shown on<br />
the accompanying plan.<br />
b) Improvement of the existing road network and<br />
provision of footpaths, particularly where<br />
existing development is not served by footpaths,<br />
in conjunction with on-going development.<br />
c) Create / reinforce ‘gateway’ features to engender<br />
a sense of place and delineate the village.<br />
d) Encourage and facilitate co-operation between /<br />
amongst the different development interests in<br />
order to maximise community gain, for the<br />
greater good of the settlement.<br />
e) If development is only forthcoming in a<br />
piecemeal fashion (i.e. along existing road<br />
frontages rather than lands identified to the ‘rear’<br />
of road frontages), special development<br />
contributions may be applied and pooled so as<br />
to facilitate the <strong>Council</strong> in providing linking<br />
infrastructure / environmental management etc.,<br />
at some time in the future.<br />
4.4 Shape and Form<br />
The village as proposed within the development<br />
boundary and shown on the accompanying plan will<br />
result in a more compact and coherent settlement,<br />
utilising the existing roads and with new internal roads<br />
opening up the surrounding backland areas. These<br />
roads will also act as linking and connecting vehicular /<br />
pedestrian infrastructure for the village as a whole thus<br />
allowing movement around and through the built<br />
fabric and reinforcing the Fair Green as the village<br />
centre.<br />
The area immediately surrounding the Fair Green,<br />
shown on the plan, will be treated as the ‘core area’ and<br />
will accommodate a mixture of uses, for example,<br />
commercial, residential, entertainment, employment<br />
etc.<br />
All new development will be expected:<br />
• To comply with the land use zoning objectives<br />
contained in the <strong>County</strong> Development Plan, 2009<br />
– 2015, Chapter 18.<br />
• To have and illustrate an understanding of the<br />
local style and character.<br />
• To be designed and laid out in a coherent and<br />
sympathetically integrated manner, which is<br />
commensurate with the size and scale of this<br />
village.<br />
• To respect, maintain and reinforce the generally<br />
rural nature of the settlement with sensitive<br />
landscaping.<br />
4.5 Design<br />
All proposals shall be consistent with the <strong>Council</strong>’s<br />
policy on design as contained in the <strong>County</strong><br />
Development Plan 2009-2015, Chapters 4 & 19.<br />
Of particular note:-<br />
Development shall be well designed with a view to<br />
maintaining and enhancing the attractive rural<br />
character of the village. The <strong>Council</strong> will resist<br />
inappropriate suburban styles.<br />
5.0 SPECIFIC DEVELOPMENT<br />
OBJECTIVES<br />
5.1 Archaeology<br />
It is an objective of the <strong>Council</strong> to secure the protection<br />
(i.e. preservation in situ or at a minimum protection by<br />
record) of all Recorded Monuments included in the<br />
Record of Monuments and Places as established under<br />
Section 12 of the National Monuments (Amendment)<br />
Act 1994, and their setting.<br />
5.2 Protected Structures<br />
A complete list is contained within the Record of<br />
Protected Structures for the <strong>County</strong>. Policies contained<br />
within Volume 1 of the plan will apply.<br />
5.3 Amenities (Open Space)<br />
All new in-depth residential development schemes<br />
should incorporate sufficient good quality open space<br />
in accordance with the <strong>County</strong> Development Plan<br />
standards. In this regard, the <strong>Council</strong> will endeavour to<br />
ensure that different development interests consider<br />
the above and work together when designing any new<br />
February 2009 | Cloneygowan Village Plan | page 82
OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
Volume 2 - Settlement Plans<br />
residential, or other developments, in accordance with<br />
the policies contained in the <strong>County</strong> Development Plan<br />
2009-2015, Chapter 4, Settlement Strategy.<br />
5.4 Trees and Boundaries<br />
New development should ensure the protection of<br />
mature trees, hedgerows and the conservation of<br />
existing stone walls, and their integration into new<br />
development. Where the provision of new boundaries<br />
are required, these should comprise native hedgerow<br />
planting, or stone walls which consist of stone found in<br />
the locality. Where comprehensive new development<br />
occurs, it should take into account the pattern of<br />
existing hedgerows and incorporate same into layouts<br />
or plant connecting hedgerows where hedgerow<br />
removal to facilitate development works is necessary.<br />
The <strong>Council</strong> will require that all new development<br />
should bring tighter urban grain to the “core area” and<br />
maintain a looser more rural nature in the back lands.<br />
This should be done by good design in the former and<br />
by sensitive landscaping of the latter. In the event that<br />
the removal of tree(s) is deemed to be necessary, it will<br />
be conditional on replacement with appropriate<br />
species.<br />
5.5 Local issues<br />
a) The incremental provision of footpaths on both<br />
sides of roads, through requirements for works as<br />
part of planning permissions granted, or by way<br />
of development contributions / special<br />
development contributions is envisaged, to<br />
improve the amenities of the area.<br />
b) Adequate lighting to be provided along all routes<br />
within the village boundary, over time.<br />
c) Progressively underground overhead cables. In<br />
the case of new development, ducting will be<br />
required under new / upgraded roads and<br />
footpaths.<br />
d) Access points to be provided where necessary, in<br />
the village.<br />
In the case of ‘residential’ zoning, no maximum or<br />
minimum densities are specified in this plan. However,<br />
this zoning will accommodate the more mainstream<br />
types of development and particular regard will be had<br />
to standards contained in the <strong>County</strong> Development<br />
Plan 2009-2015, Chapter 19, Built Form and the<br />
Residential Density Guidelines, (Department of the<br />
Environment, Sept 1999), or any reviews of the above.<br />
5.7 Map Annotation – Guidance &<br />
Requirements for Development<br />
Note<br />
Red Arrows<br />
These indicate the preferred locations for access points<br />
to be taken into the backland areas so that they may be<br />
developed in a coherent and properly planned manner.<br />
Use of some or all of these points should, over time,<br />
create an internal road network, which will bring depth<br />
and permeability to the built environment.<br />
These indicative access points shown by the arrows are<br />
seen as the optimum points where the new network will<br />
connect with the existing. Space should be reserved at<br />
points indicated for possible future roundabouts/<br />
junction improvements.<br />
5.6 Zoning<br />
Lands within the village boundary are formally zoned<br />
under this plan. The zoning objectives are those<br />
contained within the <strong>County</strong> Development Plan<br />
2009 – 2015.<br />
February 2009 | Cloneygowan Village Plan | page 83
OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
Volume 2 - Settlement Plans<br />
NOTES<br />
February 2009 | Cloneygowan Village Plan | page 84
Volume 2 - Settlement Plans | Cloneygowan Village Plan | February 2009
OFFALY COUNTY<br />
DEVELOPMENT PLAN<br />
2009 - 2015<br />
• COOLDERRY •<br />
<strong>VILLAGE</strong> PLAN<br />
2009 - 2015
OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
Volume 2 - Settlement Plans<br />
COOLDERRY <strong>VILLAGE</strong> PLAN<br />
1.0 GENERAL INTRODUCTION AND<br />
DEVELOPMENT CONTEXT<br />
The settlement plans stem directly from the policies<br />
and objectives contained in the <strong>County</strong> Development<br />
Plan with particular reference to Chapter 4, “Settlement<br />
Strategy” and Chapter 18, “Landuse and Zoning”. This is<br />
to facilitate the growth of a hierarchy of well-planned,<br />
sustainable and complementary settlements<br />
throughout the county presented in a consistent<br />
manner to allow ease of interpretation and<br />
implementation.<br />
Coolderry has been designated as a village within<br />
<strong>Offaly</strong>’s settlement hierarchy, as set out in Chapter 4 of<br />
the <strong>County</strong> Development Plan 2009 – 2015. This<br />
settlement plan along with the zoning map is seen as a<br />
specific view of the village so that development<br />
pressures can be focused and properly managed in<br />
order that the settlement can fulfil this role effectively.<br />
1.1 Location<br />
Coolderry is a small roadside settlement located<br />
alongside a county road approximately 8kms north of<br />
Roscrea, 11kms south of Birr and 43kms south-west of<br />
Tullamore.<br />
Census 2006 states the DED population for Ettagh,<br />
within which Coolderry lies, as 433 people. However, it<br />
is estimated that the population within the village<br />
boundary at 2007 (see plan) is approximately 80 people,<br />
with a further 20 in the immediate environs. Coolderry<br />
has basically evolved as a small settlement around the<br />
Church serving the local rural area.<br />
While development has been relatively slow in the<br />
recent past, there has been an upturn recently with<br />
approximately 20+ additional units coming on stream.<br />
It is recognised that an appropriate amount of<br />
development could be harnessed to overcome<br />
infrastructural constraints and contribute positively to<br />
the proper planning and sustainable growth of this<br />
area.<br />
1.2 Settlement Form<br />
The local Church was the focal point for the surrounding<br />
rural area and when other facilities/services came<br />
forward (e.g. national school, GAA) it was logical to<br />
locate them nearby. This in turn generated some<br />
residential development, which resulted in a small,<br />
rather dispersed, linear settlement.<br />
1.3 Context<br />
Coolderry has been designated as a village within<br />
<strong>Offaly</strong>’s settlement hierarchy, as set out in the <strong>County</strong><br />
Development Plan 2009 – 2015, Chapter 4, Settlement<br />
Strategy. A development boundary has been identified<br />
for Coolderry and is shown on the accompanying map.<br />
It is intended that the area delineated will: -<br />
• Foster the creation of a more coherent<br />
settlement with adequate critical mass to<br />
maintain / improve local service provision.<br />
• Cater for a number of small in-depth housing<br />
schemes and commercial development, which<br />
are appropriate in terms of scale, use and location<br />
within the village.<br />
• Contain development in order to bring some<br />
form to the settlement and engender a sense of<br />
place.<br />
2.0 SERVICES AND SOCIAL<br />
INFRASTRUCTURE<br />
2.1 Water Supply<br />
Coolderry is supplied from a public scheme. This is<br />
currently at capacity and this will have to be addressed<br />
in order for development to proceed. To this end, it is<br />
proposed that new sources and plant be brought<br />
forward. Coolderry is included in the current ‘Group<br />
Towns and Villages’ preliminary report on water which is<br />
expected in mid 2008.<br />
2.2 Waste Water<br />
Coolderry is serviced by a small waste water treatment<br />
plant and while this will require attention, as above,<br />
there is scope to expand the facility.<br />
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2.3 Other Services<br />
a) Social and Community Infrastructure<br />
Coolderry has a small base of such facilities serving<br />
both the settlement and the surrounding area. These<br />
include the following (as at 2007)<br />
• Church (R.C.)<br />
• National school<br />
• Community Hall<br />
• GAA facility<br />
b) Roads<br />
New roads, which are necessary to serve in-depth<br />
development in Coolderry, will be required to be<br />
designed and constructed to a high standard, in order<br />
to provide an attractive and safe environment. While<br />
these may be provided by separate developments it is<br />
intended that over time, they will evolve into an<br />
integrated network of routes allowing movement<br />
around and through the village. This will require<br />
adjoining landowners / development interests to<br />
co-operate at an early stage.<br />
c) Footpaths<br />
Footpath provision and street lighting are both very<br />
poor.<br />
3.0 KEY MESSAGES FOR COOLDERRY<br />
a) Coolderry shall be developed in a properly<br />
planned coherent manner centred around the<br />
existing core, so that an attractive sustainable<br />
outcome is achieved. Policies and objectives with<br />
regard to village development are contained in<br />
the <strong>County</strong> Development Plan, 2009-2015,<br />
Chapter 4, Settlement Strategy.<br />
b) Promotion of low-density clustered style<br />
development within the village, with the<br />
exception of slightly tighter knit development to<br />
help delineate the “core” area at the “other<br />
settlement land” marked ‘1’ on the plan.<br />
c) Avoidance of excessive residential growth where<br />
such growth would precede the provision of<br />
adequate services, or adversely affect the<br />
village’s rural character.<br />
d) Ensure that development shall bring some<br />
character to the settlement and move on from<br />
the suburban feel of the current new<br />
development.<br />
e) Promotion of Coolderry as a small local service<br />
centre and to create the critical mass necessary<br />
for maintaining and attracting services.<br />
f) The conservation and integration into new<br />
development of existing stone walls, trees and<br />
native hedgerows, and promotion of similar<br />
materials for new boundaries.<br />
g) High quality designs, which are reflective of the<br />
existing rural character of the village, without<br />
precluding high quality innovative contemporary<br />
designs.<br />
h) Promotion of natural building and boundary<br />
materials.<br />
4.0 GENERAL DEVELOPMENT<br />
OBJECTIVES<br />
4.1 The Main Objectives Driving Village<br />
Development are as Follows:<br />
• Facilitate people to live in high quality and<br />
primarily low density housing in a rural village<br />
location.<br />
• Maintain and enhance services at a local level.<br />
• Reinforce the attractive rural village, which exists<br />
at present by permitting appropriate and<br />
sensitively designed new development. Create<br />
commercial and service opportunities.<br />
4.2 Growth Rate<br />
The rate of growth will be regulated by the capacity and<br />
availability of physical and social infrastructure.<br />
Furthermore it shall not be allowed to take place at the<br />
expense of the village’s character. See <strong>County</strong><br />
Development Plan 2009-2015, Chapter 4, Settlement<br />
Strategy.<br />
4.3 Priorities<br />
a) Promotion and consolidation of development<br />
within the development boundary as shown on<br />
the accompanying plan.<br />
b) Improvement of the existing road network and<br />
provision of footpaths, particularly where<br />
development is not served by footpaths, in<br />
conjunction with on-going development.<br />
c) Create / reinforce ‘gateway’ features to engender<br />
a sense of place and delineate the village.<br />
d) Encourage and facilitate co-operation between /<br />
amongst the different development interests in<br />
order to maximise community gain, for the<br />
greater good of the settlement.<br />
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e) If development is only forthcoming in a<br />
piecemeal fashion, (i.e. along existing road<br />
frontages rather than lands identified to the ‘rear’<br />
of road frontages), special development<br />
contributions may be applied and pooled so as<br />
to facilitate the <strong>Council</strong> in providing linking<br />
infrastructure / environmental management etc.,<br />
at some time in the future.<br />
4.4 Shape and Form<br />
The village as proposed within the development<br />
boundary shown on the accompanying plan will result<br />
in a more compact and coherent settlement, utilising<br />
the existing roads and with new internal roads opening<br />
up the surrounding backland areas. These roads will<br />
also act as linking and connecting vehicular /<br />
pedestrian infrastructure for the village as a whole thus<br />
allowing movement around and through the built<br />
fabric.<br />
The area including the school, church, hall and the<br />
parcel of land marked ‘1’, currently zoned “other<br />
settlement land”, will be treated as the ‘core area’ and<br />
will accommodate a mixture of uses, for example,<br />
commercial, residential, entertainment, employment<br />
etc.<br />
All new development will be expected:<br />
• To comply with the land use zoning objectives<br />
contained in the <strong>County</strong> Development Plan, 2009<br />
– 2015<br />
• To have and illustrate an understanding of the<br />
local style and character.<br />
• To be designed and laid out in a coherent and<br />
sympathetically integrated manner, which is<br />
commensurate with the size and scale of this<br />
village.<br />
• To bring a mainly rural feel to the settlement with<br />
sensitive landscaping.<br />
4.5 Design<br />
All proposals shall be consistent with the <strong>Council</strong>’s<br />
policy on design as contained in the <strong>County</strong><br />
Development Plan 2009-2015, Chapters 4 and 19.<br />
Of particular note:-<br />
Development shall be well designed with a view to<br />
maintaining and enhancing the attractive rural<br />
character of the village. The <strong>Council</strong> will resist<br />
inappropriate suburban styles.<br />
5.0 SPECIFIC DEVELOPMENT<br />
OBJECTIVES<br />
5.1 Archaeology<br />
It is an objective of the <strong>Council</strong> to secure the protection<br />
(i.e. preservation in situ or at a minimum protection by<br />
record) of all Recorded Monuments included in the<br />
Record of Monuments and Places as established under<br />
Section 12 of the National Monuments (Amendment)<br />
Act 1994, and their setting.<br />
5.2 Protected Structures<br />
A complete list is contained within the Record of<br />
Protected Structures for the <strong>County</strong>. Policies contained<br />
within Volume 1 of the plan will apply.<br />
5.3 Amenities (Open Space)<br />
All new in-depth residential development schemes<br />
should incorporate sufficient good quality open space<br />
in accordance with the <strong>County</strong> Development Plan<br />
standards. In the case of Coolderry, where a<br />
considerable area has been zoned for open space (i.e<br />
the GAA facility) and the envelope is relatively tight it is<br />
unlikely that any area will be of a size that requires to<br />
consider open space within a comprehensive master<br />
plan.<br />
5.4 Trees and Boundaries<br />
New development should ensure the protection of<br />
mature trees, hedgerows and the conservation of<br />
existing stone walls, and their integration into new<br />
development. Where the provision of new boundaries<br />
are required, these should comprise native hedgerow<br />
planting, or stone walls which consist of stone found in<br />
the locality. Where comprehensive new development<br />
occurs, it should take into account the pattern of<br />
existing hedgerows and incorporate same into layouts<br />
or plant connecting hedgerows where hedgerow<br />
removal to facilitate development works is necessary.<br />
The <strong>Council</strong> will require that all new development<br />
should bring tighter urban grain to the “core area” and<br />
maintain a looser more rural nature in the back lands.<br />
This should be done by good design in the former and<br />
by sensitive landscaping of the latter. In the event that<br />
the removal of tree(s) is deemed to be necessary, it will<br />
be conditional on replacement with appropriate<br />
species.<br />
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5.5 Local issues<br />
a) The incremental provision of footpaths on both<br />
sides of roads, through requirements for works as<br />
part of planning permissions granted, or by way<br />
of development contributions / special<br />
development contributions is envisaged, to<br />
improve the amenities of the area.<br />
b) Adequate lighting to be provided along all routes<br />
within the village boundary, over time.<br />
c) Progressively underground overhead cables. In<br />
the case of new development, ducting will be<br />
required under new / upgraded roads and<br />
footpaths.<br />
d) Access points to be provided where necessary, in<br />
the village.<br />
5.6 Zoning<br />
Lands within the village boundary are formally zoned<br />
under this plan. The zoning objectives are those<br />
contained within the <strong>County</strong> Development Plan<br />
2009 – 2015.<br />
3. This area is seen as suitable for uses other than<br />
residential development i.e. employment<br />
generating development.<br />
Note<br />
Red Arrows.<br />
These indicate the preferred locations for access points<br />
to be taken into the backland areas so that they may be<br />
developed in a coherent and properly planned manner.<br />
Use of some or all of these points should, over time,<br />
create an internal road network which will bring depth<br />
and permeability to the built environment.<br />
These indicative access points shown by the arrows are<br />
seen as the optimum points where the new network will<br />
connect with the existing. Space should be reserved at<br />
points indicated for possible future roundabouts /<br />
junction improvements.<br />
In the case of ‘residential’ zoning, no maximum or<br />
minimum densities are specified in this plan. However,<br />
this zoning will accommodate the more mainstream<br />
types of development and particular regard will be had<br />
to standards contained in the <strong>County</strong> Development<br />
Plan 2009-2015, Vol.1, Ch. 19 – Built Form and the<br />
Residential Density Guidelines, (Department of the<br />
Environment, Sept. 1999), or any reviews of the above.<br />
5.7 Map Annotation – Guidance &<br />
Requirements for Development<br />
1. This area is seen as suitable for “other settlement<br />
land” zoning. The <strong>Council</strong> would encourage any<br />
commercial, employment uses towards this zone<br />
in order to create a “core” for the village. It would<br />
benefit from a master plan as it is expected to<br />
contain differing uses.<br />
2. This area is seen as suitable for housing<br />
development. However given the amount of<br />
rather suburban development already in place,<br />
the <strong>Council</strong> would look more favourably on this<br />
area being developed by way of “individual<br />
plots”.<br />
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Volume 2 - Settlement Plans<br />
NOTES<br />
February 2009 | Coolderry Village Plan | page 90
Volume 2 - Settlement Plans | Coolderry Village Plan | February 2009
OFFALY COUNTY<br />
DEVELOPMENT PLAN<br />
2009 - 2015<br />
• GEASHILL •<br />
<strong>VILLAGE</strong> PLAN<br />
2009 - 2015
OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
Volume 2 - Settlement Plans<br />
GEASHILL <strong>VILLAGE</strong> PLAN<br />
1.0 GENERAL INTRODUCTION AND<br />
DEVELOPMENT CONTEXT<br />
The settlement plans stem directly from the policies<br />
and objectives contained in the <strong>County</strong> Development<br />
Plan with particular reference to Chapter 4, “Settlement<br />
Strategy” and Chapter 18, “Land Use and Zoning”. This is<br />
to facilitate the growth of a hierarchy of well-planned,<br />
sustainable and complementary settlements<br />
throughout the county presented in a consistent<br />
manner to allow ease of interpretation and<br />
implementation.<br />
Geashill has been designated as a village within <strong>Offaly</strong>’s<br />
settlement hierarchy, as set out in Chapter 4 of the<br />
<strong>County</strong> Development Plan 2009 – 2015. This settlement<br />
plan along with the zoning map is seen as a specific<br />
view of the village so that development pressures can<br />
be focused and properly managed in order that the<br />
settlement can fulfil this role effectively.<br />
1.1 Location<br />
Geashill is an attractive village located at the crossroads<br />
formed by the R420 (Tullamore–Portarlington road)<br />
and the Ballinagar-Kilcavan road. It is located<br />
approximately 12 kilometres east of Tullamore and 14<br />
kilometres west of Portarlington.<br />
The population as of 2006 is 1,449 people for the<br />
Geashill district electoral division and it is estimated<br />
that approximately 500 people are located within the<br />
village boundary (refer to map) by the existing housing<br />
stock (c.350 persons) in addition to the two new<br />
housing developments under construction (2007)<br />
(c.165 persons) to the north and south of the cross<br />
roads.<br />
While development has primarily facilitated local need<br />
in Geashill in recent years, there is a scheme of 40<br />
houses nearing completion and another of 15 units<br />
commenced in late 2006. It is recognised that an<br />
appropriate amount of development could be<br />
harnessed and contribute positively to the proper<br />
planning and sustainable growth of this area. However,<br />
it must be recognised that excessive residential growth<br />
rates would not be prudent having regard to the<br />
existing character of Geashill. Housing developments<br />
under construction in 2007 alone will potentially<br />
provide for an increase in population of approximately<br />
30%.<br />
1.2 Settlement Form<br />
The original settlement which dates back to the 12th<br />
century was probably a small cluster at the crossroads<br />
near the first, timber built, Norman castle. The village, as<br />
we know it today dates primarily from the early 19th<br />
century where it was laid out around the village green.<br />
This was in turn heavily improved during the latter part<br />
of that century. More recent development has been<br />
mainly linear in form along the constituent roads. The<br />
settlement is low rise and low density, with a number of<br />
different building styles in evidence, although the<br />
original core has a slightly tighter grain and more<br />
vernacular style.<br />
The settlement is low rise and low density, with a variety<br />
of different suburban building styles in evidence but<br />
with no real centre or core area.<br />
1.3 Context<br />
Geashill has been designated as a Village within <strong>Offaly</strong>’s<br />
settlement hierarchy, as set out in Chapter 4 of the<br />
<strong>County</strong> Development Plan 2009 – 2015 and is one of<br />
number of small settlements surrounding Tullamore<br />
which is designated as part of the Midlands Linked<br />
Gateway (Athlone/Tullamore/Mullingar) as per the<br />
National Spatial Strategy. The village will therefore play<br />
a complementary role. However it should not compete<br />
with the gateway and development should be suitably<br />
located and scaled so as to preserve Geashill’s attractive<br />
small village character.<br />
A development boundary has been identified for<br />
Geashill Village and is shown on the accompanying<br />
map. It is intended that the area delineated will: -<br />
• Foster the continuation of a coherent settlement<br />
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with adequate critical mass to maintain /improve<br />
local service provision.<br />
• Cater for a number of small in-depth housing<br />
schemes and also commercial development<br />
which is appropriate in terms of scale, use and<br />
location within the village.<br />
• Create potential for new development in<br />
locations, which avoid compromising the<br />
attractive ‘core’ of the village while attempting to<br />
contain the village and protect it from suburban<br />
spread out along the R420 which has attractive<br />
approaches to Geashill from both the east and<br />
west.<br />
• Contain development in order to enhance the<br />
village and its setting.<br />
• Identify and protect a route corridor for a future<br />
relief route so that in time the village can be<br />
relieved of through traffic to improve safety,<br />
protect its character and enhance the sense of<br />
place.<br />
2.0 SERVICES AND SOCIAL<br />
INFRASTRUCTURE<br />
2.1 Water Supply<br />
A public water supply is available to serve development<br />
within the village. All new developments shall be<br />
connected to the public mains. Where a development<br />
proposal precedes adequate availability of water<br />
supply, special development contributions may apply<br />
to facilitate the necessary improvement works.<br />
2.2 Waste Water<br />
The village is served by a main sewer which runs along<br />
the Geashill-Ballinagar county road from the south to<br />
the north terminating in the waste water treatment<br />
plant. This sewer picks up a number of spurs (3 to the<br />
east and 1 to the west) which serve the adjacent areas.<br />
The current treatment system will require investment in<br />
order to allow developments within the village to<br />
proceed. Plans are progressing to increase capacity of<br />
the treatment plant to 750PE and Geashill is listed<br />
under the Water Services Investment Programme for<br />
2007-2009. Where a development proposal precedes<br />
adequate availability of either network or waste water<br />
treatment capacity special development contributions<br />
may be applied to facilitate the necessary improvement<br />
works.<br />
2.3 Other Services<br />
(a) Social and Community Infrastructure<br />
Geashill has a small base of such facilities serving both<br />
the village and the surrounding area. The following<br />
services/facilities are currently (2007) located within the<br />
plan boundary;<br />
• Church (C.O.I)<br />
• Filling station/shop<br />
• Post office/shop<br />
• Caravan park<br />
• 3 Licensed Premises<br />
• National school<br />
• 2 Public Hall/Community facilities (one being the<br />
former national school)<br />
• Garda Station<br />
The GAA facility is sited to the west of the village and<br />
outside the plan boundary.<br />
(b) Roads<br />
Geashill is situated at a crossroads which includes the<br />
R420, approximately 12 kilometres from Tullamore and<br />
14 kilometres from Portarlington. This road is an<br />
important link in the county/sub regional network. This<br />
route will become busier as the population grows and<br />
this may lead to the requirement for a relief road over<br />
time. A possible route corridor has been identified by<br />
the council’s roads section and should be protected.<br />
New roads, which are necessary to serve in-depth<br />
development in Geashill, will be required to be<br />
designed and constructed to a high standard, in order<br />
to provide an attractive and safe environment. It is<br />
intended that over time, they will evolve into an<br />
integrated network of routes allowing movement<br />
around and through the village. This will require<br />
adjoining landowners/ development interests to<br />
co-operate at an early stage.<br />
(c) Other Features<br />
Geashill has a distinct character and sense of place<br />
which stems from:<br />
• The attractive topographical setting of the village<br />
and associated approaches.<br />
• The esker acting as a backdrop to the north.<br />
• Historical elements such as the castle, church and<br />
planned layout around the green.<br />
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3.0 KEY MESSAGES FOR GEASHILL<br />
a) Geashill shall be developed in a properly planned<br />
coherent manner centred around the existing<br />
core, so that an attractive sustainable outcome is<br />
achieved. Policies and objectives with regard to<br />
village development are contained in the <strong>County</strong><br />
Development Plan, Volume 1, Chapter 4.<br />
b) Promotion of low-density clustered style<br />
development within the village, with the<br />
exception of slightly tighter knit infill<br />
development in the core, if appropriate.<br />
c) Avoidance of excessive residential growth where<br />
such growth would precede the provision of<br />
adequate services, or would compromise the<br />
village’s rural character.<br />
d) Promotion of Geashill as a local service and<br />
employment centre to create the critical mass<br />
necessary for sustaining and attracting<br />
investment and services.<br />
e) The conservation and integration into new<br />
development of existing stone walls, trees and<br />
native hedgerows, and promotion of similar<br />
materials for new boundaries.<br />
f) High quality designs which are reflective of the<br />
existing rural character of the village, many good<br />
and appropriate examples of which exist around<br />
the village green, but without precluding high<br />
quality innovative contemporary designs.<br />
g) Promotion of natural building and boundary<br />
materials.<br />
h) Encourage sensitive re-use of protected<br />
structures or buildings which contribute<br />
significantly to the village’s character.<br />
4.0 GENERAL DEVELOPMENT<br />
OBJECTIVES<br />
4.1 The Main Objectives Driving Village<br />
Development are as follows:<br />
• Facilitate people to live in high quality and<br />
primarily low density housing in a rural village<br />
location.<br />
• Maintain and enhance services at a local level.<br />
• Encourage appropriate and sensitively designed<br />
new development to reinforce the existing<br />
character and create a greater sense of place.<br />
• Create commercial and employment<br />
opportunities.<br />
4.2 Growth Rate<br />
The rate of growth must be in accordance with the<br />
<strong>Council</strong>’s policy on villages (Refer Volume 1, Chapter 4)<br />
and the availability of services (including physical and<br />
social provisions).<br />
4.3 Priorities<br />
a) Protection of the village’s attractive historic core<br />
(Castle, Esker, Fairgreen).<br />
b) Promotion and consolidation of development<br />
within the development boundary as shown on<br />
the accompanying plan.<br />
c) Improvement of the existing road network and<br />
provision of footpaths, where feasible, in<br />
conjunction with on-going development.<br />
d) Create / reinforce ‘gateway’ features to engender<br />
a sense of place and delineate the village.<br />
e) Encourage and facilitate co-operation<br />
between/amongst the different development<br />
interests in order to maximise community gain,<br />
for the greater good of the settlement.<br />
f) If development is only forthcoming in a<br />
piecemeal fashion (i.e. along existing road<br />
frontages rather than lands identified to the ‘rear’<br />
of road frontages), special development<br />
contributions may be applied and pooled so as to<br />
facilitate the <strong>Council</strong> in providing linking<br />
infrastructure/ environmental management etc.,<br />
at some time in the future.<br />
4.4 Shape and Form<br />
The village as proposed within the development<br />
boundary shown on the accompanying plan will result<br />
in a relatively compact settlement, laid out in a<br />
concentric manner around the cross-roads/core area,<br />
utilising the existing roads, with possible new internal<br />
roads opening up the surrounding backland areas.<br />
These roads will also act as linking and connecting<br />
vehicular / pedestrian infrastructure for the village as a<br />
whole thus allowing movement around and through<br />
the built fabric.<br />
The existing older part of the village around the village<br />
green will be treated as the ‘core’ and will accommodate<br />
a mixture of uses, for example, commercial, residential,<br />
entertainment, employment etc.<br />
All new development will be expected:<br />
• To comply with the land use zoning objectives<br />
contained in the <strong>County</strong> Development Plan,<br />
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2009– 2015, Volume 1.<br />
• To have and illustrate an understanding of the<br />
local style and character.<br />
• To be designed and laid out in a coherent and<br />
sympathetically integrated manner, which is<br />
commensurate with the size and scale of this<br />
village.<br />
• To respect the mainly rural nature of the<br />
settlement with sensitive landscaping.<br />
4.5 Design<br />
All proposals shall be consistent with the <strong>Council</strong>’s<br />
policy on design as contained in the <strong>County</strong><br />
Development Plan 2009-2015, Chapters 4 and 19.<br />
Of particular note:-<br />
Development shall be well designed with a view to<br />
maintaining and enhancing the attractive rural<br />
character of the village with particular care being<br />
exercised in and around the “core” area. The <strong>Council</strong> will<br />
resist inappropriate suburban styles.<br />
The <strong>Council</strong> will require that all new development<br />
respect both the tighter urban grain of the central core<br />
and the looser more rural nature of the back lands. This<br />
should be done by recognising the design cues of the<br />
former and by sensitive landscaping of the latter.<br />
5.0 SPECIFIC DEVELOPMENT<br />
OBJECTIVES<br />
5.1 Archaeology<br />
It is an objective of the <strong>Council</strong> to secure the protection<br />
(i.e. preservation in situ or at a minimum protection by<br />
record) of all Recorded Monuments included in the<br />
Record of Monuments and Places as established under<br />
Section 12 of the National Monuments (Amendment)<br />
Act 1994, and their setting. There are two recorded<br />
monuments situated within the plan boundary.<br />
5.2 Protected Structures<br />
A complete list is contained within the Record of<br />
Protected Structures for the <strong>County</strong>. Policies contained<br />
within Volume 1 of the plan will apply.<br />
5.3 Amenities (Open Space)<br />
Land has been zoned for open space purposes to<br />
preserve and enhance the setting and amenity of the<br />
village as well as affording recreational opportunities<br />
for residents. These areas are shown on the village plan<br />
map.<br />
All new in-depth residential development schemes<br />
should incorporate sufficient good quality open space<br />
in accordance with the <strong>County</strong> Development Plan<br />
standards. In this regard, the <strong>Council</strong> will endeavour to<br />
ensure that different development interests consider<br />
the above when designing any new residential<br />
developments.<br />
5.4 Trees and Boundaries<br />
The trees at Glebe Walk are the subject of a Tree<br />
Preservation Order, as per Chapter 15 of the <strong>County</strong><br />
Development Plan 2009-2015.<br />
New development should ensure the protection of<br />
mature trees, hedgerows and the conservation of<br />
existing stone walls, and their integration into new<br />
development. Where the provision of new boundaries<br />
are required, these should comprise native hedgerow<br />
planting, or stone walls which consist of stone found in<br />
the locality. Where comprehensive new development<br />
occurs, it should take into account the pattern of<br />
existing hedgerows and incorporate same into layouts<br />
or plant connecting hedgerows where hedgerow<br />
removal to facilitate development works is necessary. In<br />
the event that the removal of tree(s) is deemed to be<br />
necessary, it will be conditional on replacement with<br />
appropriate species.<br />
5.5 Local issues<br />
a) The incremental provision of footpaths on both<br />
sides of roads, through requirements for works as<br />
part of planning permissions granted, or by way<br />
of development contributions / special<br />
development contributions is envisaged, to<br />
improve the amenities of the area.<br />
b) Adequate lighting to be provided along all routes<br />
within the village boundary, over time.<br />
c) Progressively underground overhead cables. In<br />
the case of new development, ducting will be<br />
required under new roads or new / upgraded<br />
footpaths.<br />
d) Access points to be provided where necessary, in<br />
the village.<br />
e) Protect groundwater resources within the aquifer<br />
protection zone.<br />
f) Enhance village approaches and gateway<br />
features.<br />
February 2009 | Geashill Village Plan | page 95
OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
Volume 2 - Settlement Plans<br />
5.6 Zoning Objectives<br />
Lands within the village boundary are formally zoned<br />
under this plan. The zoning objectives are those<br />
contained within the <strong>County</strong> Development Plan<br />
2009 – 2015.<br />
In the case of ‘residential’ zoning, no maximum or<br />
minimum densities are specified in this plan. However,<br />
this zoning will accommodate the more mainstream<br />
types of development and particular regard will be had<br />
to standards contained in the <strong>County</strong> Development<br />
Plan 2009-2015, Chapter 19, Built Form and the<br />
Residential Density Guidelines, (Department of the<br />
Environment, Sept. 1999), or any reviews thereof.<br />
5.7 Map Annotation- Guidance &<br />
Requirements for Development<br />
1. The <strong>Council</strong> considers that these areas, which<br />
include two land blocks zoned as ‘other<br />
settlement land’ could be reinforced / developed<br />
to form elements of a ‘core’ for the village.<br />
Integrated and connected development is a<br />
priority for these zones, in conjunction with the<br />
area zoned for residential use in between and<br />
consequently, land owners/development<br />
interests are advised to liase at an early stage.<br />
This area, zoned for “other settlement land”,<br />
should be the subject of a comprehensive master<br />
plan which should address the following issues:<br />
• Mix of land uses, in particular provision of<br />
development which would generate<br />
employment opportunities.<br />
• An element of shelterbelt planting to the<br />
western edge.<br />
Red Arrows indicate preferred locations for access<br />
points to link over time to adjacent lands so that<br />
they may be developed in a coherent and<br />
properly planned manner.<br />
Development on lands marked 2(a) requires an<br />
attractive prospect to the public road perhaps by<br />
means of a linear, planted open space buffer<br />
along the front boundary and very high quality<br />
designs facing the road. Access must be provided<br />
at southwest corner for possible future access to<br />
lands to west and southwest.<br />
Development on lands marked 2(b) should be<br />
“low profile” houses, i.e. less visually intrusive as<br />
these lands are quite elevated.<br />
3. Any residential development on this backland<br />
site must satisfy the <strong>Council</strong> that satisfactory<br />
access can be achieved, that there will be a<br />
substantial open space buffer along the northern<br />
boundary (adjacent to the Glebe walk) and that<br />
the attractiveness of the Glebe walk is not<br />
compromised. It is considered that rear or side<br />
walls of dwellings facing the Glebe walk are not<br />
appropriate.<br />
Furthermore, as this area also includes part of the<br />
village core, the <strong>Council</strong> would be prepared to consider<br />
innovative designs if it can be shown that any increase<br />
in numbers would lead to a tighter grain being<br />
achieved along with added interest and variety being<br />
brought to the village. To this end, landowners /<br />
development interests are advised to work together.<br />
2. The <strong>Council</strong> considers that these areas should<br />
accommodate new housing development in the<br />
village. It is expected that any proposed scheme<br />
should have regard to variety in its design and<br />
range from conventional design through to<br />
innovative designs as well as provision for the<br />
inclusion of plots for individual units.<br />
February 2009 | Geashill Village Plan | page 96
Volume 2 - Settlement Plans | Geashill Village Plan | February 2009
OFFALY COUNTY<br />
DEVELOPMENT PLAN<br />
2009 - 2015<br />
• KILLEIGH •<br />
<strong>VILLAGE</strong> PLAN<br />
2009 - 2015
OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
Volume 2 - Settlement Plans<br />
KILLEIGH <strong>VILLAGE</strong> PLAN<br />
1.0 GENERAL INTRODUCTION AND<br />
DEVELOPMENT CONTEXT<br />
The settlement plans stem directly from the policies<br />
and objectives contained in the <strong>County</strong> Development<br />
Plan with particular reference to Chapter 4, “Settlement<br />
Strategy” and Chapter 18, “Land Use and Zoning”. This is<br />
to facilitate the growth of a hierarchy of well-planned,<br />
sustainable and complementary settlements<br />
throughout the county presented in a consistent<br />
manner to allow ease of interpretation and<br />
implementation.<br />
Killeigh has been designated as a village within <strong>Offaly</strong>’s<br />
settlement hierarchy, as set out in Chapter 4 of the<br />
<strong>County</strong> Development Plan 2009 – 2015. This settlement<br />
plan along with the zoning map is seen as a specific<br />
view of the village so that development pressures can<br />
be focused and properly managed in order that the<br />
settlement can fulfil this role effectively.<br />
1.1 Location<br />
Killeigh is an attractive village located on the N80<br />
(Tullamore to Portlaoise) road, and is approximately<br />
8kms from Tullamore and 26kms from Portlaoise.<br />
The 2006 census states a population of 1,209 people for<br />
the Killeigh electoral division and it is estimated that<br />
approx. 200 people reside within the village boundary<br />
(see plan) with a further 50 persons approximately in<br />
the immediate environs.<br />
While development has been relatively slow in the<br />
recent past, there has recently (2007) been planning<br />
permission granted for a scheme of 20 houses.<br />
This plan sets the context for the limited growth of the<br />
village in order to sustain existing services, to allow<br />
limited opportunities for new residential and other<br />
development while protecting the existing character of<br />
the village and recognising the significant<br />
archaeological potential of some of lands within the<br />
settlement.<br />
1.2 Settlement Form<br />
Killeigh’s origins lie in the founding of a monastery in<br />
the 6th century and was joined by other religious<br />
elements i.e. an Augustine Convent and Franciscan<br />
Friary by the end of the 13th Century. This religious<br />
activity also engendered a secular element within this<br />
settlement and it was all protected by a double banked<br />
enclosure. Killeigh contains some very significant<br />
archaeological remnants, particularly in the northwest,<br />
southwest and southeast “quadrants” of the settlement<br />
and these have influenced the shape of the zoning plan.<br />
The present day village while still showing elements of<br />
its past has developed around the Fairgreen at the<br />
crossroads. More recent development has been mainly<br />
linear in form along the constituent roads. The<br />
settlement is low rise and low density, with a number of<br />
different building styles in evidence, although the<br />
original core has a slightly tighter grain and more<br />
vernacular style.<br />
1.3 Context<br />
Killeigh has been designated as a village within <strong>Offaly</strong>’s<br />
settlement hierarchy, as set out in Chapter 4 of the<br />
<strong>County</strong> Development Plan 2009 – 2015. A development<br />
boundary has been identified for Killeigh Village and is<br />
shown on the accompanying map. This is intended to<br />
delineate an area, which will: -<br />
• Foster the creation of a more coherent<br />
settlement, with adequate critical mass to<br />
maintain/improve local service provision.<br />
• Cater for a number of small in-depth housing<br />
schemes and also commercial / employment<br />
generating development which is appropriate in<br />
terms of scale, use and location within the<br />
village.<br />
• Contain development in order to enhance the<br />
village and its setting.<br />
February 2009 | Killeigh Village Plan | page 98
OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
Volume 2 - Settlement Plans<br />
2.0 SERVICES AND SOCIAL<br />
INFRASTRUCTURE<br />
2.1 Water Supply<br />
A private group water supply exists to serve<br />
development within the village and availability of water<br />
is a matter for the scheme. Zoning of lands for new<br />
development within this plan are limited and it is<br />
considered that the development generated would not<br />
put excess pressure on the scheme.<br />
2.2 Waste Water<br />
The village is served by a network of sewers which<br />
terminates at the waste water treatment plant located<br />
approx 700 metres to the west of the village. The<br />
capacity is currently 460 PE (2007). There are no<br />
immediate plans to upgrade the system. Where a<br />
development proposal precedes adequate availability<br />
of either network or waste water treatment capacity<br />
special development contributions may be applied to<br />
facilitate the necessary improvement works.<br />
2.3 Other Services<br />
a) Social and Community Infrastructure<br />
Killeigh has a small base of such facilities serving both<br />
the village and the surrounding area. The following<br />
services/facilities are currently (2007) located within the<br />
plan boundary:<br />
• 2 Churches ( 1 R.C. & 1 C.O.I)<br />
• Post Office<br />
• Shop<br />
• National School<br />
• Car sales & service facility<br />
• Community hall<br />
• Licensed Premises<br />
• Playschool<br />
• GAA facility<br />
• Shop unit (currently vacant)<br />
b) Roads and Transport Infrastructure<br />
Killeigh is situated on the N80 within easy commuting<br />
distance of both Tullamore and Portlaoise. This road is<br />
an important link in the national, sub regional and<br />
county network. This route will become busier as the<br />
population grows and this will probably lead to the<br />
requirement for a relief road over time.<br />
New roads, which are necessary to serve in-depth<br />
development in Killeigh, will be required to be<br />
designed and constructed to a high standard, in order<br />
to provide an attractive and safe environment. While<br />
these will be provided by separate developments it is<br />
intended that over time, they will evolve into an<br />
integrated network of routes allowing movement<br />
around and through the village. This will require<br />
adjoining landowners / development interests to cooperate<br />
at an early stage.<br />
Footpath provision is generally good within the built up<br />
area of the village.<br />
3.0 KEY MESSAGES FOR KILLEIGH<br />
a) Killeigh shall be developed in a properly planned<br />
coherent manner centred around the existing<br />
core, so that an attractive sustainable outcome is<br />
achieved. Policies and objectives with regard to<br />
village development are contained in the <strong>County</strong><br />
Development Plan, Volume 1, Chapter 4.<br />
b) Promotion of low-density linear or clustered style<br />
development within the village, with the<br />
exception of slightly tighter knit development in<br />
the core.<br />
c) Avoidance of excessive residential growth where<br />
such growth would precede the provision of<br />
adequate services, or would damage the village’s<br />
rural character.<br />
d) Avoidance of development on sensitive areas of<br />
archaeological potential.<br />
e) Promotion of Killeigh as a local service and<br />
employment centre to create the critical mass<br />
necessary for sustaining and attracting<br />
investment and services.<br />
f) The conservation and integration into new<br />
development of existing stone walls, trees and<br />
native hedgerows, and promotion of similar<br />
materials for new boundaries.<br />
g) High quality designs, which are reflective of the<br />
existing rural character of the village, without<br />
precluding high quality innovative<br />
contemporary designs.<br />
h) Promotion of natural building and boundary<br />
materials.<br />
i) Encourage sensitive re-use of protected<br />
structures or buildings which contribute<br />
significantly to the village’s character.<br />
February 2009 | Killeigh Village Plan | page 99
OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
Volume 2 - Settlement Plans<br />
4.0 GENERAL DEVELOPMENT<br />
OBJECTIVES<br />
4.1 The Main Objectives Driving Village<br />
Development are as Follows:<br />
• Facilitate people to live in high quality and<br />
primarily low density housing in a rural village<br />
location.<br />
• Maintain and enhance services at a local level.<br />
• Reinforce the attractive rural village which exists<br />
at present by permitting appropriate and<br />
sensitively designed new development.<br />
• Create commercial and employment<br />
opportunities.<br />
4.2 Growth Rate<br />
The rate of growth must be in accordance with the<br />
<strong>Council</strong>’s policy on villages (Refer Volume 1, Chapter 4)<br />
and the availability of services (including physical and<br />
social provisions).<br />
4.3 Priorities<br />
a) Promote consolidation of development within<br />
the development boundary as shown on the<br />
accompanying plan.<br />
b) Improvement of the existing road network and<br />
provision of footpaths, in conjunction with ongoing<br />
development.<br />
c) Create / reinforce gateway features to engender<br />
a sense of place and delineate the village.<br />
d) Encourage and facilitate co-operation between /<br />
amongst the different development interests in<br />
order to maximise community gain, for the<br />
greater good of the settlement.<br />
e) If development is only forthcoming in a<br />
piecemeal fashion, (i.e. along existing road<br />
frontages rather than lands identified to the ‘rear’<br />
of road frontages), special development<br />
contributions may be applied and pooled so as<br />
to facilitate the <strong>Council</strong> in providing linking<br />
infrastructure/environmental management etc.,<br />
at some time in the future.<br />
f) Encourage the development of a ‘critical mass’<br />
necessary in developing and sustaining local<br />
services provision within the village.<br />
4.4 Shape and Form<br />
The village as proposed within the development<br />
boundary shown on the accompanying plan will result<br />
in a compact settlement, centred around the<br />
crossroads/core area, utilising the existing roads, with<br />
the potential for new internal roads opening up the<br />
surrounding backland areas. These roads will also act as<br />
linking and connecting vehicular/pedestrian<br />
infrastructure for the village as a whole thus allowing<br />
movement around and through the built fabric. The<br />
‘shape’ of the zoning plan aims to avoid/protect areas of<br />
significant archaeological potential i.e.<br />
• Abbey (northwest quadrant).<br />
• Enclosure/rampart (southwest quadrant).<br />
• Site of former nunnery/outer enclosure<br />
(southeast quadrant).<br />
All new development will be expected:<br />
• To comply with the land use zoning objectives<br />
contained in the <strong>County</strong> Development Plan,<br />
2009 – 2015, Volume 1.<br />
• To have and illustrate an understanding of the<br />
local style and character.<br />
• To be designed and laid out in a coherent and<br />
sympathetically integrated manner, which is<br />
commensurate with the size and scale of this<br />
village.<br />
• To respect the mainly rural nature of the<br />
settlement with sensitive landscaping.<br />
• To re-use wherever possible any existing<br />
buildings/out buildings within the village<br />
boundary in order to maintain the character of<br />
the village.<br />
4.5 Design<br />
All proposals shall be consistent with the <strong>Council</strong>’s<br />
policy on design as contained in the <strong>County</strong><br />
Development Plan 2009-2015, Chapters 4 & 19.<br />
Of particular note: -<br />
Development shall be well designed with a view to<br />
maintaining and enhancing the existing attractive rural<br />
character of the village. The <strong>Council</strong> will resist<br />
inappropriate suburban styles.<br />
5.0 SPECIFIC DEVELOPMENT<br />
OBJECTIVES<br />
5.1 Archaeology<br />
It is an objective of the <strong>Council</strong> to secure the protection<br />
(i.e. preservation in situ or at a minimum protection by<br />
record) of all Recorded Monuments included in the<br />
Record of Monuments and Places as established under<br />
February 2009 | Killeigh Village Plan | page 100
OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
Volume 2 - Settlement Plans<br />
Section 12 of the National Monuments (Amendment)<br />
Act 1994, and their setting.<br />
5.2 Protected Structures<br />
A complete list is contained within the Record of<br />
Protected Structures for the <strong>County</strong>. Policies contained<br />
within Volume 1 of the plan will apply.<br />
5.3 Amenities (Open Space)<br />
All new in-depth residential development schemes<br />
should incorporate sufficient good quality open space<br />
in accordance with the <strong>County</strong> Development Plan<br />
standards. A considerable area has been zoned for<br />
open space to the northwest of the village, and a<br />
smaller block of land is zoned for open space at the<br />
southwest quadrant of the village. Both comprise areas<br />
of significant archaeological potential. In addition to<br />
normal open space requirements for development, a 30<br />
metre band has been zoned for open space along the<br />
southern bank of the stream in the northeast quadrant.<br />
5.4 Trees and Boundaries<br />
New development should ensure the protection of<br />
mature trees, hedgerows and the conservation of<br />
existing stone walls, and their integration into new<br />
development. Where the provision of new boundaries<br />
is required, these should comprise native hedgerow<br />
planting, or stone walls which consist of stone found in<br />
the locality. Where comprehensive new development<br />
occurs, it should take into account the pattern of<br />
existing hedgerows and incorporate same into layouts<br />
or plant connecting hedgerows where hedgerow<br />
removal to facilitate development works is necessary.<br />
The <strong>Council</strong> will require that all new development will<br />
respect the predominantly rural nature of the<br />
settlement, in particular through the provision of<br />
sensitive landscaping schemes. In the event that the<br />
removal of tree(s) is deemed to be necessary, it will be<br />
conditional on replacement with appropriate species.<br />
The <strong>Council</strong> will require that all new development<br />
respect both the tighter urban grain of the central core<br />
and the looser more rural nature of the back lands. This<br />
should be done by recognising the design cues of the<br />
former and by sensitive landscaping of the latter.<br />
5.5 Local issues<br />
a) The incremental provision of footpaths through<br />
development contributions / special<br />
development contributions or requirements for<br />
works as part of planning permissions granted is<br />
envisaged, to improve the amenities of the area.<br />
b) Adequate lighting to be provided along all routes<br />
within the village boundary, over time.<br />
c) Progressively underground overhead cables. In<br />
the case of new development, ducting will be<br />
required under new roads or new / upgraded<br />
footpaths.<br />
d) Access points to be provided where necessary,<br />
within the village.<br />
5.6 Zoning<br />
Lands within the village boundary are formally zoned<br />
under this plan. The zoning objectives are those<br />
contained within the <strong>County</strong> Development Plan 2009 –<br />
2015.<br />
In the case of ‘residential’ zoning, no maximum or<br />
minimum densities are specified in this plan. However,<br />
this zoning will accommodate the more mainstream<br />
types of development and particular regard will be had<br />
to standards contained in the <strong>County</strong> Development<br />
Plan 2009-2015, Chapter 19, Built Form and the<br />
Residential Density Guidelines, (Department of the<br />
Environment, Sept. 1999), or any reviews thereof.<br />
5.7 Map Annotations – Guidance &<br />
Requirements for Development<br />
1. Future consideration of land use to the rear of the<br />
existing school site should have regard to<br />
possibility/need for an extension to school<br />
grounds. In the interim, lands are zoned as open<br />
space, which would facilitate some uses i.e.<br />
recreation associated with school expansion.<br />
2. A master plan for this area will be necessary<br />
and should address issues such as:<br />
• Land use<br />
• Appropriateness of the scale of the proposed<br />
land uses/development<br />
• Open space<br />
• Access and linkages network (both vehicular<br />
and pedestrian)<br />
• Servicing etc.<br />
3. Development in this area should re-use the<br />
existing stone buildings where possible. Any<br />
proposed departure from this will only be<br />
considered after a feasibility study / design<br />
statement is submitted to the <strong>Council</strong>.<br />
February 2009 | Killeigh Village Plan | page 101
OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
Volume 2 - Settlement Plans<br />
NOTES<br />
February 2009 | Killeigh Village Plan | page 102
Volume 2 - Settlement Plans | Killeigh Village Plan | February 2009
OFFALY COUNTY<br />
DEVELOPMENT PLAN<br />
2009 - 2015<br />
• KINNITTY •<br />
<strong>VILLAGE</strong> PLAN<br />
2009 - 2015
OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
Volume 2 - Settlement Plans<br />
KINNITTY <strong>VILLAGE</strong> PLAN<br />
further 180 in the immediate environs. Kinnitty is the<br />
local service centre for the surrounding area.<br />
Development has been relatively slow in Kinnitty in the<br />
recent past. One reason for this is the lack of capacity in<br />
the wastewater treatment facilities.<br />
1.0 GENERAL INTRODUCTION AND<br />
DEVELOPMENT CONTEXT<br />
The settlement plans stem directly from the policies<br />
and objectives contained in the <strong>County</strong> Development<br />
Plan with particular reference to Chapter 4, “Settlement<br />
Strategy” and Chapter 18, “Landuse and Zoning”. This is<br />
to facilitate the growth of a hierarchy of well-planned,<br />
sustainable and complementary settlements<br />
throughout the county presented in a consistent<br />
manner to allow ease of interpretation and<br />
implementation.<br />
Kinnitty has been designated as a village within <strong>Offaly</strong>’s<br />
settlement hierarchy, as set out in Chapter 4 of the<br />
<strong>County</strong> Development Plan 2009 – 2015. This settlement<br />
plan along with the zoning map is seen as a specific<br />
view of the village so that development pressures can<br />
be focused and properly managed in order that the<br />
settlement can fulfil this role effectively.<br />
1.1 Location<br />
Kinnitty is an attractive small village located at a<br />
confluence of routes, namely the R421, R440 and three<br />
county roads. It is approximately 25km (16 miles) from<br />
Tullamore and 13 km (8 miles) from Birr.<br />
It is situated in an attractive rural setting in the foothills<br />
of the Slieve Bloom Mountains and was sited originally<br />
in close proximity to an ecclesiastical centre and<br />
fortified position.<br />
According to the Census 2006, the population of<br />
Kinnitty the DED was 518 people. However, it is<br />
estimated that the population within the proposed<br />
village boundary (see accompanying plan) is<br />
approximately 210 people, with approximately a<br />
1.2 Settlement Form<br />
The original settlement is likely to have developed as a<br />
small cluster at the junction. Subsequent expansion has<br />
in the main, taken the form of linear development along<br />
the constituent roads. This settlement is low rise and<br />
low density, with a number of different building styles in<br />
evidence, although the original core has a slightly<br />
tighter grain and more vernacular style.<br />
1.3 Context<br />
Kinnitty has been designated as a village within <strong>Offaly</strong>’s<br />
settlement hierarchy, as set out in Chapter 4 of the<br />
<strong>County</strong> Development Plan 2009 – 2015. A development<br />
boundary has been identified for Kinnitty and is shown<br />
on the accompanying map. This is intended to<br />
delineate an area, which will: -<br />
• Foster the creation of a more coherent<br />
settlement, with adequate critical mass to<br />
maintain/improve local service provision.<br />
• Enable some of the “outlying” development to be<br />
incorporated into the village fabric.<br />
• Cater for a number of small in-depth schemes.<br />
• Consolidate development within the delineated<br />
village boundary in order to protect the area of<br />
high amenity within which the village is set.<br />
2.0 SERVICES AND SOCIAL<br />
INFRASTRUCTURE<br />
2.1 Water Supply<br />
A public water supply is available to serve development<br />
within the village.<br />
2.2 Waste Water<br />
The main sewer runs from the small former <strong>County</strong><br />
<strong>Council</strong> housing scheme to the east of the town, along<br />
the R440 to the village centre, and along the L07003 to<br />
the communal septic tank to the north west. There are<br />
a number of short spurs off this line to serve the<br />
adjacent areas. This system will require investment in<br />
order to allow developments within the village to<br />
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proceed. Where a development proposal precedes<br />
adequate waste water treatment capacity, special<br />
development contributions may be applied to facilitate<br />
the necessary improvement works. Kinnitty is included<br />
in the <strong>Council</strong>’s Water Services Investment Programme<br />
(WSIP) 2007-2009 for proposed upgrading and<br />
improvement.<br />
2.3 Other Services<br />
(a) Social and Community Infrastructure<br />
Kinnitty has a good base of Social and Community<br />
facilities serving both the village and its surrounding<br />
area. The following services/facilities are currently<br />
(2007) located within the plan boundary;<br />
• 2 Churches (1 R.C. & 1 C.O.I.)<br />
• 3 Shops<br />
• Post Office<br />
• 2 Licensed Premises<br />
• Restaurant<br />
• 4 Bed & Breakfast establishments<br />
• Health Centre<br />
• National School<br />
• Community Centre<br />
• Garda Station<br />
(b) Roads<br />
New roads, which are necessary to serve in-depth<br />
development in Kinnitty, will be required to be<br />
designed and constructed to a high standard, in order<br />
to provide an attractive and safe environment.<br />
Whilst these will be provided in line with separate<br />
developments it is intended that over time, they will<br />
evolve into an integrated network of routes allowing<br />
movement around and through the village. This will<br />
require adjoining landowners/development interests to<br />
co-operate at an early stage.<br />
3.0 KEY MESSAGES FOR KINNITTY<br />
a) Kinnitty shall be developed in a properly planned<br />
coherent manner centred around the existing<br />
core, so that an attractive sustainable outcome is<br />
achieved. Policies and objectives with regard to<br />
village development are contained in the <strong>County</strong><br />
Development Plan, Volume 1, Chapter 4.<br />
b) Promotion of low-density linear or clustered style<br />
development within the village, with the<br />
exception of slightly tighter knit development in<br />
the core.<br />
c) New development should recognise any existing<br />
outlying developments / permissions with a view<br />
to linking up and therefore consolidating them<br />
back into the village fabric in a sensitive and<br />
coherent manner.<br />
d) Avoidance of excessive residential growth where<br />
such growth would precede the provision of<br />
adequate services, or would damage the village’s<br />
rural character.<br />
e) The conservation and integration into new<br />
development of existing buildings/outbuildings,<br />
existing stone walls, trees and native hedgerows,<br />
in order to maintain the grain and amenity of the<br />
built fabric. These should also be taken as cues in<br />
the formulation of new designs.<br />
f) High quality designs which are reflective of the<br />
existing rural character of the village and its<br />
setting in the foothills of the Slieve Bloom<br />
Mountains but without precluding high quality<br />
innovative contemporary designs, where<br />
appropriate.<br />
g) Promotion of natural building and boundary<br />
materials.<br />
h) Create critical mass to attract investment for<br />
services.<br />
4.0 GENERAL DEVELOPMENT<br />
OBJECTIVES<br />
4.1 The Main Objectives Driving Village<br />
Development are as Follows:<br />
• Facilitate people to live in high quality and<br />
primarily low density housing in a rural village<br />
location.<br />
• Maintain and enhance services at a local level.<br />
• Reinforce the attractive rural village which exists<br />
at present by permitting appropriate and<br />
sensitively designed new development.<br />
• Create commercial and employment<br />
opportunities.<br />
4.2 Growth Rate<br />
The rate of growth must be in accordance with the<br />
<strong>Council</strong>’s policy on villages (Refer Volume 1, Chapter 4)<br />
and the availability of services (including physical and<br />
social provisions).<br />
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4.3 Priorities<br />
a) Promotion and consolidation of development<br />
within the development boundary as shown on<br />
the accompanying plan.<br />
b) Improvement of the existing road network and<br />
provision of footpaths, particularly where<br />
existing development is not served by footpaths,<br />
in conjunction with on-going development.<br />
c) Create / reinforce ‘gateway’ features to engender<br />
a sense of place and delineate the village.<br />
d) Encourage and facilitate co-operation between /<br />
amongst the different development interests in<br />
order to maximise community gain, for the<br />
greater good of the settlement.<br />
e) If development is only forthcoming in a<br />
piecemeal fashion, (i.e. along existing road<br />
frontages rather than lands identified to the ‘rear’<br />
of road frontages), access points shall be<br />
preserved and special development<br />
contributions may be applied and pooled so as<br />
to facilitate the <strong>Council</strong> in providing linking<br />
infrastructure/environmental management etc.,<br />
at some time in the future.<br />
4.4 Shape and Form<br />
The village as proposed within the development<br />
boundary comprises a relatively compact zone to the<br />
north and east of the original core, with a linear element<br />
to the west, on the north side of the Birr Road, to<br />
integrate the existing developments and planning<br />
permissions approved in that area. This will result in a<br />
relatively compact settlement laid out utilising the<br />
existing roads, with the possibility of new internal<br />
road(s) opening up lands to the north, east and west<br />
and also acting as linking and connecting vehicular &<br />
pedestrian infrastructure for the village as a whole from<br />
the Tullamore road and the Birr road.<br />
The existing older part of the village acts as the ‘core’<br />
and will accommodate a mixture of uses, for example,<br />
commercial, residential, entertainment, employment<br />
etc.<br />
All new development will be expected:<br />
• To comply with the land use zoning objectives<br />
contained in the <strong>County</strong> Development Plan,<br />
2009– 2015, Volume 1.<br />
• To have and illustrate an understanding of the<br />
local style and character.<br />
• To be designed and laid out in a coherent and<br />
sympathetically integrated manner, which is<br />
commensurate with the size and scale of this<br />
village.<br />
• To respect the mainly rural nature of the<br />
settlement with sensitive landscaping.<br />
• To re-use wherever possible any existing<br />
buildings/out buildings within the village<br />
boundary in order to maintain the character of<br />
the village.<br />
4.5 Design<br />
All proposals shall be consistent with the <strong>Council</strong>’s<br />
policy on design as contained in the <strong>County</strong><br />
Development Plan 2009-2015, Chapters 4 and 19.<br />
Of particular note: -<br />
Development shall be well designed with a view to<br />
maintaining and enhancing the attractive rural<br />
character of this village. (This should be achieved by<br />
respecting the context of the location and utilising local<br />
design cues). The <strong>Council</strong> will resist inappropriate<br />
suburban styles.<br />
5.0 SPECIFIC DEVELOPMENT<br />
OBJECTIVES<br />
5.1 Archaeology<br />
It is an objective of the <strong>Council</strong> to secure the protection<br />
(i.e. preservation in situ or at a minimum protection by<br />
record) of all Recorded Monuments included in the<br />
Record of Monuments and Places as established under<br />
Section 12 of the National Monuments (Amendment)<br />
Act 1994, and their setting. There is one recorded<br />
monument situated within the village boundary.<br />
5.2 Protected Structures<br />
A complete list is contained within the Record of<br />
Protected Structures for the <strong>County</strong>. Policies contained<br />
within Volume 1 of the plan will apply.<br />
5.3 Other Amenity Designations<br />
The village lies within an Area of High Amenity (Map<br />
15.2 Volume 1, <strong>County</strong> Development Plan 2009-2015)<br />
with the land to the south of the R421 and east of the<br />
L04025 county road, being part of the foothills of the<br />
Slieve Bloom Mountains, included in the Slieve Bloom<br />
Environment Park.<br />
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5.4 Amenities (Open Space)<br />
All new in-depth residential development schemes<br />
should incorporate sufficient good quality open space<br />
in accordance with the <strong>County</strong> Development Plan<br />
standards. In particular, a substantial high quality public<br />
open space area, such as a “village green” is considered<br />
necessary as part of the overall development of the area<br />
zoned for ‘other settlement lands’, (See Annotation No. 3<br />
on accompanying map). Developers should utilise<br />
existing features, such as the stream in the west, to<br />
enhance their proposals. In this regard, the <strong>Council</strong> will<br />
endeavour to ensure that different development<br />
interests consider the above when designing any new<br />
residential, or other developments, for example by<br />
requiring the formulation of a master plan or plans in<br />
accordance with <strong>County</strong> Development Plan standards.<br />
The village core is built around an existing green area<br />
and any development / redevelopment in the vicinity<br />
should respect and enhance this element.<br />
5.5 Trees and Boundaries<br />
New development should ensure the protection of<br />
mature trees, hedgerows and the conservation of<br />
existing stone walls, and their integration into new<br />
development. Where the provision of new boundaries<br />
are required, these should comprise native hedgerow<br />
planting, or stone walls which consist of stone found in<br />
the locality. Where comprehensive new development<br />
occurs, it should take into account the pattern of<br />
existing hedgerows and incorporate same into layouts<br />
or plant connecting hedgerows where hedgerow<br />
removal to facilitate development works is necessary.<br />
The <strong>Council</strong> will require that all new development will<br />
respect the predominantly rural nature of the<br />
settlement, in particular through the provision of<br />
sensitive landscaping schemes. In the event that the<br />
removal of tree(s) is deemed to be necessary, it will be<br />
conditional on replacement with appropriate species.<br />
5.6 Local Issues<br />
a) The incremental provision of footpaths on both<br />
sides of roads, through requirements for works as<br />
part of planning permissions granted, or by way<br />
of development contributions / special<br />
development contributions is envisaged, to<br />
improve the amenities of the area.<br />
b) Adequate lighting to be provided along all routes<br />
within the village boundary, over time.<br />
c) Progressively underground overhead cables. In<br />
the case of new development, ducting will be<br />
required under new roads or new / upgraded<br />
footpaths.<br />
d) Access points to be provided where necessary, in<br />
the village.<br />
e) Enhancement of gateway features and natural<br />
edges as the opportunity arises so as to increase<br />
the sense of place and character of the village.<br />
5.7 Zoning Objectives<br />
Lands within the village boundary are formally zoned<br />
under this plan. The zoning objectives are those<br />
contained within the <strong>County</strong> Development Plan 2009 –<br />
2015.<br />
In the case of ‘residential’ zoning, no maximum or<br />
minimum densities are specified in this plan. However,<br />
this zoning will accommodate the more mainstream<br />
types of development and particular regard will be had<br />
to standards contained in the <strong>County</strong> Development<br />
Plan 2009-2015, Chapter 19, Built Form and the<br />
Residential Density Guidelines, (Department of the<br />
Environment, Sept. 1999), or any reviews thereof.<br />
5.8 Map Annotation - Guidance &<br />
Requirements for Development<br />
1. This area is considered suitable for high quality<br />
innovative infill scheme(s), allowing for a tighter<br />
grain to be achieved and bringing added variety<br />
to the village. It should be accessed by a loop<br />
road linking the areas represented by the two<br />
“arrows” on the plan, and provide a connection to<br />
the existing lane to the rear (north) of the Roman<br />
Catholic Church, if possible (see also 2.3.b).<br />
2. This area is considered suitable for more<br />
conventional type residential development and<br />
to make provisions for school expansion and<br />
playing fields, where necessary. It is therefore<br />
zoned for residential use and public, community<br />
and educational uses.<br />
It should be accessed by a loop road linking the<br />
areas represented by the two “arrows” on the plan<br />
(see also 2.3.b).<br />
3. This area is considered as an opportunity to<br />
accommodate any other type of development<br />
while tying the outlying housing development, to<br />
the north side of the Birr Road, to the village<br />
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proper. Given the differences in land uses that<br />
could occur in this zone the landowners /<br />
development interests are encouraged to bring<br />
forward a “master plan” for the entire zone. This<br />
should include an open space element, utilising<br />
the stream as a focus with a pedestrian walkway<br />
(see also 5.4). It should be accessed from both<br />
frontages and include a road linking the areas<br />
represented by the two “arrows” as shown, (see<br />
also 2.3.b) on the accompanying map.<br />
These link roads, as mentioned in 1,2,3 when<br />
taken together will give the village an internal<br />
road network, which will bring depth to the<br />
settlement and permeability to the village fabric.<br />
4. Protect the existing stone wall at this location<br />
and incorporate it as a feature, if possible, into<br />
any future footpath that may be provided in this<br />
area.<br />
5. This entire quadrant is part of the Slieve Bloom<br />
Environment Park and is seen as an important<br />
asset to both the county in general and Kinnitty<br />
in particular. It makes an enviable setting, affords<br />
excellent views (see also 1.3) and as such is<br />
outside the village boundary to protect it from<br />
any further non-essential development.<br />
6. The fact that these lands sited on the south side<br />
of the Birr Road are not zoned, is not intended to<br />
preclude consideration for appropriately<br />
designed scaled single dwellings. Any such<br />
proposals should respect the amenity value of<br />
the trees and raised earth bank along the road<br />
frontage and be designed and located<br />
appropriately to protect these and also to<br />
protect the amenities of the village.<br />
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Volume 2 - Settlement Plans | Kinnitty Village Plan | February 2009
OFFALY COUNTY<br />
DEVELOPMENT PLAN<br />
2009 - 2015<br />
• MONEYGALL •<br />
<strong>VILLAGE</strong> PLAN<br />
2009 - 2015
OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
Volume 2 - Settlement Plans<br />
MONEYGALL <strong>VILLAGE</strong> PLAN<br />
1.0 GENERAL INTRODUCTION AND<br />
DEVELOPMENT CONTEXT<br />
The settlement plans stem directly from the policies<br />
and objectives contained in the <strong>County</strong> Development<br />
Plan with particular reference to Chapter 4, “Settlement<br />
Strategy” and Chapter 18, “Land Use and Zoning”. This is<br />
to facilitate the growth of a hierarchy of well-planned,<br />
sustainable and complementary settlements<br />
throughout the county presented in a consistent<br />
manner to allow ease of interpretation and<br />
implementation.<br />
Moneygall has been designated as a village within<br />
<strong>Offaly</strong>’s settlement hierarchy, as set out in Chapter 4 of<br />
the <strong>County</strong> Development Plan 2009-2015. This<br />
settlement plan along with the zoning map is seen as a<br />
specific view of the village so that development<br />
pressures can be focused and properly managed in<br />
order that the settlement can fulfil this role effectively.<br />
1.1 Location<br />
Moneygall is an attractive village located at a<br />
confluence of routes, namely the N7, R490 and 2 county<br />
roads. It is approximately 69kms from Tullamore, 33kms<br />
from Birr and 14kms from Roscrea.<br />
According to the Census 2006, the total population for<br />
Cullenwaine DED, within which Moneygall lies, was 664<br />
people. However, it is estimated that the population<br />
within the village boundary at 2006 (see accompanying<br />
plan) is approximately 320 people, with a further 50<br />
people in the immediate environs. Moneygall is the<br />
local service centre for the surrounding area.<br />
Development has been relatively slow in Moneygall in<br />
the recent past. One reason for this is the lack of<br />
capacity in the sewage treatment facilities. However, it<br />
is recognised that an appropriate amount of<br />
development could be harnessed to overcome<br />
infrastructural constraints and contribute positively to<br />
the proper planning and sustainable growth of this<br />
area.<br />
1.2 Settlement Form<br />
The original settlement is likely to have developed as a<br />
small cluster at the junction. Subsequent expansion has<br />
in the main, taken the form of linear development along<br />
the constituent roads. This settlement is low rise and<br />
low density, with a number of different building styles in<br />
evidence, although the original core has a slightly<br />
tighter grain and more vernacular style.<br />
1.3 Context<br />
Moneygall has been designated as a village within<br />
<strong>Offaly</strong>’s settlement hierarchy, as set out in Chapter 4 of<br />
the <strong>County</strong> Development Plan 2009-2015. A<br />
development boundary has been identified for<br />
Moneygall Village and is shown on the accompanying<br />
map. This is intended to delineate an area, which will:<br />
• Foster the creation of a more coherent<br />
settlement, with adequate critical mass to<br />
maintain/improve local service provision.<br />
• Cater for a number of small in-depth housing<br />
schemes and also commercial/employment<br />
generating development which is appropriate in<br />
terms of scale, use and location within the village.<br />
• Contain development in order to enhance the<br />
village and its setting.<br />
2.0 SERVICES AND SOCIAL<br />
INFRASTRUCTURE<br />
2.1 Water Supply<br />
A public water supply is available to serve development<br />
within the village.<br />
2.2 Waste Water<br />
The village is served by a network of sewers which<br />
consists of two routes parallel to the N7 running<br />
through the rear gardens of the development fronting<br />
that road and then by way of the R490 and adjacent<br />
lands to the waste water treatment plant to the north.<br />
These main sewers pick up a number of ‘spurs’ which<br />
serve the adjacent areas.<br />
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The system will require investment in order to allow<br />
developments within the village to proceed. To this<br />
end, where a development proposal precedes<br />
adequate availability of either network or waste water<br />
treatment capacity, special development contributions<br />
may be applied to facilitate the necessary improvement<br />
works. Moneygall is included in the current ‘Group<br />
Towns and Villages’ preliminary report on water and<br />
wastewater.<br />
2.3 Other Services<br />
a) Social and Community Infrastructure<br />
Moneygall has a good base of social and community<br />
facilities serving both the village and its surrounding<br />
area. The following services/facilities are currently<br />
(2007) located within the plan boundary;<br />
• Church (R.C.)<br />
• 6 shops (1 includes a post office)<br />
• 6 public houses<br />
• Health Centre<br />
• National School<br />
• 2 Halls/Community Facilities (Former national<br />
schools)<br />
• Garda Station<br />
The GAA facility is situated to the east of the village in<br />
Co. Tipperary and is contiguous with the plan boundary.<br />
b) Roads and Transport Infrastructure<br />
This village is currently located on the National Primary<br />
Road (N7) linking Dublin to Limerick. The village will be<br />
bypassed by the N7/M7. New roads, which are<br />
necessary to serve in-depth development in Moneygall,<br />
will be required to be designed and constructed to a<br />
high standard, in order to provide an attractive and safe<br />
environment. While these will be provided by separate<br />
developments it is intended that over time, they will<br />
evolve into an integrated network of routes allowing<br />
movement around and through the village. This will<br />
require adjoining landowners/ development interests<br />
to co-operate at an early stage. The speed limit within<br />
the village boundary is currently 50kms/hr.<br />
3.0 KEY MESSAGES FOR MONEYGALL<br />
a) Moneygall shall be developed in a properly<br />
planned coherent manner centred around the<br />
existing core so that an attractive sustainable<br />
outcome is achieved. Policies and objectives with<br />
regard to village development are contained in<br />
the <strong>County</strong> Development Plan, Volume 1,<br />
Chapter 4.<br />
b) Promotion of low-density, clustered style<br />
development within the village, with the<br />
exception of slightly tighter knit development in<br />
the core.<br />
c) Avoidance of excessive residential growth where<br />
such growth would precede the provision of<br />
adequate services, or adversely affect the village’s<br />
rural character.<br />
d) Promotion of Moneygall as a local service and<br />
employment centre to create the critical mass<br />
necessary for maintaining and attracting<br />
investment and services.<br />
e) The conservation and integration into new<br />
development of existing stone walls, trees and<br />
native hedgerows, and promotion of similar<br />
materials for new boundaries.<br />
f) High quality designs which are reflective of the<br />
existing rural character of the village, without<br />
precluding high quality innovative contemporary<br />
designs.<br />
g) Promotion of natural building and boundary<br />
materials.<br />
4.0 GENERAL DEVELOPMENT<br />
OBJECTIVES<br />
4.1 The Main Objectives Driving Village<br />
Development are as Follows:<br />
• Facilitate people to live in high quality and<br />
primarily low density housing in a rural village<br />
location.<br />
• Maintain and enhance services at a local level.<br />
• Reinforce the attractive rural village which exists<br />
at present by permitting appropriate and<br />
sensitively designed new development.<br />
• Create commercial and employment<br />
opportunities.<br />
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4.2 Growth Rate<br />
The rate of growth must be in accordance with the<br />
<strong>Council</strong>’s policy on villages (Refer Volume 1, Chapter 4)<br />
and the availability of services (including physical and<br />
social provisions).<br />
4.3 Priorities<br />
a) Promote consolidation of development within<br />
the development boundary as shown on the<br />
accompanying plan.<br />
b) Improvement of the existing road network and<br />
provision of footpaths in conjunction with ongoing<br />
development.<br />
c) Create / reinforce ‘gateway’ features to engender<br />
a greater sense of place and delineate the village.<br />
d) Encourage and facilitate co-operation between/<br />
amongst the different development interests in<br />
order to maximise community gain, for the<br />
greater good of the settlement.<br />
e) If development is only forthcoming in a<br />
piecemeal fashion (i.e. along existing road<br />
frontages rather than lands identified to the ‘rear’<br />
of road frontages, special development<br />
contributions may be applied and pooled so as<br />
to facilitate the <strong>Council</strong> in providing linking<br />
infrastructure/environmental management etc.,<br />
at some time in the future.<br />
4.4 Shape and Form<br />
The village as proposed within the development<br />
boundary as shown on the accompanying plan will<br />
result in a relatively compact settlement, laid out in a<br />
rectangular manner, utilising the existing roads, with<br />
the possibility of new internal roads opening up lands<br />
to the north and south. These roads will also act as<br />
linking and connecting vehicular / pedestrian<br />
infrastructure for the village as a whole, thus allowing<br />
movement around and through the built fabric.<br />
The existing older part of the village along the N7 acts<br />
as the ‘core’ and will accommodate a mixture of uses, for<br />
example, commercial, residential, entertainment,<br />
employment etc. The <strong>Council</strong> encourages an urban<br />
design led refurbishment of the centre (when the bypass<br />
is complete).<br />
All new development will be expected:<br />
• To comply with the land use zoning objectives<br />
contained in the <strong>County</strong> Development Plan,<br />
2009 – 2015, Volume 1.<br />
• To have and illustrate an understanding of the<br />
local style and character.<br />
• To be designed and laid out in a coherent and<br />
sympathetically integrated manner, which is<br />
commensurate with the size and scale of this<br />
village.<br />
• To respect the mainly rural and historic nature of<br />
the settlement with sensitive landscaping.<br />
• To re-use wherever possible any existing<br />
buildings/out buildings within the village<br />
boundary in order to maintain the character of<br />
the village.<br />
4.5 Design<br />
All proposals shall be consistent with the <strong>Council</strong>’s<br />
policy on design as contained in the <strong>County</strong><br />
Development Plan 2009-2015, Chapters 4 & 19.<br />
Of particular note: -<br />
Development shall be well designed with a view to<br />
maintaining and enhancing the existing attractive rural<br />
character of the village. The <strong>Council</strong> will resist<br />
inappropriate suburban styles.<br />
5.0 SPECIFIC DEVELOPMENT<br />
OBJECTIVES<br />
5.1 Archaeology<br />
It is an objective of the <strong>Council</strong> to secure the protection<br />
(i.e. preservation in situ or at a minimum protection by<br />
record) of all Recorded Monuments included in the<br />
Record of Monuments and Places as established under<br />
Section 12 of the National Monuments (Amendment)<br />
Act 1994, and their setting.<br />
5.2 Protected Structures<br />
A complete list is contained within the Record of<br />
Protected Structures for the <strong>County</strong>. Policies contained<br />
within Volume 1 of the plan will apply.<br />
5.3 Amenities (Open Space)<br />
In particular, a substantial high quality public open<br />
space area, such as a “village green” is considered<br />
necessary as part of the overall development of the area<br />
zoned for residential use (see 1 on accompanying plan).<br />
In this regard, the <strong>Council</strong> will endeavour to ensure that<br />
different development interests consider the above<br />
when designing any new residential, or other<br />
developments, for example by requiring the<br />
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Volume 2 - Settlement Plans<br />
formulation of a master plan or plans, in accordance<br />
with the policies contained in Vol. I of the <strong>County</strong><br />
Development Plan 2009 – 2015.<br />
5.4 Trees and Boundaries<br />
New development should ensure the protection of<br />
mature trees, hedgerows and the conservation of<br />
existing stone walls, and their integration into new<br />
development. Where the provision of new boundaries<br />
are required, these should comprise native hedgerow<br />
planting, or stone walls which consist of stone found in<br />
the locality. Where comprehensive new development<br />
occurs, it should take into account the pattern of<br />
existing hedgerows and incorporate same into layouts<br />
or plant connecting hedgerows where hedgerow<br />
removal to facilitate development works is necessary.<br />
The <strong>Council</strong> will require that all new development will<br />
respect the predominantly rural nature of the<br />
settlement, in particular through the provision of<br />
sensitive landscaping schemes. In the event that the<br />
removal of tree(s) is deemed to be necessary, it will be<br />
conditional on replacement with appropriate species.<br />
5.5 Local issues<br />
a) The incremental provision of footpaths through<br />
development contributions / special<br />
development contributions or requirements for<br />
works as part of planning permissions granted is<br />
envisaged, to improve the amenities of the area.<br />
b) Adequate lighting to be provided along all routes<br />
within the village boundary, over time.<br />
c) Progressively underground overhead cables. In<br />
the case of new development, ducting will be<br />
required under new roads or new / upgraded<br />
footpaths.<br />
d) Access points to be provided where necessary,<br />
within the proposed development boundary.<br />
5.6 Zoning Objectives<br />
Lands within the village boundary are formally zoned<br />
under this plan. The zoning objectives are those<br />
contained within the <strong>County</strong> Development Plan 2009 –<br />
2015.<br />
In the case of ‘residential’ zoning, no maximum or<br />
minimum densities are specified in this plan. However,<br />
this zoning will accommodate the more mainstream<br />
types of development and particular regard will be had<br />
to standards contained in the <strong>County</strong> Development<br />
Plan 2009-2015, Chapter 19, Built Form and the<br />
Residential Density Guidelines, (Department of the<br />
Environment, Sept. 1999), or any reviews thereof.<br />
5.7 Map Annotations – Guidance &<br />
Requirements for Development<br />
1. This zone is regarded as being suitable for high<br />
quality housing developments. The <strong>Council</strong><br />
would be prepared to consider innovative<br />
designs if it can be shown that any increase in<br />
numbers would lead to a tighter grain being<br />
achieved along with added interest and variety<br />
being brought to the village. The area would<br />
therefore benefit from a master plan being<br />
prepared and the land owners / development<br />
interests are advised to work together towards<br />
this end.<br />
2. This area of “other settlement land” zoning could<br />
be included in the master plan as per point 3<br />
above. The <strong>Council</strong> would favour development<br />
in this zone to accommodate land uses which<br />
will generate employment opportunities.<br />
3. These areas should both be the subject of master<br />
plans.<br />
4. These areas should both be the subject of master<br />
plans.<br />
5. This area of “other settlement land” zoning could<br />
be included in the master plan as per point 3<br />
above. The <strong>Council</strong> would favour development in<br />
this zone to accommodate land uses which will<br />
generate employment opportunities.<br />
Note<br />
Red Arrows.<br />
These indicate the preferred locations for access points<br />
to be taken into the backland areas so that they may be<br />
developed in a coherent and properly planned manner.<br />
These roads are to link up, over time (viz. 1i to 1ii to 1iii;<br />
2i to 2ii; 3i to 3ii and 4i to 4ii) to create an internal road<br />
network which will bring depth and permeability to the<br />
built environment. Due to this latter function, these<br />
proposed access points shown by the arrows are seen as<br />
the optimum points where the new network will<br />
connect with the existing. Space should be reserved at<br />
points 1iii, 2i and 3ii for possible future roundabouts.<br />
February 2009 | Moneygall Village Plan | page 113
OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
Volume 2 - Settlement Plans<br />
NOTES<br />
February 2009 | Moneygall Village Plan | page 114
Volume 2 - Settlement Plans | Moneygall Village Plan | February 2009
OFFALY COUNTY<br />
DEVELOPMENT PLAN<br />
2009 - 2015<br />
• MOUNTBOLUS •<br />
<strong>VILLAGE</strong> PLAN<br />
2009 - 2015
OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
Volume 2 - Settlement Plans<br />
MOUNTBOLUS <strong>VILLAGE</strong> PLAN<br />
1.0 GENERAL INTRODUCTION AND<br />
DEVELOPMENT CONTEXT<br />
The settlement plans stem directly from the policies<br />
and objectives contained in the <strong>County</strong> Development<br />
Plan with particular reference to Chapter 4, “Settlement<br />
Strategy” and Chapter 18, “Landuse and Zoning”. This is<br />
to facilitate the growth of a hierarchy of well-planned,<br />
sustainable and complementary settlements<br />
throughout the county presented in a consistent<br />
manner to allow ease of interpretation and<br />
implementation.<br />
Mountbolus has been designated as a village within<br />
<strong>Offaly</strong>’s settlement hierarchy, as set out in Chapter 4 of<br />
the <strong>County</strong> Development Plan 2009-2015. This<br />
settlement plan along with the zoning map is seen as a<br />
specific view of the village so that development<br />
pressures can be focused and properly managed in<br />
order that the settlement can fulfil this role effectively.<br />
1.1 Location<br />
Mountbolus is a small village located approximately<br />
13km from Tullamore, and 8km from Kilcormac. The<br />
rural setting affords a pleasant prospect of the Slieve<br />
Bloom Mountains to the south.<br />
Mountbolus straddles the boundary between the<br />
Killoughy and Rathrobin Electoral Divisions. While<br />
these two DEDs have populations of 628 and 421<br />
respectively (Census 2006), it is estimated that the<br />
village has approximately 150 people within the<br />
boundary (see plan) with a further 60 in the immediate<br />
environs. Mountbolus houses some services for the<br />
surrounding area.<br />
Development has been very slow in Mountbolus in the<br />
recent past. One reason for this is the lack of capacity in<br />
the sewerage treatment facilities. However, it is<br />
recognised that an appropriate amount of development<br />
could be harnessed to overcome infrastructural<br />
constraints and contribute positively to the proper<br />
planning and sustainable growth of this area.<br />
1.2 Settlement Form<br />
The original settlement is likely to have developed as a<br />
small cluster at the junction. Subsequent expansion has<br />
in the main, taken the form of linear development along<br />
the constituent roads although there is some backland<br />
development in the north east. This settlement is low<br />
rise and low density, with a number of different building<br />
styles in evidence, although the original core has a<br />
slightly tighter grain and more vernacular style.<br />
1.3 Context<br />
Mountbolus has been designated as a village within<br />
<strong>Offaly</strong>’s settlement hierarchy, as set out in the <strong>County</strong><br />
Development Plan 2009 – 2015. A development<br />
boundary has been identified for Mountbolus and is<br />
shown on the accompanying map. It is intended that<br />
the area delineated will: -<br />
• Foster the creation of a more coherent<br />
settlement with adequate critical mass to<br />
maintain / improve local service provision.<br />
• Cater for a number of small in-depth housing<br />
schemes and also commercial development<br />
which is appropriate in terms of scale, use and<br />
location within the village.<br />
• Contain development in order to enhance the<br />
village and its setting.<br />
2.0 SERVICES & SOCIAL<br />
INFRASTRUCTURE<br />
2.1 Water Supply<br />
A public water supply is available to serve development<br />
within the village. It will require upgrading as there is a<br />
limited supply. The scheme is included in the ‘Group<br />
Towns and Villages’ preliminary report on water and<br />
waste water.<br />
2.2 Waste Water<br />
The main sewer runs from east to west along the L02014<br />
road then south along the lane to the east of the Church<br />
to the treatment plant which is currently at capacity. An<br />
February 2009 | Mountbolus Village Plan | page 116
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Volume 2 - Settlement Plans<br />
upgrade of this plant is included in the “small schemes<br />
programme” and the lack of receiving waters will have<br />
to be addressed. Proposals for new sewers, plant and<br />
network upgrades are being considered (2008). To this<br />
end where a development proposal precedes adequate<br />
availability of either network or waste water treatment<br />
capacity, special development contributions may be<br />
applied to facilitate the necessary improvement works.<br />
2.3 Other Services<br />
a) Social and Community Infrastructure<br />
Mountbolus has a base of such facilities serving both<br />
the village and the surrounding area. The following<br />
services / facilities are currently (2007) located within<br />
the plan boundary;<br />
• Church (R.C.)<br />
• Shop<br />
• Licensed Premises<br />
• National School<br />
• Hall / Community Centre<br />
• GAA facility<br />
• Old Persons Housing / Care complex with<br />
associated community element.<br />
There are also 2 vacant shop units and 1 closed licensed<br />
premises.<br />
b) Roads<br />
Internal roads, which are necessary to serve in-depth<br />
development in Mountbolus, will be required to be<br />
designed and constructed to a high standard, in order<br />
to provide an attractive and safe environment. While<br />
these will be provided by separate developments it is<br />
intended that over time, they will evolve into an<br />
integrated network of routes allowing movement<br />
around and through the village. This will require<br />
adjoining landowners / development interests to cooperate<br />
at an early stage.<br />
c) Footpath<br />
Footpath provision is generally very good.<br />
3.0 KEY MESSAGES FOR MOUNTBOLUS<br />
a) Mountbolus shall be developed in a properly<br />
planned coherent manner centred around the<br />
existing core, so that an attractive sustainable<br />
outcome is achieved. Policies and objectives with<br />
regard to village development are contained in<br />
the <strong>County</strong> Development Plan, 2009 - 2015,<br />
chapter 4, Settlement Strategy.<br />
b) Promotion of low-density clustered style<br />
development within the village, with the<br />
exception of slightly tighter knit development in<br />
the core.<br />
c) Avoidance of excessive residential growth where<br />
such growth would precede the provision of<br />
adequate services, or adversely affect the village’s<br />
rural character.<br />
d) Promotion of Mountbolus as a local service and<br />
employment centre to create the critical mass<br />
necessary for maintaining and attracting<br />
investment and services.<br />
e) The conservation and integration into new<br />
development of existing stone walls, trees and<br />
native hedgerows, and promotion of similar<br />
materials for new boundaries.<br />
f) High quality designs which are reflective of the<br />
existing rural character of the village, without<br />
precluding high quality innovative<br />
contemporary designs.<br />
g) Promotion of natural building and boundary<br />
materials.<br />
4.0 GENERAL DEVELOPMENT<br />
OBJECTIVES<br />
4.1 The Main Objectives Driving Village<br />
Development are as Follows:<br />
• Facilitate people to live in high quality and<br />
primarily low density housing in a rural village<br />
location.<br />
• Maintain and enhance services at a local level.<br />
• Reinforce the attractive rural village, which exists<br />
at present by permitting appropriate and<br />
sensitively designed new development.<br />
• Create commercial and employment<br />
opportunities.<br />
4.2 Growth Rate<br />
The rate of growth will be regulated by the capacity and<br />
availability of physical and social infrastructure.<br />
Furthermore, development both in scale and rate shall<br />
not be allowed to take place at the expense of the<br />
village’s character. See <strong>County</strong> Development Plan 2009-<br />
2015, Chapter 4, Settlement Strategy.<br />
February 2009 | Mountbolus Village Plan | page 117
OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
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4.3 Priorities<br />
a) Promotion and consolidation of development<br />
within the development boundary as shown on<br />
the accompanying plan.<br />
b) Improvement of the existing road network and<br />
provision of footpaths, particularly where<br />
existing development is not served by footpaths,<br />
in conjunction with on-going development.<br />
c) Create / reinforce ‘gateway’ features to engender<br />
a sense of place and delineate the village.<br />
d) Encourage and facilitate co-operation between /<br />
amongst the different development interests in<br />
order to maximise community gain, for the<br />
greater good of the settlement.<br />
e) If development is only forthcoming in a<br />
piecemeal fashion (i.e. along existing road<br />
frontages rather than lands identified to the ‘rear’<br />
of road frontages), special development<br />
contributions may be applied and pooled so as<br />
to facilitate the <strong>Council</strong> in providing linking<br />
infrastructure / environmental management etc.,<br />
at some time in the future.<br />
4.4 Shape and Form<br />
The village as proposed within the development<br />
boundary shown on the accompanying plan will result<br />
in a relatively compact settlement, utilising the existing<br />
roads, with the possibility of new internal roads to open<br />
up backland areas. These roads will also act as linking<br />
and connecting vehicular/pedestrian infrastructure for<br />
the village as a whole thus allowing movement around<br />
and through the built fabric.<br />
The existing older part of the village will be treated as<br />
the ‘core’ and will accommodate a mixture of uses, for<br />
example, commercial, residential, entertainment,<br />
employment etc.<br />
All new development will be expected:<br />
• To comply with the land use zoning objectives<br />
contained in the <strong>County</strong> Development Plan,<br />
2009-2015, Chapter 18.<br />
• To have and illustrate an understanding of the<br />
local style and character.<br />
• To be designed and laid out in a coherent and<br />
sympathetically integrated manner, which is<br />
commensurate with the size and scale of this<br />
village.<br />
• To respect the mainly rural nature of the<br />
settlement with sensitive landscaping.<br />
4.5 Design<br />
All proposals shall be consistent with the <strong>Council</strong>’s<br />
policy on design as contained in the <strong>County</strong><br />
Development Plan 2009-2015, Chapters 4 & 19.<br />
Of particular note:-<br />
Development shall be well designed with a view to<br />
maintaining and enhancing the attractive rural<br />
character of the village. The <strong>Council</strong> will resist<br />
inappropriate suburban styles.<br />
5.0 SPECIFIC DEVELOPMENT<br />
OBJECTIVES<br />
5.1 Archaeology<br />
It is an objective of the <strong>Council</strong> to secure the protection<br />
(i.e. preservation in situ or at a minimum protection by<br />
record) of all Recorded Monuments included in the<br />
Record of Monuments and Places as established under<br />
Section 12 of the National Monuments (Amendment)<br />
Act 1994, and their setting.<br />
5.2 Protected Structures<br />
A complete list is contained within the Record of<br />
Protected Structures for the <strong>County</strong>. Policies contained<br />
within Volume 1 of the plan will apply.<br />
5.3 Amenities (Open Space)<br />
All new in-depth residential development schemes<br />
should incorporate sufficient good quality open space<br />
in accordance with the <strong>County</strong> Development Plan<br />
standards. In this regard, the <strong>Council</strong> will endeavour to<br />
ensure that different development interests consider<br />
the above and work together when designing any new<br />
residential, or other developments, in accordance with<br />
the policies contained in the <strong>County</strong> Development Plan<br />
2009-2015, Chapter 4, Settlement Strategy.<br />
5.4 Trees and Boundaries<br />
New development should ensure the protection of<br />
mature trees, hedgerows and the conservation of<br />
existing stone walls, and their integration into new<br />
development. Where the provision of new boundaries<br />
are required, these should comprise native hedgerow<br />
planting, or stone walls which consist of stone found in<br />
the locality. Where comprehensive new development<br />
occurs, it should take into account the pattern of<br />
existing hedgerows and incorporate same into layouts<br />
February 2009 | Mountbolus Village Plan | page 118
OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
Volume 2 - Settlement Plans<br />
or plant connecting hedgerows where hedgerow<br />
removal to facilitate development works is necessary.<br />
The <strong>Council</strong> will require that all new development<br />
respect both the tight urban grain of the central core<br />
and the looser more rural nature of the back lands. This<br />
should be done by recognising the design cues of the<br />
former and by sensitive landscaping of the latter. In the<br />
event that the removal of tree(s) is deemed to be<br />
necessary, it will be conditional on replacement with<br />
appropriate species.<br />
5.5 Local Issues<br />
a) The incremental provision of footpaths on both<br />
sides of roads, through requirements for works as<br />
part of planning permissions granted, or by way<br />
of development contributions / special<br />
development contributions is envisaged, to<br />
improve the amenities of the area.<br />
b) Adequate lighting to be provided along all routes<br />
within the village boundary, over time.<br />
c) Progressively underground overhead cables. In<br />
the case of new development, ducting will be<br />
required under new roads or new / upgraded<br />
footpaths.<br />
d) Access points to be provided where necessary, in<br />
the village.<br />
5.7 Map Annotation<br />
Note<br />
Red Arrows.<br />
These indicate the preferred locations for access points<br />
to be taken into the backland areas so that they may be<br />
developed in a coherent and properly planned manner.<br />
Use of some or all of these points should, over time,<br />
create an internal road network which will bring depth<br />
and permeability to the built environment.<br />
These indicative access points shown by the arrows are<br />
seen as the optimum points where the new network will<br />
connect with the existing. Space should be reserved at<br />
points indicated for possible future roundabouts/<br />
junction improvements.<br />
5.6 Zoning<br />
Lands within the village boundary are formally zoned<br />
under this plan. The zoning objectives are those<br />
contained within the <strong>County</strong> Development Plan 2009 –<br />
2015, Chapter 18, “Land use and Zoning”.<br />
In the case of ‘residential’ zoning, no maximum or<br />
minimum densities are specified in this plan. However,<br />
this zoning will accommodate the more mainstream<br />
types of development and particular regard will be had<br />
to standards contained in the <strong>County</strong> Development<br />
Plan 2009-2015, Chapter 19, Built Form and the<br />
Residential Density Guidelines, (Department of the<br />
Environment, Sept. 1999), or any reviews thereof.<br />
February 2009 | Mountbolus Village Plan | page 119
OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
Volume 2 - Settlement Plans<br />
NOTES<br />
February 2009 | Mountbolus Village Plan | page 120
Volume 2 - Settlement Plans | Mountbolus Village Plan | February 2009
OFFALY COUNTY<br />
DEVELOPMENT PLAN<br />
2009 - 2015<br />
• MUCKLAGH •<br />
<strong>VILLAGE</strong> PLAN<br />
2009 - 2015
OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
Volume 2 - Settlement Plans<br />
MUCKLAGH <strong>VILLAGE</strong> PLAN<br />
1.0 GENERAL INTRODUCTION AND<br />
DEVELOPMENT CONTEXT<br />
The settlement plans stem directly from the policies<br />
and objectives contained in the <strong>County</strong> Development<br />
Plan with particular reference to Chapter 4, “Settlement<br />
Strategy” and Chapter 18, “Land Use and Zoning”. This is<br />
to facilitate the growth of a hierarchy of well-planned,<br />
sustainable and complementary settlements<br />
throughout the county presented in a consistent<br />
manner to allow ease of interpretation and<br />
implementation.<br />
Mucklagh has been designated as a village within<br />
<strong>Offaly</strong>’s settlement hierarchy, as set out in Chapter 4 of<br />
the <strong>County</strong> Development Plan 2009-2015. This<br />
settlement plan along with the zoning map is seen as a<br />
specific view of the village so that development<br />
pressures can be focused and properly managed in<br />
order that the settlement can fulfil this role effectively.<br />
1.1 Location<br />
Mucklagh is located alongside the N52, approximately<br />
5kms southwest of Tullamore.<br />
The 2006 Census states that the population for<br />
Screggan DED, within which Mucklagh lies, was 1,339<br />
people. However, it is estimated that the population<br />
within the village boundary of Mucklagh at 2007 (see<br />
plan) is approximately 700-800 people, with a further<br />
170 in the immediate environs.<br />
Development pressures in Mucklagh have been<br />
increasing over the past 5 years or so to the extent that<br />
the wastewater treatment facilities are now running at<br />
capacity.<br />
1.2 Settlement Form<br />
The original form primarily included some sporadic<br />
roadside development i.e. houses, farms etc. but due to<br />
its proximity to Tullamore and the demand it generated,<br />
the area was subject to linear development alongside<br />
the N52. Measuring approximately 1.6 kms in length<br />
along the N52, the settlement at Mucklagh is extremely<br />
long with very little depth.<br />
The settlement is low rise and low density, with a variety<br />
of different suburban building styles in evidence but<br />
with no real centre or core area.<br />
1.3 Context<br />
Mucklagh has been designated as a village within<br />
<strong>Offaly</strong>’s settlement hierarchy, as set out in Chapter 4 of<br />
the <strong>County</strong> Development Plan 2009 – 2015. The primary<br />
aim of this plan is to consolidate the settlement as a<br />
stand-alone ‘Village’, separate from Tullamore and to set<br />
the framework for the provision of commercial / social<br />
development primarily to facilitate the existing<br />
population rather than provide for significant levels of<br />
additional housing. A development boundary has been<br />
identified for Mucklagh Village and is shown on the<br />
accompanying map. It is intended that the area<br />
delineated will: -<br />
• Foster the creation of a more coherent<br />
settlement with adequate critical mass to<br />
maintain / improve local service provision.<br />
• Cater for a small number of small in-depth<br />
housing schemes.<br />
• Encourage commercial development, which is<br />
appropriate in terms of scale, use and location<br />
within the village.<br />
• Contain development in order to bring some<br />
form to the settlement and engender a sense of<br />
place.<br />
2.0 SERVICES AND SOCIAL<br />
INFRASTRUCTURE<br />
2.1 Water Supply<br />
The water supply in Mucklagh is serviced by the Rahan<br />
Water Supply Scheme which is a public water supply. All<br />
new developments shall be connected to the public<br />
mains. Where a development proposal precedes<br />
adequate availability of water supply, special<br />
February 2009 | Mucklagh Village Plan | page 122
OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
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development contributions may apply to facilitate the<br />
necessary improvement works.<br />
2.2 Waste Water<br />
The village is served by a main sewer running alongside<br />
the N52, which picks up the various spurs for<br />
development on either side, and terminates in the<br />
waste water treatment plant located at the north of the<br />
village.<br />
The system is at capacity and will require investment in<br />
order to allow any developments within the village to<br />
proceed. To this end where a development proposal<br />
precedes adequate availability of either network or<br />
waste water treatment capacity, special development<br />
contributions may be applied to facilitate the necessary<br />
improvement works. While Mucklagh is included in the<br />
Tullamore Sewerage Scheme preliminary report, an<br />
interim upgrade of the existing wastewater treatment<br />
plant is at the planning stage and should be in place by<br />
late 2007. It will eventually be pumped to the new<br />
Tullamore facility.<br />
2.3 Other Services<br />
(a) Social and Community Infrastructure<br />
Mucklagh has a small base of such facilities serving<br />
both the settlement and the surrounding area. The<br />
following services / facilities are currently (2007) located<br />
within and/or adjacent to the plan boundary:<br />
• Church (R.C.)<br />
• Licensed Premises / Shop / Petrol filling station<br />
• National School<br />
• Nursing Home<br />
• GAA facility<br />
There is also a shop/petrol station facility in the north of<br />
the N52 which is currently closed.<br />
(b) Roads<br />
New roads, which are necessary to serve in-depth<br />
development in Mucklagh, will be required to be<br />
designed and constructed to a high standard, in order<br />
to provide an attractive and safe environment. While<br />
the current plan advocates infill and consolidation<br />
rather than large scale development it is intended that<br />
over time and where practical, new roads will link up to<br />
form an integrated network of routes allowing<br />
movement around and through the village. This will<br />
require adjoining landowners / development interests<br />
to co-operate at an early stage. There is an existing<br />
footpath network in the village. The Tullamore bypass<br />
route has been finalised and will be sited to the north of<br />
the village. The speed limits within the village boundary<br />
are currently 60 and 50kms/hr.<br />
3.0 KEY MESSAGES FOR MUCKLAGH<br />
a) Mucklagh shall be developed in a properly<br />
planned coherent manner centred around the<br />
existing core, so that an attractive sustainable<br />
outcome is achieved. Policies and objectives with<br />
regard to village development are contained in<br />
the <strong>County</strong> Development Plan, Volume 1,<br />
Chapter 4.<br />
b) Promotion of low-density clustered style<br />
development within the village, with the<br />
exception of slightly tighter knit development to<br />
help delineate “core” type areas at the two<br />
locations shown as such on the plan (Map<br />
Annotation 1).<br />
c) Avoidance of excessive residential growth where<br />
such growth would precede the provision of<br />
adequate services, or would not enhance the<br />
village’s character.<br />
d) Promotion of Mucklagh as a local service centre<br />
by reinforcing the critical mass necessary for<br />
maintaining and attracting services.<br />
e) The conservation and integration into new<br />
development of existing stone walls, trees and<br />
native hedgerows, and promotion of similar<br />
materials for new boundaries, in order to<br />
maintain the grain and amenity of the built fabric.<br />
These should also be taken as cues in the<br />
formulation of new designs.<br />
f) Promotion of low-density linear or clustered style<br />
development within the village, with the<br />
exception of slightly tighter knit development in<br />
the core.<br />
g) New development should recognise any existing<br />
outlying developments / permissions with a view<br />
to linking up and therefore consolidating them<br />
back into the village fabric in a sensitive and<br />
coherent manner.<br />
h) Promotion of natural building and boundary<br />
materials.<br />
February 2009 | Mucklagh Village Plan | page 123
OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
Volume 2 - Settlement Plans<br />
4.0 GENERAL DEVELOPMENT<br />
OBJECTIVES<br />
4.1 The Main Objectives Driving Village<br />
Development are as Follows:<br />
• Facilitate people to live in high quality and<br />
primarily low density housing in a rural village<br />
location.<br />
• Maintain and enhance services at a local level.<br />
• Encourage appropriate and sensitively designed<br />
new development to reinforce the existing<br />
character and create a greater sense of place.<br />
• Create commercial and employment<br />
opportunities.<br />
4.2 Growth Rate<br />
The rate of growth must be in accordance with the<br />
<strong>Council</strong>’s policy on villages (refer to Volume 1, Chapter<br />
4) and the availability of services (including physical<br />
and social provisions).<br />
4.3 Priorities<br />
a) Promotion and consolidation of development<br />
within the development boundary as shown on<br />
the accompanying plan.<br />
b) Improvement of the existing road network and<br />
provision of footpaths, particularly where<br />
existing development is not served by footpaths,<br />
in conjunction with on-going development.<br />
c) Create / reinforce ‘gateway’ features to engender<br />
a sense of place and delineate the village.<br />
d) Encourage and facilitate co-operation between /<br />
amongst the different development interests in<br />
order to maximise community gain, for the<br />
greater good of the settlement.<br />
e) If development is only forthcoming in a<br />
piecemeal fashion (i.e. along existing road<br />
frontages rather than lands identified to the ‘rear’<br />
of road frontages), access points shall be<br />
preserved and special development<br />
contributions may be applied and pooled so as<br />
to facilitate the <strong>Council</strong> in providing linking<br />
infrastructure / environmental management etc.,<br />
at some time in the future.<br />
4.4 Shape and Form<br />
The village as proposed within the development<br />
boundary shown on the accompanying plan will result<br />
in a more coherent settlement, utilising the existing<br />
roads and infill with new internal vehicular / pedestrian<br />
connections being provided, to ensure the infill<br />
elements are integrated thus allowing movement<br />
around and through the built fabric.<br />
Two areas within the older part of the village, shown on<br />
the plan, will be treated as ‘core areas’ and will<br />
accommodate a mixture of uses, for example,<br />
commercial, residential, entertainment, employment<br />
etc.<br />
All new development will be expected:<br />
• To comply with the land use zoning objectives<br />
contained in the <strong>County</strong> Development Plan,<br />
2009–2015, Volume 1.<br />
• To have and illustrate an understanding of the<br />
local style and character.<br />
• To be designed and laid out in a coherent and<br />
sympathetically integrated manner, which is<br />
commensurate with the size and scale of this<br />
village.<br />
• To respect the mainly rural nature of the<br />
settlement with sensitive landscaping.<br />
4.5 Design<br />
All proposals shall be consistent with the <strong>Council</strong>’s<br />
policy on design as contained in the <strong>County</strong><br />
Development Plan 2009-2015, Chapters 4 & 19.<br />
Of particular note:-<br />
Development shall be well designed with a view to<br />
maintaining the character of this village.<br />
5.0 SPECIFIC DEVELOPMENT<br />
OBJECTIVES<br />
5.1 Archaeology<br />
It is an objective of the <strong>Council</strong> to secure the protection<br />
(i.e. preservation in situ or at a minimum protection by<br />
record) of all Recorded Monuments included in the<br />
Record of Monuments and Places as established under<br />
Section 12 of the National Monuments (Amendment)<br />
Act 1994, and their setting.<br />
5.2 Protected Structures<br />
A complete list is contained within the Record of<br />
Protected Structures for the <strong>County</strong>. Policies contained<br />
within Volume 1 of the plan will apply.<br />
February 2009 | Mucklagh Village Plan | page 124
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Volume 2 - Settlement Plans<br />
5.3 Amenities (Open Space)<br />
All new in-depth residential development schemes<br />
should incorporate sufficient good quality open space<br />
in accordance with the <strong>County</strong> Development Plan<br />
standards. In this regard, the <strong>Council</strong> will endeavour to<br />
ensure that different development interests consider<br />
the above when designing any new residential<br />
developments.<br />
5.4 Trees and Boundaries<br />
New development should ensure the protection of<br />
mature trees, hedgerows and the conservation of<br />
existing stone walls, and their integration into new<br />
development. Where the provision of new boundaries<br />
are required, these should comprise native hedgerow<br />
planting, or stone walls which consist of stone found in<br />
the locality. Where comprehensive new development<br />
occurs, it should take into account the pattern of<br />
existing hedgerows and incorporate same into layouts<br />
or plant connecting hedgerows where hedgerow<br />
removal to facilitate development works is necessary.<br />
The <strong>Council</strong> will require that all new development will<br />
respect the predominantly rural nature of the<br />
settlement, in particular through the provision of<br />
sensitive landscaping schemes. In the event that the<br />
removal of tree(s) is deemed to be necessary, it will be<br />
conditional on replacement with appropriate species.<br />
5.5 Local Issues<br />
a) The incremental provision of footpaths on both<br />
sides of roads, through requirements for works as<br />
part of planning permissions granted, or by way<br />
of development contributions / special<br />
development contributions is envisaged, to<br />
improve the amenities of the area.<br />
b) Adequate lighting to be provided along all routes<br />
within the village boundary, over time.<br />
c) Progressively underground overhead cables. In<br />
the case of new development, ducting will be<br />
required under new roads or new / upgraded<br />
footpaths.<br />
d) Access points to be provided where necessary, in<br />
the village.<br />
In the case of ‘residential’ zoning, no maximum or<br />
minimum densities are specified in this plan. However,<br />
this zoning will accommodate the more mainstream<br />
types of development and particular regard will be had<br />
to standards contained in the <strong>County</strong> Development<br />
Plan 2009-2015, Chapter 19, Built Form and the<br />
Residential Density Guidelines, (Department of the<br />
Environment, Sept. 1999), or any reviews thereof.<br />
5.7 Map Annotation- Guidance &<br />
Requirements for Development<br />
1. The <strong>Council</strong> considers that these areas, which<br />
include two land blocks zoned as ‘other<br />
settlement land’ could be reinforced / developed<br />
to form elements of a ‘core’ for the village.<br />
Integrated and connected development is a<br />
priority for these zones, in conjunction with the<br />
area zoned for residential use in between and<br />
consequently, land owners / development<br />
interests are advised to liase at an early stage.<br />
Note<br />
Red Arrows.<br />
These indicate the preferred locations for access points<br />
to be taken into the backland areas so that they may be<br />
developed in a coherent and properly planned manner.<br />
See Paragraph 4.4.<br />
These indicative access points shown by the arrows are<br />
seen as the optimum points where the new network will<br />
connect with the existing. Space should be reserved at<br />
points indicated for possible future roundabouts /<br />
junction improvements.<br />
Blue Arrows – pedestrian / cycle links<br />
The blue arrows should be pedestrian / cycle accesses<br />
only.<br />
5.6 Zoning Objectives<br />
Lands within the village boundary are formally zoned<br />
under this plan. The zoning objectives are those<br />
contained within the <strong>County</strong> Development Plan 2009 –<br />
2015.<br />
February 2009 | Mucklagh Village Plan | page 125
OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
Volume 2 - Settlement Plans<br />
NOTES<br />
February 2009 | Mucklagh Village Plan | page 126
Volume 2 - Settlement Plans | Mucklagh Village Plan | February 2009
OFFALY COUNTY<br />
DEVELOPMENT PLAN<br />
2009 - 2015<br />
• POLLAGH / LEMANAGHAN •<br />
<strong>VILLAGE</strong> PLAN<br />
2009 - 2015
OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
Volume 2 - Settlement Plans<br />
POLLAGH / LEMANAGHAN<br />
<strong>VILLAGE</strong> PLAN<br />
1.0 GENERAL INTRODUCTION AND<br />
DEVELOPMENT CONTEXT<br />
The settlement plans stem directly from the policies<br />
and objectives contained in the <strong>County</strong> Development<br />
Plan with particular reference to Chapters 4,<br />
“Settlement Strategy” and Chapter 18, “Landuse and<br />
Zoning”. This is to facilitate the growth of a hierarchy of<br />
well-planned, sustainable and complementary<br />
settlements throughout the county presented in a<br />
consistent manner to allow ease of interpretation and<br />
implementation.<br />
Pollagh has been designated as a village within <strong>Offaly</strong>’s<br />
settlement hierarchy, as set out in Chapter 4 of the<br />
<strong>County</strong> Development Plan 2009 – 2015. This settlement<br />
plan along with the zoning map is seen as a specific<br />
view of the village so that development pressures can<br />
be focused and properly managed in order that the<br />
settlement can fulfill this role effectively.<br />
1.1 Location<br />
Pollagh is a very dispersed linear settlement alongside<br />
the Grand Canal to the east and north of the Lough<br />
Boora Parklands in a fairly remote part of the county<br />
some 14kms (via tow path) from Tullamore or 22kms by<br />
road.<br />
Due to their proximity and inter dependence Pollagh<br />
and Lemanaghan have been examined as one and what<br />
could be described as a bi-polar settlement, as they<br />
function as one place.<br />
The settlement straddles the boundary of the Lea and<br />
Srah DEDs which, in the Census 2006 had a combined<br />
population of 1,078 up from 1,020 in 1996 [i.e. a rise of<br />
58 people (5.7%)].<br />
1.2 Settlement Form<br />
While there is evidence of human settlement in the area<br />
since ancient times most accounts relating to Pollagh<br />
stem from the construction of the Grand Canal and the<br />
production of the distinctive yellow brick made from<br />
blue silt clay in the late eighteenth century and early<br />
nineteenth centuries. The part described as the core<br />
and serves both elements of the settlement and the<br />
surrounding area. Subsequent expansion has in the<br />
main, taken the form of sporadic and dispersed linear<br />
development along the constituent roads. This<br />
settlement is low rise and low density, with a number of<br />
different building styles in evidence. The part of the<br />
settlement built on the north side of the Canal<br />
containing the Church, school, post office and public<br />
house could be described as the core area and serves<br />
both elements of the settlement and the surrounding<br />
area.<br />
1.3 Context<br />
Pollagh has been designated as a village within <strong>Offaly</strong>’s<br />
settlement hierarchy, as set out in <strong>County</strong> Development<br />
Plan 2009-2015. A development boundary has been<br />
identified for Pollagh and is shown on the<br />
accompanying map. This is intended to delineate an<br />
area, which will: -<br />
• Foster the creation of a more coherent<br />
settlement, with adequate critical mass to<br />
maintain/improve local service provision.<br />
• Infill development to consolidate the fabric.<br />
• Contain development in order to enhance the<br />
village and its setting.<br />
2.0 SERVICES & SOCIAL<br />
INFRASTRUCTURE<br />
2.1 Water Supply<br />
Pollagh is served by the Rahan Public Water Scheme<br />
and Lemanaghan from the Boher / Lemanaghan group<br />
water scheme.<br />
2.2 Waste Water<br />
Pollagh is served by septic tanks and individual<br />
treatment facilities while Lemanaghan is served by<br />
mains drainage to a waste water treatment plant<br />
located on lands adjacent to the GAA pitch. This plant<br />
has some spare capacity but in order to improve its<br />
performance it is being investigated in the Assessment<br />
of Needs Programme 2007-2009.<br />
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It would be technically possible to link Pollagh to the<br />
Lemanaghan scheme, once it has been improved, and<br />
this will be examined in the future.<br />
2.3 Other Services<br />
a) Social and Community Infrastructure.<br />
Pollagh has a good base of Social and Community<br />
facilities serving both the village and its surrounding<br />
area. The following services / facilities are currently<br />
(2007) located within the plan boundary;<br />
• Church (R.C.)<br />
• National School<br />
• Post Office<br />
• Licensed Premises<br />
• 1 Grocer / Petrol filling station<br />
• Community centre (Lemanaghan)<br />
• GAA facility (Lemanaghan)<br />
b) Roads<br />
As the development form envisaged for the Pollagh /<br />
Lemanaghan village is seen essentially as a<br />
consolidation exercise regarding the existing “ribbon<br />
development” elements, road works will be confined to<br />
formalising and improving the existing roads and<br />
providing footpaths.<br />
• The road between Pollagh and Lemanaghan<br />
should be improved and an appropriate<br />
footpath/cycleway provided either alongside or<br />
parallel to it to allow and encourage easy and<br />
safe (non car borne) movement between the two<br />
settlements.<br />
• This wayleave could also accommodate a sewer<br />
linking Pollagh to the treatment plan (see 2.2).<br />
3.0 KEY MESSAGES FOR POLLAGH /<br />
LEMANAGHAN<br />
a) Pollagh / Lemanaghan shall be developed in a<br />
properly planned coherent manner centred<br />
around the existing core, so that an attractive<br />
sustainable outcome is achieved. Policies and<br />
objectives with regard to village development<br />
are contained in the <strong>County</strong> Development Plan,<br />
2009-2015, Chapter 4 Settlement Strategy.<br />
b) Promotion of low-density development within<br />
the village envelopes, with the possibility of<br />
slightly tighter knit development in the core in<br />
the Other Settlement Land area.<br />
c) Avoidance of excessive growth where such<br />
growth would precede the provision of adequate<br />
services, or adversely affect the village’s<br />
character.<br />
d) Promotion of Pollagh / Lemanaghan as a local<br />
service centre and to create the critical mass<br />
necessary for maintaining and attracting services.<br />
e) The conservation and integration into new<br />
development of existing stone walls, trees and<br />
native hedgerows, and promotion of similar<br />
materials for new boundaries.<br />
f) High quality designs which are reflective of the<br />
rural character of the village, shall be encouraged<br />
but without precluding high quality innovative<br />
contemporary designs.<br />
g) Promotion of natural building and boundary<br />
materials.<br />
4.0 GENERAL DEVELOPMENT<br />
OBJECTIVES<br />
4.1 The Main Objectives Driving Village<br />
Development are as Follows:<br />
• Facilitate people to live in high quality and<br />
primarily low density housing in a rural village<br />
location.<br />
• Maintain and enhance services at a local level.<br />
• Reinforce the attractive rural village, which exists<br />
at present by permitting appropriate and<br />
sensitively designed new development.<br />
• Create commercial and employment<br />
opportunities.<br />
4.2 Growth Rate<br />
The rate of growth will be regulated by the capacity and<br />
availability of physical and social infrastructure.<br />
Furthermore, development both in scale and rate shall<br />
not be allowed to take place at the expense of the<br />
village’s character. See <strong>County</strong> Development Plan 2009-<br />
2015, Chapter 4, Settlement Strategy.<br />
4.3 Priorities<br />
a) Promotion and consolidation of development<br />
within the development boundaries as shown on<br />
the accompanying plan.<br />
b) Improvement of the existing road network and<br />
provision of footpaths, particularly where<br />
existing development is not served by footpaths,<br />
in conjunction with on-going development<br />
(especially the link element between Pollagh and<br />
Lemanaghan).<br />
February 2009 | Pollagh / Lemanaghan Village Plan | page 129
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Volume 2 - Settlement Plans<br />
c) Create / reinforce ‘gateway’ features to engender<br />
a sense of place and delineate the village.<br />
d) Encourage and facilitate co-operation between /<br />
amongst the different development interests in<br />
order to maximise community gain, for the<br />
greater good of the settlement.<br />
4.4 Shape and Form<br />
The village as proposed within the development<br />
boundaries is basically the identification and<br />
consolidation of the two nodes with the areas on<br />
either side of the canal acting as a core area.<br />
All new development will be expected:<br />
• To comply with the land use zoning objectives<br />
contained in the <strong>County</strong> Development Plan,<br />
2009 – 2015.<br />
• To have and illustrate an understanding of the<br />
local style and character.<br />
• To be designed and laid out in a coherent and<br />
sympathetically integrated manner, which is<br />
commensurate with the size and scale of this<br />
village.<br />
• To respect the mainly rural nature of the<br />
settlement with sensitive landscaping.<br />
• To re-use wherever possible any existing<br />
buildings / out buildings within the village<br />
boundary in order to maintain the character of<br />
the village<br />
4.5 Design<br />
All proposals shall be consistent with the <strong>Council</strong>’s<br />
policy on design as contained in the <strong>County</strong><br />
Development Plan 2009-2015, Chapters 4 and 19.<br />
Of particular note:-<br />
Development shall be well designed with a view to<br />
maintaining and enhancing the attractive rural<br />
character of this village. The <strong>Council</strong> will resist<br />
inappropriate suburban styles.<br />
5.0 SPECIFIC DEVELOPMENT<br />
OBJECTIVES<br />
5.1 Archaeology<br />
It is an objective of the <strong>Council</strong> to secure the protection<br />
(i.e. preservation in situ or at a minimum protection by<br />
record) of all Recorded Monuments included in the<br />
Record of Monuments and Places as established under<br />
Section 12 of the National Monuments (Amendment)<br />
Act 1994, and their setting.<br />
5.2 Protected Structures<br />
A complete list is contained within the Record of<br />
Protected Structures for the <strong>County</strong>. Policies contained<br />
within Volume 1 of the plan will apply.<br />
5.3 Amenity Designations<br />
The village lies on the northeast boundary of the Lough<br />
Boora Parklands Area of High Amenity and straddles the<br />
Grand Canal Corridor, which is a Natural Heritage Area.<br />
5.4 Amenities (Open Space)<br />
Given the continuing dispersed nature of the village<br />
there is little opportunity for in depth development<br />
although the area zoned for “other settlement land” on<br />
the South of the Canal and the residential area to the<br />
West could be considered for same. In this regard, the<br />
<strong>Council</strong> will endeavour to ensure that different<br />
development interests consider the above and work<br />
together when designing any new residential, or other<br />
developments, in accordance with the policies<br />
contained in the <strong>County</strong> Development Plan 2009-2015,<br />
Chapter 4, Settlement Strategy.<br />
5.5 Trees and Boundaries<br />
New development should ensure the protection of<br />
mature trees, hedgerows and the conservation of<br />
existing stonewalls, and their integration into new<br />
development. Where the provision of new boundaries<br />
are required, these should comprise native hedgerow<br />
planting, or stone walls which consist of stone found in<br />
the locality. Where comprehensive new development<br />
occurs, it should take into account the pattern of<br />
existing hedgerows and incorporate same into layouts<br />
or plant connecting hedgerows where hedgerow<br />
removal to facilitate development works is necessary.<br />
The <strong>Council</strong> will require that all new development will<br />
respect the predominantly rural nature of the<br />
settlement, in particular through the provision of<br />
sensitive landscaping schemes. In the event that the<br />
removal of tree(s) is deemed to be necessary, it will be<br />
conditional on replacement with appropriate species.<br />
February 2009 | Pollagh / Lemanaghan Village Plan | page 130
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Volume 2 - Settlement Plans<br />
5.6 Local issues<br />
a) The incremental provision of footpaths on both<br />
sides of roads, through requirements for works as<br />
part of planning permissions granted, or by way<br />
of development contributions / special<br />
development contributions is envisaged, to<br />
improve the amenities of the area.<br />
b) Adequate lighting to be provided along all routes<br />
within the village boundary, over time.<br />
c) Progressively underground overhead cables. In<br />
the case of new development, ducting will be<br />
required under new roads or new / upgraded<br />
footpaths.<br />
d) Access points to be provided where necessary, in<br />
the village.<br />
5.7 Zoning<br />
Lands within the village boundary are formally zoned<br />
under this plan. The zoning objectives are those<br />
contained within the <strong>County</strong> Development Plan 2009 –<br />
2015, Volume 1, Chapter 18.<br />
In the case of ‘residential’ zoning, no maximum or<br />
minimum densities are specified in this plan. However,<br />
this zoning will accommodate the more mainstream<br />
types of development and particular regard will be had<br />
to standards contained in the <strong>County</strong> Development<br />
Plan 2009-2015, Chapter 19, Built Form and the<br />
Residential Density Guidelines, (Department of the<br />
Environment, Sept. 1999), or any reviews thereof.<br />
February 2009 | Pollagh / Lemanaghan Village Plan | page 131
OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
Volume 2 - Settlement Plans<br />
NOTES<br />
February 2009 | Pollagh / Lemanaghan Village Plan | page 132
Volume 2 - Settlement Plans | Pollagh / Lemanaghan Village Plan | February 2009
OFFALY COUNTY<br />
DEVELOPMENT PLAN<br />
2009 - 2015<br />
• RAHAN •<br />
<strong>VILLAGE</strong> PLAN<br />
2009 - 2015
OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
Volume 2 - Settlement Plans<br />
RAHAN <strong>VILLAGE</strong> PLAN<br />
1.0 GENERAL INTRODUCTION AND<br />
DEVELOPMENT CONTEXT<br />
The settlement plans stem directly from the policies<br />
and objectives contained in the <strong>County</strong> Development<br />
Plan with particular reference to Chapter 4, “Settlement<br />
Strategy” and Chapter 18, “Land Use and Zoning”. This is<br />
to facilitate the growth of a hierarchy of well-planned,<br />
sustainable and complementary settlements<br />
throughout the county presented in a consistent<br />
manner to allow ease of interpretation and<br />
implementation.<br />
Rahan has been designated as a village within <strong>Offaly</strong>’s<br />
settlement hierarchy, as set out in Chapter 4 of the<br />
<strong>County</strong> Development Plan 2009 – 2015. This settlement<br />
plan along with the zoning map is seen as a specific<br />
view of the village so that development pressures can<br />
be focused and properly managed in order that the<br />
settlement can fulfil this role effectively.<br />
1.1 Location<br />
Rahan village is a small rural settlement, located along<br />
the Grand Canal and Clodiagh River. The village is<br />
situated approximately 10 kilometres northwest of<br />
Tullamore, approximately 20 kilometres northeast of<br />
Cloghan and approximately 8 kilometres south of Clara.<br />
According to the 2006 Census, the total population of<br />
the district electoral division of Rahan was 696 persons.<br />
However, it is estimated that the current population<br />
situated within the proposed village boundary of Rahan<br />
is approximately 120 persons.<br />
1.2 Settlement Form<br />
Historical records state that this settlement dates back<br />
to Pre-Christian times. However, in the year 594 AD, a<br />
monastery was founded on the flat fern covered terrain<br />
by the banks of the Clodiagh River and developed into<br />
a community of over 800 monks. Lands, which lie<br />
outside of the southeastern fringe of the village<br />
boundary, are of archaeological and historical<br />
significance.<br />
Expansion within this village has been largely in the<br />
form of farmsteads and ‘one off’ house developments in<br />
the environs along the constituent roads. A <strong>County</strong><br />
<strong>Council</strong> residential estate was developed within the<br />
eastern quadrant of the village. The old shop and post<br />
office can be regarded as being the former centre point<br />
of this settlement. These services have ceased operation<br />
in recent years. A former mill house is situated alongside<br />
the river, demonstrating the commercial vibrancy and<br />
tradition which was previously in existence within this<br />
village.<br />
Tullybeg demesne is situated in Rahan and was<br />
originally part utilised as the Jesuit College, whilst also<br />
comprises a burial ground and extensive grounds. It<br />
was last part - utilised as a retirement village and golf<br />
course.<br />
Rahan is a predominantly low rise and low-density<br />
settlement, which contains a number of different<br />
building styles.<br />
Rahan Bridge which crosses over the Clodiagh River acts<br />
as the focal point of this village. The ‘Bridge House’ and<br />
its farmstead are strategically located at this bridge,<br />
within the western quadrant of the proposed village<br />
boundary.<br />
A Conservation Plan for the Rahan Monastic Site has<br />
been prepared as per an action of the <strong>Offaly</strong> Heritage<br />
Plan 2007 – 2011 and the Planning Authority will have<br />
regard to this plan in relation to the assessing of<br />
applications in the vicinity of the site.<br />
1.3 Context<br />
Rahan has been designated as a village within <strong>Offaly</strong>’s<br />
settlement hierarchy, as set out in Chapter 4 of the<br />
<strong>County</strong> Development Plan 2009 – 2015. A development<br />
boundary has been identified for Rahan Village and is<br />
shown on the accompanying map. This is intended to<br />
delineate an area, which will: -<br />
• Foster the creation of a more coherent<br />
settlement, with adequate critical mass to<br />
February 2009 | Rahan Village Plan | page 134
OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
Volume 2 - Settlement Plans<br />
maintain / improve local service provision.<br />
• Enable some of the “outlying” development to be<br />
incorporated into the village fabric.<br />
• Cater for a number of small in-depth schemes.<br />
• Consolidate development within the delineated<br />
village boundary in order to protect the area of<br />
high amenity within which the village is set.<br />
2.0 SERVICES AND SOCIAL<br />
INFRASTRUCTURE<br />
2.1 Water Supply<br />
Rahan is serviced by the Rahan public water supply and<br />
this scheme requires upgrading. It has been included in<br />
<strong>Offaly</strong> <strong>County</strong> <strong>Council</strong>’s Water Services Investment<br />
Programme 2005–2007, with regard to the preparation<br />
of a feasibility study in respect of upgrading under the<br />
Grouped Towns and Villages Scheme. Permitted<br />
development will be contingent on on-going<br />
improvement works and the provision of an adequate<br />
water supply.<br />
2.2 Waste Water<br />
There is a small wastewater treatment plant located on<br />
lands immediately south of College View residential<br />
estate which has approximately a 120PE (population<br />
equivalent) capacity and currently serves this village.<br />
However, this plant is nearing capacity and future<br />
development permitted will be contingent on the<br />
provision of adequate wastewater treatment facilities.<br />
The future development of Rahan village may<br />
necessitate the identification of a more suitable site for<br />
the provision of a treatment plant for the village. Rahan<br />
is included in the WSIP for 2007-2009 for upgrading and<br />
improvement works.<br />
2.3 Other Services<br />
a) Social and Community Infrastructure<br />
Rahan village contains an ‘All-Boys’ national school and<br />
a community centre. A licensed premises is situated<br />
along the canal within 1 kilometre of the proposed<br />
village boundary and a GAA pitch and ancillary facilities<br />
are located to the east of the proposed village<br />
boundary of Rahan.<br />
A number of local grocers and a post office previously<br />
operated in this village but ceased operation in recent<br />
years. Killina, situated within 2 kilometres of Rahan, acts<br />
as a local services centre for the residents of Rahan (i.e.<br />
national school, secondary school, Roman Catholic<br />
Church).<br />
b) Roads and Transport Infrastructure<br />
Rahan village is located on a local road which connects<br />
the R436 (Ballycumber to Clara Road) with the N52<br />
(Tullamore to Kilcormac Road). As development occurs,<br />
access routes to backlands may be required to allow for<br />
comprehensive, orderly development within the village<br />
boundary. New roads, which are necessary to serve indepth<br />
development in Rahan will be required to be<br />
designed and constructed to a high standard, in order<br />
to provide an attractive and safe environment.<br />
The speed limit in place within Rahan village is currently<br />
50 km/hr.<br />
2.4 Other Features<br />
• Grand Canal and its banks – attractiveness for<br />
tourism and recreational use.<br />
• Clodiagh River – access provided at Rahan Bridge<br />
– fishing / walking.<br />
• Rahan Bridge – Attractive stone bridge which has<br />
been recorded in the record of protected<br />
structures.<br />
• St. Carthach’s Church (and Abbey) – Important<br />
archaeological and historical site – immediately<br />
south of Rahan village – ruins of ancient church,<br />
abbey, and cemetery.<br />
• Tullybeg demesne – This comprises an attractive<br />
demesne landscape and contains a protected<br />
structure. An alignment of mature trees and an<br />
attractive stonewall enclose this site.<br />
• Attractive old stonewalls and hedgerows.<br />
3.0 KEY MESSAGES FOR RAHAN<br />
a) Rahan shall be developed in a properly planned<br />
and coherent manner, with Rahan Bridge as its<br />
focal point. Consolidation of the existing radial<br />
pattern of development along constituent routes<br />
is necessary in engendering a greater sense of<br />
place. Policies and objectives with regard to<br />
village development are contained in the <strong>County</strong><br />
Development Plan, Volume 1, Chapter 4.<br />
b) Promotion of low-density linear or clustered style<br />
development within the village, with the<br />
exception of slightly tighter knit development in<br />
the core.<br />
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c) The conservation and integration into new<br />
development of existing stone walls, trees and<br />
native hedgerows, and promotion of similar<br />
materials for new boundaries.<br />
d) High quality designs, which are reflective of the<br />
existing rural character of the village, without<br />
precluding high quality innovative<br />
contemporary designs.<br />
e) Facilitate and encourage the development of<br />
commercial and employment opportunities<br />
within the village.<br />
f) Encourage the use of natural building and<br />
boundary materials.<br />
g) Promotion of the Clodiagh River and the Grand<br />
Canal in particular as areas of natural amenity.<br />
h) Recognition of the Rahan Monastic site<br />
Conservation Plan and its implications for the<br />
development of the village.<br />
4.0 GENERAL DEVELOPMENT<br />
OBJECTIVES<br />
4.1 The Main Objectives Driving Village<br />
Development are as Follows:<br />
• Facilitate people to live in high quality, primarily<br />
low density housing in a rural village location.<br />
• Encourage and sustain existing services at a local<br />
level.<br />
• Reinforce the attractive rural village which exists<br />
at present by encouraging and permitting<br />
appropriate and sensitively designed redevelopment<br />
of the existing derelict buildings.<br />
• Create commercial and employment<br />
opportunities, where possible.<br />
4.2 Growth Rate<br />
The rate of growth must be in accordance with the<br />
<strong>Council</strong>’s policy on villages (refer to Volume 1, Chapter<br />
4) and the availability of services (including physical<br />
and social provisions).<br />
4.3 Priorities<br />
a) Promote consolidation of development within<br />
the development boundary as shown on the<br />
accompanying plan.<br />
b) Improve the existing road network and provide<br />
footpaths in conjunction with on-going<br />
development; in particular to the national<br />
school, community hall and GAA pitch.<br />
c) Create / reinforce gateway features to engender a<br />
sense of place and delineate the village.<br />
d) Encourage and facilitate co-operation between /<br />
amongst the different development interests in<br />
order to maximise community gain, for the<br />
greater good of the settlement.<br />
e) If development is only forthcoming in a<br />
piecemeal fashion (i.e. along existing road<br />
frontages rather than lands identified to the ‘rear’<br />
of road frontages, special development<br />
contributions may be applied and pooled so as<br />
to facilitate the <strong>Council</strong> in providing linking<br />
infrastructure / environmental management etc.,<br />
at some time in the future.<br />
f) Encourage the development of a ‘critical mass’<br />
necessary in developing and sustaining local<br />
services provision within the village.<br />
4.4 Shape and Form<br />
Rahan village will continue to be a predominantly rural<br />
settlement. However, it is envisaged that its local<br />
services base should be increased to provide a more<br />
self-sustaining settlement, with Killina acting as a local<br />
services centre ancillary to this village. The<br />
consolidation of Rahan in its present form (with<br />
development having emerged in a radial manner along<br />
constituent routes) is necessary to engender a greater<br />
sense of place and contribute to the proper planning<br />
and sustainable development of the village.<br />
All new development will be expected:<br />
• To comply with the land use zoning objectives<br />
contained in the <strong>County</strong> Development Plan,<br />
2009– 2015, Volume 1.<br />
• To have and illustrate an understanding of the<br />
local style and character.<br />
• To be designed and laid out in a coherent and<br />
sympathetically integrated manner, which is<br />
commensurate with the size and scale of this<br />
village.<br />
• To respect the mainly rural nature of the<br />
settlement with sensitive landscaping.<br />
• To re-use wherever possible any existing<br />
buildings / out buildings within the village<br />
boundary in order to maintain the character of<br />
the village.<br />
4.5 Design<br />
All proposals shall be consistent with the <strong>Council</strong>’s<br />
policy on design as contained in the <strong>County</strong><br />
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Development Plan 2009-2015, Chapters 4 & 19.<br />
Of particular note: -<br />
Development shall be well designed with a view to<br />
maintaining and enhancing the existing attractive rural<br />
character of the village. The <strong>Council</strong> will resist<br />
inappropriate suburban styles.<br />
5.0 SPECIFIC DEVELOPMENT<br />
OBJECTIVES<br />
5.1 Archaeology<br />
A zone of archaeological potential, which is contained<br />
within the book of Recorded Monuments for Co. <strong>Offaly</strong>,<br />
is located south of Rahan Bridge, (see accompanying<br />
map). It encompasses the site of St. Carthach’s Church<br />
(and Abbey), which is now in ruins and adjoining<br />
cemetery and also includes some lands on the west side<br />
of the road.<br />
It is an objective of the <strong>Council</strong> to secure the protection<br />
(i.e. preservation in situ or at a minimum protection by<br />
record) of all Recorded Monuments included in the<br />
Record of Monuments and Places as established under<br />
Section 12 of the National Monuments (Amendment)<br />
Act 1994, and their setting.<br />
5.2 Protected Structures<br />
A complete list is contained within the Record of<br />
Protected Structures for the <strong>County</strong>. Policies contained<br />
within Volume 1 of the plan will apply.<br />
5.3 Amenities (Open Space)<br />
Rahan village comprises two natural amenities of<br />
particular significance, namely the Grand Canal and the<br />
Clodiagh River. Their natural scenic beauty contributes<br />
to their attractiveness for scenic walks.<br />
The provision of a public open space on lands which<br />
adjoin the Clodiagh River at Rahan Bridge (south of the<br />
village) would be aesthetically pleasing and engender a<br />
greater sense of place for the village, (see<br />
accompanying map).<br />
The Grand Canal is designated as a Natural Heritage<br />
Area (NHA) and traverses lands to the south and west of<br />
Rahan village. The canal is very significant as an amenity<br />
and recreational area. The <strong>County</strong> Development Plan,<br />
Chapters 14, 15 and 16, outlines the <strong>Council</strong>’s policies in<br />
regard to the Grand Canal.<br />
All new in-depth residential development schemes<br />
should incorporate sufficient good quality open space<br />
in accordance with the <strong>County</strong> Development Plan<br />
standards. In this regard, the <strong>Council</strong> will endeavour to<br />
ensure that different development interests consider<br />
the above when designing any new residential<br />
developments.<br />
5.4 Trees and Boundaries<br />
The Tullybeg demesne comprises an attractively<br />
landscaped and aesthetically pleasing demesne<br />
landscape, which is enclosed by an alignment of mature<br />
trees and an attractive stone wall. This alignment of<br />
mature trees is protected under the <strong>County</strong><br />
Development Plan 2009 – 2015 by way of a Tree<br />
Preservation Order (refer to Volume 1, Chapter 15,<br />
Table 15.11).<br />
New development should ensure the protection of<br />
mature trees, hedgerows and the conservation of<br />
existing stone walls, and their integration into new<br />
development. Where the provision of new boundaries<br />
are required, these should comprise native hedgerow<br />
planting, or stone walls which consist of stone found in<br />
the locality. Where comprehensive new development<br />
occurs, it should take into account the pattern of<br />
existing hedgerows and incorporate same into layouts<br />
or plant connecting hedgerows where hedgerow<br />
removal to facilitate development works is necessary.<br />
The <strong>Council</strong> will require that all new development will<br />
respect the predominantly rural nature of the<br />
settlement, in particular through the provision of<br />
sensitive landscaping schemes. In the event that the<br />
removal of tree(s) is deemed to be necessary, it will be<br />
conditional on replacement with appropriate species.<br />
5.5 Local Issues<br />
a) The incremental provision of footpaths through<br />
development contributions / special<br />
development contributions or requirements for<br />
works as part of planning permissions granted is<br />
envisaged, to improve the amenities of the area.<br />
b) Adequate lighting to be provided along all routes<br />
within the village boundary, over time.<br />
c) Progressively underground overhead cables. In<br />
the case of new development, ducting will be<br />
required under new roads or new / upgraded<br />
footpaths.<br />
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d) Enhancement of ‘gateway’ features and natural<br />
edges as the opportunities arise, so as to increase<br />
the sense of place and character of the village.<br />
e) Facilitate and encourage the redevelopment of<br />
dis-used and/or derelict sites within the village.<br />
f) Examine possible measures which could<br />
facilitate the provision of a public open space<br />
within the village.<br />
g) Examination of the possibilities for the provision<br />
of more structured off-road car parking / setdown<br />
areas for the school, particularly as the<br />
village expands.<br />
h) Access points to be provided where necessary,<br />
within the village.<br />
5.6 Zoning Objectives<br />
Lands within the village boundary are formally zoned<br />
under this plan. The zoning objectives are those<br />
contained within the <strong>County</strong> Development Plan 2009 –<br />
2015.<br />
In the case of ‘residential’ zoning, no maximum or<br />
minimum densities are specified in this plan. However,<br />
this zoning will accommodate the more mainstream<br />
types of development and particular regard will be had<br />
to standards contained in the <strong>County</strong> Development<br />
Plan 2009-2015, Chapter 19, Built Form and the<br />
Residential Density Guidelines, (Department of the<br />
Environment, Sept. 1999), or any reviews thereof.<br />
5.7 Flooding<br />
Lands surrounding the River Clodiagh may potentially<br />
be at risk from flooding. Any proposed development on<br />
these lands must demonstrate to the Planning<br />
Authority that it will be protected, by design, from flood<br />
risk and incorporates minimum setback from the bank<br />
as required by the Office of Public Works, (OPW).<br />
<strong>Council</strong> that it will be protected from flooding.<br />
2. This area, if proposed for development must be<br />
the subject of a masterplan to address, in<br />
particular, integration and connectivity with the<br />
village. Linkages of particular importance<br />
include, pedestrian access to the school and<br />
bridge, services, open space areas for the benefit<br />
of the development(s) and the village as a whole.<br />
Design themes and ‘grain’ of proposed<br />
development should be included, particularly in<br />
relation to the ‘front’ (north) of the site. Due<br />
regard to boundary retention / integration of<br />
development within the village should be part of<br />
the masterplan.<br />
3. Any proposed development on these lands must<br />
satisfy the <strong>Council</strong> that it will not have any<br />
negative impacts on the archaeology which may<br />
be contained within these lands. In this case, a<br />
detailed assessment on the archaeology of these<br />
lands will be required.<br />
4. These lands between the Canal (a Natural<br />
Heritage Area) and the Zone of Archaeological<br />
Potential are zoned as open space within this<br />
plan and for the plan period. This is to protect<br />
these features and to retain an attractive visual<br />
buffer to the adjoining lands zoned as 'other<br />
settlement lands', in particular on this approach<br />
road into the village from Killina. As this is a visual<br />
protection / buffer, its use for normal rural land<br />
uses, i.e. agriculture or forestry, etc. will not<br />
conflict with the purpose of the zoning.<br />
5.8 Map Annotation – Guidance &<br />
Requirements for Development<br />
1. An indicative open space ‘buffer’ has been zoned<br />
along the river in order to ensure that any<br />
developments respect the river aspect, to reflect<br />
the fact that this area may be subject to flooding<br />
and to allow for a strip free from development for<br />
river maintenance if required by the Office of<br />
Public Works. The boundary of the proposed<br />
‘Open Space’ area is not intended to attempt to<br />
reflect the flood risk. Any development proposed<br />
must contain design proposals to satisfy the<br />
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Volume 2 - Settlement Plans | Rahan Village Plan | February 2009
OFFALY COUNTY<br />
DEVELOPMENT PLAN<br />
2009 - 2015<br />
• RHODE •<br />
<strong>VILLAGE</strong> PLAN<br />
2009 - 2015
OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
Volume 2 - Settlement Plans<br />
RHODE <strong>VILLAGE</strong> PLAN<br />
Edenderry, 5km east of Croghan and 10km southeast of<br />
Rochfortbridge.<br />
1.2 Settlement Form<br />
Rhode village is likely to have evolved from a small<br />
cluster at the cross roads demonstrated by its<br />
vernacular style, where the R400 and R441 intersect.<br />
Subsequent expansion traditionally has taken the form<br />
of linear development along the constituent roads, with<br />
the exception of both the ESB and local authority<br />
housing developments.<br />
1.0 GENERAL INTRODUCTION AND<br />
DEVELOPMENT CONTEXT<br />
The settlement plans stem directly from the policies<br />
and objectives contained in the <strong>County</strong> Development<br />
Plan with particular reference to Chapter 4, “Settlement<br />
Strategy” and Chapter 18, “Land Use and Zoning”. This is<br />
to facilitate the growth of a hierarchy of well-planned,<br />
sustainable and complementary settlements<br />
throughout the county presented in a consistent<br />
manner to allow ease of interpretation and<br />
implementation.<br />
Rhode has been designated as a village within <strong>Offaly</strong>’s<br />
settlement hierarchy, as set out in Chapter 4 of the<br />
<strong>County</strong> Development Plan 2009 – 2015. This settlement<br />
plan along with the zoning map is seen as a specific<br />
view of the village so that development pressures can<br />
be focused and properly managed in order that the<br />
settlement can fulfil this role effectively.<br />
This plan pertains to Rhode village which encompasses<br />
an area of approximately 56 hectares. The village has<br />
undergone increasing pressures for development in<br />
recent years, due for the most part to its proximity to<br />
the Greater Dublin Area. Rhode is a rural village which<br />
acts as a local service centre for the village itself and its<br />
hinterland. It is apparent that a large proportion of the<br />
growth is taking place outside of the existing village in<br />
the form of single house developments.<br />
1.1 Location<br />
Rhode village is situated in the north-east of <strong>County</strong><br />
<strong>Offaly</strong> and is surrounded by flat boglands and<br />
agricultural land. Two prominent hills are located close<br />
to the village, namely Croghan Hill and Clonin Hill.<br />
Rhode is situated approximately 12km west of<br />
Recent residential development has taken place within<br />
some of the backland areas in the village, providing<br />
added depth in an east-west direction. Future<br />
development should, however, have an emphasis on<br />
consolidation and small-scale expansion of the village.<br />
Rhode contains significant natural and cultural heritage<br />
attractions in its surrounding landscape, most notably<br />
boglands, the Grand Canal (situated approximately one<br />
kilometre south of the village) and numerous historical<br />
artefacts. There is one recorded monument situated<br />
within the village boundary.<br />
The parish of Rhode contains the ruins of castles, most<br />
notably Toberdaly Castle, once the demesne of the<br />
Nesbitt family. Ballybrittan Castle is also located in the<br />
area and comprises a well preserved castle tower and<br />
was once the home of the Warrens, a prominent English<br />
military family of the late 1550s.<br />
Bord na Móna (turf extraction) and the ESB (electricity<br />
generation) were traditionally to the forefront in local<br />
employment generation. The closure of the power<br />
station in 2001 with the loss of 160 jobs provides a<br />
major challenge to create employment locally. The<br />
power station has now been replaced with a temporary<br />
peaking power generation plant and ancillary facilities.<br />
1.3 Context<br />
Rhode has been designated as a village within <strong>Offaly</strong>’s<br />
settlement hierarchy, as set out in Chapter 4 of the<br />
<strong>County</strong> Development Plan 2009 – 2015. The primary<br />
aim of this plan is to consolidate the settlement for the<br />
provision of commercial / social development primarily<br />
to facilitate the existing population rather than provide<br />
for significant levels of additional housing. A<br />
development boundary has been identified for Rhode<br />
Village and is shown on the accompanying map. It is<br />
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intended that the area delineated will: -<br />
• Foster the creation of a more coherent<br />
settlement with adequate critical mass to<br />
maintain / improve local service provision.<br />
• Cater for a small number of small in-depth<br />
housing schemes.<br />
• Encourage commercial development, which is<br />
appropriate in terms of scale, use and location<br />
within the village.<br />
• Contain development in order to bring some<br />
form to the settlement and engender a sense of<br />
place.<br />
Rhode has a distinctive and traditionally diverse<br />
character which is highly valued by its residents. Future<br />
growth and expansion can be achieved through<br />
developing this area’s residential function, but primarily<br />
by promoting its economic role as a sustainable rural<br />
village with its own local services, which facilitate the<br />
local community and its surrounding rural environs,<br />
whilst at the same time constraining rapid expansion<br />
resulting from this village’s proximity to the Greater<br />
Dublin Area. As the village continues to evolve, this<br />
process of change must be positively managed so that<br />
the distinctiveness of this village’s identity can be<br />
protected and enhanced, whilst managing future<br />
growth and new development.<br />
Rhode’s proximity to the main Dublin – Galway Road<br />
(M6), located c.10km to the north, has influenced the<br />
village’s expansion, particularly in recent years. The<br />
population of Rhode village increased by 63% over the<br />
period 1996-2006 i.e. from 476 persons to 778 persons.<br />
This very significant growth rate is reflective of the<br />
increasing pressure which the north of the <strong>County</strong> has<br />
been experiencing, given its proximity to the Greater<br />
Dublin Area.<br />
National Spatial Strategy (NSS)<br />
The NSS, (adopted in 2002), is Ireland’s overarching<br />
framework plan which provides a strategic vision for the<br />
spatial development of the country through the<br />
promotion of balanced regional development.<br />
The NSS identifies Rhode within its ‘village<br />
strengthening and rural areas opportunities’category. It<br />
outlines how the promotion of tourism and recreational<br />
activity, which is complimentary to the agricultural<br />
sector, offers future potential in such villages. It also<br />
states that by enabling villages to attract residential and<br />
other developments through availability of land and<br />
capacity of services, that residential and other functions<br />
of this settlement can be strengthened.<br />
Further to this, the National Spatial Strategy recognises<br />
that many worked out bogs in the Midlands are suited<br />
to wind energy development which would support<br />
ancillary manufacturing, servicing and development<br />
activities, a factor which may assist in supporting and<br />
maintaining Rhode as a sustainable settlement.<br />
Midland Regional Planning Guidelines<br />
The Midlands Regional Planning Guidelines, (MRPGs),<br />
(adopted in 2004 due to be reviewed in 2010) are in<br />
accordance with the NSS, and seek to ensure that the<br />
Midlands Region ‘achieves its potential for enhanced,<br />
balanced and sustainable development and contributes<br />
towards the national objective of balanced regional<br />
development’.<br />
Rhode village is included in the ‘eastern development<br />
area’ of the RPGs for the Midlands Region and is<br />
associated with the population increase which has been<br />
identified as being more pronounced on the eastern<br />
side of the region, primarily due to the influence of the<br />
Greater Dublin Area (GDA). Within this area, it is set out<br />
in the Guidelines that any major population increases<br />
should be targeted to the nearby ‘key service towns’, i.e.<br />
Edenderry and Portarlington.<br />
Further to this, the RPGs state that links, particularly<br />
with the central midlands area (to the gateway and the<br />
principal towns), must be strengthened so as to reduce<br />
the pull of the Greater Dublin Area which is currently<br />
experienced in this eastern area of the region.<br />
The RPGs are consistent with the NSS in stating the<br />
necessity of protecting villages such as Rhode. The<br />
Guidelines also highlight that significant levels of<br />
development of urban generated housing in such<br />
villages, which could be accommodated in nearby<br />
urban areas (e.g. Edenderry), should be controlled. The<br />
fundamentals of village development lie in the<br />
consolidation of development within the village rather<br />
than large-scale growth.<br />
Rhode’s specific role as a village is in providing a range<br />
of local services to support the viability of its rural<br />
community and surrounding hinterland. This should be<br />
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achieved whilst curtailing rapid expansion of the<br />
village’s population, and thus the village will form part<br />
of a cohesive pattern of balanced urban and rural<br />
development throughout <strong>Offaly</strong>, in accordance with the<br />
<strong>County</strong>’s settlement structure hierarchy and consistent<br />
with the Midland Regional Planning Guidelines.<br />
1.4 Policy<br />
To encourage Rhode to sustain its current population<br />
and role as a rural village through the consolidation of<br />
its existing residential component and future<br />
development, and the expansion of both its local<br />
service / employment functions, in accordance with the<br />
<strong>County</strong> Development Plan and the Midlands Regional<br />
Planning Guidelines (MRPGs).<br />
2.0 SERVICES AND SOCIAL<br />
INFRASTRUCTURE<br />
2.1 Water Supply<br />
A public water supply is available to serve development<br />
within the village. The Edenderry / Rhode water supply<br />
scheme is included in the Water Services Investment<br />
Programme (WSIP) 2007– 2009.<br />
2.2 Waste Water<br />
Main sewers are available along part of the main routes<br />
within the village, which currently discharge to a<br />
communal wastewater plant. Some of the main sewers<br />
require upgrading. Deficiencies in the treatment<br />
system have been identified, and have contributed to<br />
the refusal of planning permission for a significant<br />
number of houses in the years 2001 to the present. An<br />
interim treatment plan for 1,000PE (population<br />
equivalent) has been constructed and is currently (Nov<br />
2007) being commissioned. This will allow for adequate<br />
treatment of sewage to cater for the existing<br />
population, but it is not intended to provide for<br />
population growth. Rhode waste water treatment<br />
scheme is included in <strong>Offaly</strong> <strong>County</strong> <strong>Council</strong>’s Water<br />
Services Investment Programme 2007 – 2009. This will<br />
cater for 2000PE and for an upgrade of the sewer<br />
network.<br />
2.3 Other Services<br />
(a) Social and Community Infrastructure<br />
Within the village boundary, Rhode presently (2007)<br />
provides a variety of low to medium order services and<br />
facilities such as; Roman Catholic Church (St. Peter’s)<br />
and adjoining graveyard, Garda Station, community<br />
premises (Citizens Information Centre, crèche), health<br />
centre, pharmacy, convenience store, hair salon,<br />
launderette, video store, butchers, post office, petrol<br />
station and 3 licensed premises. A community hall<br />
which has remained derelict over a number of years is<br />
situated along the R400, south of the village core.<br />
The national school is located approximately 1km south<br />
of the village core along the R400, and the GAA pitch<br />
and ancillary facilities are situated circa 1km west of the<br />
village.<br />
(b) Roads and Infrastructure<br />
New roads, which are necessary to serve in-depth<br />
development in Rhode, will be required to be designed<br />
and constructed to a high standard, in order to provide<br />
an attractive and safe environment. While the current<br />
plan advocates infill and consolidation rather than large<br />
scale development it is intended that over time and<br />
where practical, new roads will link up to form an<br />
integrated network of routes allowing movement<br />
around and through the village. This will require<br />
adjoining landowners / development interests to cooperate<br />
at an early stage.<br />
Broadband is currently available within the village, and<br />
provides a vital role in the connectivity of rural areas<br />
and encourages and facilitates local business and<br />
enterprise.<br />
3.0 KEY MESSAGES FOR RHODE<br />
a) Rhode shall be developed in a properly planned<br />
coherent manner centred around the existing<br />
village core, so that an attractive sustainable<br />
outcome is achieved. Policies and objectives with<br />
regard to village development are contained in<br />
the <strong>County</strong> Development Plan, 2009-2015,<br />
Chapter 4.<br />
b) Emphasis on the consolidation of the village’s<br />
residential function by permitting only small<br />
scale residential schemes which are reflective of<br />
Rhode’s essentially rural character.<br />
c) Avoidance of excessive residential growth where<br />
such growth would precede the provision of<br />
adequate services, or would damage the village’s<br />
rural character, or would be contrary to the policy<br />
contained in Section 1.4 above.<br />
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d) Promotion of Rhode as a local service /<br />
employment centre to create critical mass to<br />
maintain and attract investment for services.<br />
e) The conservation and integration into new<br />
development of existing stone walls, trees and<br />
native hedgerows, and promotion of similar<br />
materials for new boundaries.<br />
f) Promotion of natural building and boundary<br />
materials.<br />
4.0 GENERAL DEVELOPMENT<br />
OBJECTIVES<br />
4.1 The Main Objectives Driving Village<br />
Development are as Follows:<br />
• Facilitate people to live in high quality and<br />
primarily low density housing in a rural village<br />
location.<br />
• Maintain and enhance services at a local level.<br />
• Encourage appropriate and sensitively designed<br />
new development to reinforce the existing<br />
character and create a greater sense of place.<br />
• Create commercial and employment<br />
opportunities.<br />
4.2 Growth Rate<br />
The rate of growth must be in accordance with the<br />
<strong>Council</strong>’s policy on villages (Refer Volume 1, Chapter 4)<br />
and the availability of services (including physical and<br />
social provisions).<br />
4.3 Priorities<br />
a) Promotion and consolidation of development<br />
within the development boundary as shown on<br />
the accompanying plan.<br />
b) Improvement of the existing road network and<br />
provision of footpaths, particularly where<br />
existing development is not served by footpaths,<br />
in conjunction with on-going development.<br />
c) Create / reinforce ‘gateway’ features to engender<br />
a sense of place and delineate the village.<br />
d) Encourage and facilitate co-operation between /<br />
amongst the different development interests in<br />
order to maximise community gain, for the<br />
greater good of the settlement.<br />
e) If development is only forthcoming in a<br />
piecemeal fashion, (i.e. along existing road<br />
frontages rather than lands identified to the ‘rear’<br />
of road frontages), access points shall be<br />
preserved and special development<br />
contributions may be applied and pooled so as<br />
to facilitate the <strong>Council</strong> in providing linking<br />
infrastructure / environmental management etc.,<br />
at some time in the future.<br />
4.4 Shape and Form<br />
The village as proposed within the development<br />
boundary on the accompanying plan will result in a<br />
relatively compact, sustainable settlement, utilising the<br />
existing roads.<br />
The area around the crossroads (R400 and R401<br />
intersection) will remain as the village ‘core’ and will<br />
accommodate a mixture of uses, for example,<br />
commercial, residential, entertainment, employment,<br />
etc.<br />
All new development will be expected:<br />
• To comply with the land use zoning objectives<br />
contained in the <strong>County</strong> Development Plan,<br />
2009– 2015, Volume 1.<br />
• To have and illustrate an understanding of the<br />
local style and character.<br />
• To be designed and laid out in a coherent and<br />
sympathetically integrated manner, which is<br />
commensurate with the size and scale of this<br />
village.<br />
• To respect the mainly rural nature of the<br />
settlement with sensitive landscaping.<br />
4.5 Design<br />
The design of the buildings located in the village core<br />
demonstrate Rhode’s vernacular heritage, and differ in<br />
scale, density and materials in comparison to the design<br />
of more recent residential developments which are<br />
situated within the village boundary.<br />
Subtle variations in terms of innovative design in<br />
buildings and their key elements are both desirable and<br />
acceptable in creating an interesting and attractive<br />
streetscape for Rhode. However, it is of vital importance<br />
that such variation is based on careful consideration of<br />
a common design style which is in sympathy with the<br />
existing pre-dominantly rural, attractive character of<br />
Rhode.<br />
All proposals shall be consistent with the <strong>Council</strong>’s<br />
policy on design as contained in the <strong>County</strong><br />
Development Plan 2009-2015.<br />
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Of particular note:-<br />
Development shall be well designed with a view to<br />
maintaining the character of this village.<br />
5.0 SPECIFIC DEVELOPMENT<br />
OBJECTIVES<br />
5.1 Archaeology<br />
It is an objective of the <strong>Council</strong> to secure the protection<br />
(i.e. preservation in situ or at a minimum protection by<br />
record) of all Recorded Monuments included in the<br />
Record of Monuments and Places as established under<br />
Section 12 of the National Monuments (Amendment)<br />
Act 1994, and their setting.<br />
5.2 Protected Structures<br />
A complete list is contained within the Record of<br />
Protected Structures for the <strong>County</strong>. Policies contained<br />
within Volume 1 of the plan will apply.<br />
5.3 Amenities (Open Space)<br />
All new in-depth residential development schemes<br />
should incorporate sufficient good quality open space<br />
in accordance with the <strong>County</strong> Development Plan<br />
standards. In this regard, the <strong>Council</strong> will endeavour to<br />
ensure that different development interests consider<br />
the above when designing any new residential<br />
developments. The GAA pitch, (situated west of the<br />
village) and St. Pat’s football grounds (situated in the<br />
northern end of the village) are both valuable open<br />
space areas serving the local community within Rhode.<br />
The Grand Canal flows in close proximity south of<br />
Rhode village. Its natural scenic beauty lends itself to its<br />
attractiveness for recreational purposes, e.g. walking,<br />
fishing etc.<br />
5.4 Trees and Boundaries<br />
New development should ensure the protection of<br />
mature trees, hedgerows and the conservation of<br />
existing stone walls, and their integration into new<br />
development. Where the provision of new boundaries<br />
is required, these should comprise native hedgerow<br />
planting, or stone walls which consist of stone found in<br />
the locality. Where comprehensive new development<br />
occurs, it should take into account the pattern of<br />
existing hedgerows and incorporate same into layouts<br />
or plant connecting hedgerows where hedgerow<br />
removal to facilitate development works is necessary.<br />
The <strong>Council</strong> will require that all new development will<br />
respect the predominantly rural nature of the<br />
settlement, in particular through the provision of<br />
sensitive landscaping schemes. In the event that the<br />
removal of tree(s) is deemed to be necessary, it will be<br />
conditional on replacement with appropriate species.<br />
5.5 Local Issues<br />
Infrastructural Objectives<br />
a) Adequate lighting to be provided along all routes<br />
within the village boundary, over time.<br />
b) Provision of new permanent wastewater<br />
treatment plant to meet anticipated and future<br />
demands.<br />
c) Progressively underground overhead cables.<br />
d) The incremental provision of footpaths through<br />
development contributions / special development<br />
contributions or requirements for works as<br />
part of planning permissions granted is<br />
envisaged, to improve the amenities of the area.<br />
e) Access points to be provided where necessary,<br />
within the village plan.<br />
Economic Objectives<br />
a) Encourage and facilitate employment<br />
opportunities in the village, where possible,<br />
providing a realistic alternative to commuting.<br />
Environmental Objectives<br />
a) Protection of the groundwater resource within<br />
the aquifer protection area.<br />
b) Enhancement of village through physical and<br />
townscape improvements.<br />
c) Encourage redevelopment and restoration of<br />
derelict sites, in particular site north east of<br />
crossroads.<br />
d) Enhancement of gateway features and natural<br />
edges as the opportunities arise, so as to increase<br />
the sense of place and character of the village. In<br />
particular, the natural boundary (comprising<br />
shelter belt and Yellow River) on the northern<br />
fringe of the village boundary which adjoins<br />
Woodville Manor residential estate.<br />
e) Assist, where feasible, in providing attractive<br />
open space within the village and co-operate<br />
with the local community in its enhancement and<br />
improvement.<br />
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5.6 Zoning Objectives<br />
Lands within the village boundary are formally zoned<br />
under this plan. The zoning objectives are those<br />
contained within the <strong>County</strong> Development Plan 2009 –<br />
2015.<br />
In the case of ‘residential’ zoning, no maximum or<br />
minimum densities are specified in this plan. However,<br />
this zoning will accommodate the more mainstream<br />
types of development and particular regard will be had<br />
to standards contained in the <strong>County</strong> Development<br />
Plan 2009-2015, Chapter 19, Built Form and the<br />
Residential Density Guidelines, (Department of the<br />
Environment, Sept. 1999), or any reviews thereof.<br />
5.7 Map Annotation- Guidance &<br />
Requirements for Development<br />
Note<br />
Red Arrows.<br />
These indicate the preferred locations for access points<br />
to be taken into the backland areas so that they may be<br />
developed in a coherent and properly planned manner.<br />
These roads are to link up, over time to create an<br />
internal road network, which bring depth and<br />
permeability to the built environment. These indicative<br />
access points shown by the arrows are seen as the<br />
optimum points where the new network will connect<br />
with the existing.<br />
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OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
Volume 2 - Settlement Plans<br />
NOTES<br />
February 2009 | Rhode Village Plan | page 146
Volume 2 - Settlement Plans | Rhode Village Plan | February 2009
OFFALY COUNTY<br />
DEVELOPMENT PLAN<br />
2009 - 2015<br />
• RIVERSTOWN •<br />
<strong>VILLAGE</strong> PLAN<br />
2009 - 2015
OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
Volume 2 - Settlement Plans<br />
RIVERSTOWN <strong>VILLAGE</strong> PLAN<br />
1.0 GENERAL INTRODUCTION AND<br />
DEVELOPMENT CONTEXT<br />
The settlement plans stem directly from the policies<br />
and objectives contained in the <strong>County</strong> Development<br />
Plan with particular reference to Chapter 4, “Settlement<br />
Strategy” and Chapter 18, “Land Use and Zoning”. This is<br />
to facilitate the growth of a hierarchy of well-planned,<br />
sustainable and complementary settlements<br />
throughout the county presented in a consistent<br />
manner to allow ease of interpretation and<br />
implementation.<br />
Riverstown has been designated as a village within<br />
<strong>Offaly</strong>’s settlement hierarchy, as set out in Chapter 4 of<br />
the <strong>County</strong> Development Plan 2009-2015. This<br />
settlement plan along with the zoning map is seen as a<br />
specific view of the village so that development<br />
pressures can be focused and properly managed in<br />
order that the settlement can fulfil this role effectively.<br />
This village plan for Riverstown pertains to that portion<br />
of the village within Co. <strong>Offaly</strong> only. It is recognised that<br />
the bulk of services provision, development and growth<br />
within ‘Riverstown’, in its entirety, will predominantly<br />
occur within the portion of Riverstown village located<br />
in Co. Tipperary.<br />
1.1 Location<br />
Riverstown is a rural settlement located in west <strong>Offaly</strong><br />
on the N52. The <strong>Offaly</strong> / North Tipperary border runs<br />
through the centre of this settlement and follows the<br />
line of the Little Brosna River. This village is located<br />
approximately 2km southwest of the town of Birr. It is<br />
estimated that the current population within the <strong>Offaly</strong><br />
portion of this village is less than 60 persons. However,<br />
the population of the entirety of the settlement,<br />
including the area located within <strong>County</strong> Tipperary, is<br />
significantly higher than this.<br />
1.2 Settlement Form<br />
The settlement at Riverstown is very traditional in<br />
origin. The existing settlement within <strong>County</strong> <strong>Offaly</strong> is<br />
predominantly linear and is centred on the bridge over<br />
the Little Brosna River. There are currently a number of<br />
detached houses on large sites along constituent routes<br />
and a small number of semi-detached dwellings located<br />
in the centre of the portion of this village within <strong>County</strong><br />
<strong>Offaly</strong>. Further, there are also a small number of<br />
farmsteads sited within the village.<br />
The settlement has a very attractive setting, with the<br />
roads within Riverstown sloping down towards the<br />
Little Brosna River. The approach roads have views<br />
down towards the river and the well maintained streets,<br />
giving the village a quaint and rural feel.<br />
Riverstown is a predominantly low rise and very lowdensity<br />
settlement, which contains a number of<br />
different building styles.<br />
1.3 Context<br />
Riverstown has been designated as a village within<br />
<strong>Offaly</strong>’s settlement hierarchy, as set out in Chapter 4 of<br />
the <strong>County</strong> Development Plan 2009-2015. A village<br />
boundary has been identified for that portion of<br />
Riverstown Village within <strong>County</strong> <strong>Offaly</strong> and is shown<br />
on the accompanying map. This is intended to<br />
delineate an area which will consolidate development<br />
within the delineated village boundary in order to<br />
protect the residential amenity of the area.<br />
2.0 SERVICES AND SOCIAL<br />
INFRASTRUCTURE<br />
2.1 Water Supply<br />
Riverstown is currently serviced by a Public Group Water<br />
Supply Scheme. The water for this scheme is provided<br />
by the Birr Public Scheme. Permitted development will<br />
be contingent on on-going improvement works and the<br />
provision of an adequate water supply.<br />
2.2 Waste Water<br />
Riverstown is serviced by a pumping station owned and<br />
operated by North Tipperary <strong>County</strong> <strong>Council</strong>. The<br />
pumped effluent from this station is treated by the Birr<br />
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public waste water treatment facility.<br />
2.3 Other Services<br />
a) Social and Community Infrastructure<br />
The majority of services within Riverstown are located<br />
within the Co. Tipperary portion of the settlement,<br />
including a national school and gift shop, and a licensed<br />
premises / restaurant is located within the <strong>Offaly</strong><br />
portion of the village. The settlement also benefits from<br />
the services and amenities available in the larger<br />
neighbouring town of Birr.<br />
b) Roads and Transport Infrastructure<br />
Riverstown is located on the N52, southwest of the<br />
town of Birr.<br />
c) Footpaths and Lighting<br />
There are no formal footpaths at present within<br />
Riverstown. However, it is desirable that provisions be<br />
made to provide a network of footpaths, in line with<br />
future development, where feasible. Public lighting is<br />
currently provided within the settlement and it is<br />
envisaged that this too could be extended as the<br />
settlement expands.<br />
The speed limits in place within Riverstown village is<br />
currently 50 km/hr.<br />
2.4 Other Features<br />
• Overall picturesque and rural character.<br />
• Attractive approach from the east - stone walls,<br />
mature trees and views downhill towards the<br />
river and the Tipperary side of the settlement.<br />
• Ballindarra Castle (site of) - Recorded in the Sites<br />
and Monuments Record for <strong>County</strong> <strong>Offaly</strong> is of<br />
archaeological significance. The castle was in the<br />
ownership of the O’ Carroll family in 1582 and<br />
passed into the ownership of various different<br />
parties until it fell in 1848. There are no visible<br />
remains at ground level. The remains of the castle<br />
bawn still exist on the site.<br />
• Attractive mature trees in the vicinity of the Little<br />
Brosna River. Particularly attractive cluster of<br />
trees in the vicinity of the site of Ballindarra<br />
Castle.<br />
• Little Brosna River - visually attractive and a<br />
valuable amenity within the settlement.<br />
• Town bridge - attractive bridge over the Little<br />
Brosna River, constructed in natural stone with 5<br />
arches, it marks the centre of the settlement.<br />
3.0 KEY MESSAGES FOR RIVERSTOWN<br />
a) The portion of Riverstown village within <strong>County</strong><br />
<strong>Offaly</strong> shall retain its current development levels.<br />
However, the promotion of infill development<br />
and redevelopment within the development<br />
boundary is appropriate. Policies and objectives<br />
with regard to village development are contained<br />
in the <strong>County</strong> Development Plan, Volume 1,<br />
Chapter 4.<br />
b) The conservation of existing stone walls, trees<br />
and native hedgerows, and promotion of similar<br />
materials for new boundaries.<br />
c) High quality designs, which are reflective of the<br />
existing rural character of the village, without<br />
precluding high quality innovative contemporary<br />
designs.<br />
d) The conservation and protection of the Little<br />
Brosna River.<br />
e) Protection of the N52, its carrying capacity and<br />
traffic safety.<br />
f) Facilitate and encourage the development of<br />
commercial and employment opportunities<br />
within the village, where possible.<br />
g) Encourage the use of natural building and<br />
boundary materials.<br />
4.0 GENERAL DEVELOPMENT<br />
OBJECTIVES<br />
4.1 The Main Objectives Driving Village<br />
Development are as Follows:<br />
• Facilitate people to live in high quality, primarily<br />
low density housing in a rural village location.<br />
• Encourage and sustain existing services at a local<br />
level.<br />
• Reinforce the attractive rural village which exists<br />
at present by encouraging and permitting<br />
appropriate and sensitively designed redevelopment<br />
of the existing derelict buildings.<br />
• Create commercial and employment<br />
opportunities, where possible.<br />
4.2 Growth Rate<br />
The rate of growth must be in accordance with the<br />
<strong>Council</strong>’s policy on villages (Refer Volume 1, Chapter 4)<br />
and the availability of services (including physical and<br />
social provisions). It should be noted that in light of the<br />
existing physical features / constraints which exist<br />
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within that portion of this village within Co. <strong>Offaly</strong>, it is<br />
considered that the future development of Riverstown<br />
will most likely, pre-dominantly occur within that<br />
portion of the village sited within Co. Tipperary.<br />
4.3 Priorities<br />
a) Promote consolidation of development within<br />
the development boundary as shown on the<br />
accompanying plan.<br />
b) Improve the existing road network and provide<br />
footpaths, where feasible.<br />
c) Create / reinforce gateway features to engender<br />
a sense of place and delineate the village.<br />
d) Encourage and facilitate co-operation between /<br />
amongst the different development interests in<br />
order to maximise community gain, for the<br />
greater good of the settlement.<br />
4.4 Shape and Form<br />
Riverstown village will continue to be a predominantly<br />
rural settlement and small-scale infill development or<br />
redevelopment which is reflective of its rural character<br />
only will be permitted.<br />
All new development will be expected:<br />
• To comply with the land use zoning objectives<br />
contained in the <strong>County</strong> Development Plan,<br />
2009– 2015, Volume 1.<br />
• To have and illustrate an understanding of the<br />
local style and character.<br />
• To be designed and laid out in a coherent and<br />
sympathetically integrated manner, which is<br />
commensurate with the size and scale of the<br />
village.<br />
• To respect the mainly rural nature of the<br />
settlement with sensitive landscaping.<br />
• To re-use wherever possible any existing<br />
buildings / out buildings within the village<br />
boundary in order to maintain the character of<br />
the village.<br />
4.5 Design<br />
All proposals shall be consistent with the <strong>Council</strong>’s<br />
policy on design as contained in the <strong>County</strong><br />
Development Plan 2009-2015, Chapters 4 & 19.<br />
Of particular note: -<br />
Development shall be well designed with a view to<br />
maintaining and enhancing the existing attractive rural<br />
character of the village. The <strong>Council</strong> will resist<br />
inappropriate suburban styles.<br />
5.0 SPECIFIC DEVELOPMENT<br />
OBJECTIVES<br />
5.1 Archaeology<br />
It is an objective of the <strong>Council</strong> to secure the protection<br />
(i.e. preservation in situ or at a minimum protection by<br />
record) of all Recorded Monuments included in the<br />
Record of Monuments and Places as established under<br />
Section 12 of the National Monuments (Amendment)<br />
Act 1994, and their setting.<br />
5.2 Protected Structures<br />
A complete list is contained within the Record of<br />
Protected Structures for the <strong>County</strong>. Policies contained<br />
within Volume 1 of the plan will apply.<br />
5.3 Amenities (Open Space)<br />
It should be noted that whilst there is no formal public<br />
open space within the portion of Riverstown village in<br />
<strong>County</strong> <strong>Offaly</strong>, the Little Brosna River provides a<br />
valuable amenity and is also visually attractive. Further,<br />
a small area of civic open space within Riverstown<br />
located in Co. Tipperary is currently the only provision<br />
within this settlement in its entirety. It takes the form of<br />
a small paved area with seating located on the banks of<br />
the river.<br />
5.4 Trees and Boundaries<br />
An attractive and comprehensive network of old stone<br />
walls and mature hedgerow are contained within the<br />
settlement of Riverstown. Their presence contributes<br />
significantly to the attractiveness and rural character<br />
and distinctiveness of this village. It is the <strong>Council</strong>’s<br />
policy to preserve and protect these stone walls and<br />
hedgerow, insofar as is possible.<br />
New development should ensure the protection of<br />
mature trees, hedgerows and the conservation of<br />
existing stone walls, and their integration into new<br />
development. Where the provision of new boundaries<br />
are required, these should comprise native hedgerow<br />
planting, or stone walls which consist of stone found in<br />
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the locality. Where comprehensive new development<br />
occurs, it should take into account the pattern of<br />
existing hedgerows and incorporate same into layouts<br />
or plant connecting hedgerows where hedgerow<br />
removal to facilitate development works is necessary.<br />
The <strong>Council</strong> will require that all new development will<br />
respect the predominantly rural nature of the<br />
settlement, in particular through the provision of<br />
sensitive landscaping schemes. In the event that the<br />
removal of tree(s) is deemed to be necessary, it will be<br />
conditional on replacement with appropriate species.<br />
5.5 Local Issues<br />
a) The incremental provision of footpaths.<br />
b) Adequate lighting to be provided along all routes<br />
within the enclosed settlement, over time.<br />
c) Progressively underground overhead cables.<br />
d) Enhancement of ‘gateway’ features and natural<br />
edges as the opportunities arise, so as to increase<br />
the sense of place and character of the<br />
settlement.<br />
5.6 Zoning Objectives<br />
Lands within the village boundary are formally zoned<br />
under this plan. The zoning objectives are those<br />
contained within the <strong>County</strong> Development Plan 2009 –<br />
2015.<br />
In the case of ‘residential’ zoning, no maximum or<br />
minimum densities are specified in this plan. However,<br />
this zoning will accommodate the more mainstream<br />
types of development and particular regard will be had<br />
to standards contained in the <strong>County</strong> Development<br />
Plan 2009-2015, Chapter 19, Built Form and the<br />
Residential Density Guidelines, (Department of the<br />
Environment, Sept. 1999), or any reviews thereof.<br />
February 2009 | Riverstown Village Plan | page 151
OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
Volume 2 - Settlement Plans<br />
NOTES<br />
February 2009 | Riverstown Village Plan | page 152
Volume 2 - Settlement Plans | Riverstown Village Plan | February 2009
OFFALY COUNTY<br />
DEVELOPMENT PLAN<br />
2009 - 2015<br />
• SHANNONBRIDGE •<br />
<strong>VILLAGE</strong> PLAN<br />
2009 - 2015
OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
Volume 2 - Settlement Plans<br />
SHANNONBRIDGE <strong>VILLAGE</strong> PLAN<br />
1.0 GENERAL INTRODUCTION AND<br />
DEVELOPMENT CONTEXT<br />
The settlement plans stem directly from the policies<br />
and objectives contained in the <strong>County</strong> Development<br />
Plan with particular reference to Chapter 4, “Settlement<br />
Strategy” and Chapter 18, “Land Use and Zoning”. This is<br />
to facilitate the growth of a hierarchy of well-planned,<br />
sustainable and complementary settlements<br />
throughout the county presented in a consistent<br />
manner to allow ease of interpretation and<br />
implementation.<br />
Shannonbridge has been designated as a village within<br />
<strong>Offaly</strong>’s settlement hierarchy, as set out in Chapter 4 of<br />
the <strong>County</strong> Development Plan 2009 – 2015. This<br />
settlement plan along with the zoning map is seen as a<br />
specific view of the village so that development<br />
pressures can be focused and properly managed in<br />
order that the settlement can fulfil this role effectively.<br />
1.1 Location<br />
Shannonbridge (Irish: Rachra) is a small, rural village<br />
situated at the bridging point of the River Shannon in<br />
west <strong>Offaly</strong>, hence the foundation of its name. It is<br />
situated at the <strong>Offaly</strong> / Roscommon county border and<br />
is approximately 10 kilometres south of Clonmacnoise.<br />
Its location along Ireland’s largest river and its proximity<br />
to Clonmacnoise have contributed to tourism being a<br />
key factor in its local economy. It is rich in heritage and<br />
the village is flanked by an important nature<br />
conservation area – the Shannon Callows. However, the<br />
Shannon flood plain has imposed large constraints in<br />
the development of lands surrounding the existing<br />
village.<br />
According to the 2006 Census, the total population of<br />
the district electoral division of Shannonbridge was 332<br />
persons. It must be noted that a population decline of<br />
almost 6% for the DED of Shannonbridge was recorded<br />
between 2002 and 2006.<br />
1.2 Settlement Form<br />
This settlement originated as a result of its location at<br />
the bridging point of the River Shannon, with this<br />
bridge, completed in 1757, being one of the oldest over<br />
the river. The village was fortified by the British in the<br />
Napoleonic era and this is particularly evident west of<br />
the river (within Co. Roscommon), with a fort which<br />
currently (2007) functions as a restaurant.<br />
Expansion within the village in recent decades has been<br />
very slow, with the settlement predominantly linear in<br />
pattern, with little scope for backland developments,<br />
given its natural constraints.<br />
Shannonbridge is predominantly low rise and lowdensity<br />
and contains a number of different building<br />
styles, with two housing estates situated within the<br />
village.<br />
The Roman Catholic Church acts as the focal point of<br />
this village.<br />
1.3 Context<br />
Shannonbridge has been designated as a village within<br />
<strong>Offaly</strong>’s settlement hierarchy, as set out in Chapter 4 of<br />
the <strong>County</strong> Development Plan 2009 – 2015. A<br />
development boundary has been identified for<br />
Shannonbridge Village and is shown on the<br />
accompanying map. This is intended to delineate an<br />
area, which will:<br />
• Foster the creation of a more coherent<br />
settlement, with adequate critical mass to<br />
maintain / improve local service provision.<br />
• Cater for a number of small in-depth housing<br />
schemes and also commercial / employment<br />
generating development which is appropriate in<br />
terms of scale, use and location within the village.<br />
• Contain development in order to enhance the<br />
village and its setting.<br />
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2.0 SERVICES AND SOCIAL<br />
INFRASTRUCTURE<br />
2.1 Water Supply<br />
Shannonbridge is currently serviced by a public water<br />
supply which is supplied by Roscommon <strong>County</strong><br />
<strong>Council</strong>. It has been included in the rural water<br />
programme for improvements, with a proposal to<br />
extend the Clara / Ferbane public water supply to<br />
Shannonbridge.<br />
2.2 Waste Water<br />
Effluent is currently treated by an existing septic tank,<br />
which serves the village. Shannonbridge is included in<br />
the Water Services Investment Programme for 2007-<br />
2009 for upgrading of works to the existing waste water<br />
treatment facilities and is limited in terms of capacity<br />
until such upgrading is provided.<br />
2.3 Other Services<br />
a) Social and Community Infrastructure<br />
Shannonbridge village presently contains a Roman<br />
Catholic Church, community centre, 3 licensed<br />
premises, a number of grocers and a seasonal tourism<br />
information centre. A health centre building was<br />
developed in the village, but has never been functional<br />
and serves as a meeting centre for a number of<br />
organisations, whilst also containing a local library<br />
managed by the community. Recently the village’s<br />
national school closed down. The <strong>Council</strong> considers<br />
that the interim use of the school building as a<br />
community facility or training / resource centre (subject<br />
to any necessary planning permission requirements)<br />
could assist in keeping the building in use until an<br />
opportunity to revert to a school presents itself. The<br />
village’s location along the River Shannon and the<br />
provision of a quay, marina and wastewater pumpout<br />
within the village facilitate tourism.<br />
West <strong>Offaly</strong> Power Plant, with peat supplied by Bord na<br />
Mona from the nearby Blackwater Bog peatlands, is a<br />
large employer situated within the village.<br />
Shannonbridge village acts as a local centre for its<br />
community, while the nearby towns - Ballinasloe, Co.<br />
Galway and Athlone, Co. Westmeath serve as district<br />
centres for the village.<br />
b) Roads and Transport Infrastructure<br />
Shannonbridge village is located on a regional road<br />
(R357) while the R444 (Shannonbridge – Clonmacnoise<br />
Road) connects with the village to the east of the core<br />
area.<br />
New roads, which are necessary to serve in-depth<br />
development in Shannonbridge will be required to be<br />
designed and constructed to a high standard, in order<br />
to provide an attractive and safe environment. The<br />
speed limit within the village boundary is currently<br />
50kms/hr.<br />
c) Other Features<br />
• River Shannon - associated quays and marina<br />
• Tourist Information office - (seasonal opening).<br />
3.0 KEY MESSAGES FOR<br />
SHANNONBRIDGE<br />
a) Shannonbridge shall be developed in a properly<br />
planned, coherent manner centred around the<br />
existing core, so that an attractive sustainable<br />
outcome is achieved. Policies and objectives<br />
with regard to village development are<br />
contained in the <strong>County</strong> Development Plan,<br />
Volume 1, Chapter 4.<br />
b) The conservation and protection of the<br />
surrounding nature conservation areas, namely<br />
the Shannon Callows which are designated as a<br />
Natural Heritage Area (NHA), Special Area of<br />
Conservation (SAC) and Special Protection Area<br />
(SPA).<br />
c) Promotion of Shannonbridge as a local service<br />
and employment centre to create the critical<br />
mass necessary for sustaining and attracting<br />
investment and services and enhancement of its<br />
amenity potential in attracting tourism.<br />
d) Promotion of low-density linear or clustered style<br />
development within the village, with the<br />
exception of slightly tighter knit development in<br />
the core.<br />
e) Facilitate and promote an increase in residential<br />
development, where appropriate, so as to sustain<br />
the critical mass necessary in securing and/or<br />
sustaining the provision of local services.<br />
f) The conservation and integration into new<br />
development of existing stone walls, trees and<br />
native hedgerows, and promotion of similar<br />
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materials for new boundaries.<br />
g) High quality designs, which are reflective of the<br />
existing rural character of the village, without<br />
precluding high quality innovative<br />
contemporary designs.<br />
h) Promotion of natural building and boundary<br />
materials.<br />
i) Encourage sensitive re-use of protected<br />
structures or buildings, which contribute<br />
significantly to the village’s character.<br />
j) The assessment of all residential applications<br />
within the village centre will be considered as<br />
secondary in accordance with the need to<br />
reserve sites and develop opportunities for<br />
commercial development which will in turn<br />
sustain the village in the long term.<br />
4.0 GENERAL DEVELOPMENT<br />
OBJECTIVES<br />
4.1 The Main Objectives Driving Village<br />
Development are as follows:<br />
• Facilitate people to live in high quality and<br />
primarily low density housing in a rural village<br />
location.<br />
• Maintain and enhance services at a local level.<br />
• Reinforce the attractive rural village which exists<br />
at present by permitting appropriate and<br />
sensitively designed new development.<br />
• Create commercial and employment<br />
opportunities.<br />
4.2 Growth Rate<br />
The rate of growth must be in accordance with the<br />
<strong>Council</strong>’s policy on villages (Refer Volume 1, Chapter 4)<br />
and the availability of services (including physical and<br />
social provisions).<br />
4.3 Priorities<br />
a) Promote consolidation of development within<br />
the development boundary as shown on the<br />
accompanying plan.<br />
b) Protection of the village’s nature conservation<br />
areas (NHA, SAC, SPA), in particular the Shannon<br />
Callows areas which are internationally<br />
important for birdlife (in particular; the<br />
corncrake) and wild flowers.<br />
c) Improvement of the existing road network and<br />
provision of footpaths in conjunction with ongoing<br />
development.<br />
d) Create / reinforce ‘gateway’ features to engender<br />
a greater sense of place and delineate the village.<br />
e) Encourage and facilitate co-operation between /<br />
amongst the different development interests in<br />
order to maximise community gain, for the<br />
greater good of the settlement.<br />
f) If development is only forthcoming in a<br />
piecemeal fashion (i.e. along existing road<br />
frontages rather than lands identified to the ‘rear’<br />
of road frontages, special development<br />
contributions may be applied and pooled so as<br />
to facilitate the <strong>Council</strong> in providing linking<br />
infrastructure / environmental management etc.,<br />
at some time in the future.<br />
g) Examine the possibility of providing a civic<br />
greenspace.<br />
h) Facilitate future development, where suitable, in<br />
order to sustain the critical mass necessary in<br />
retaining services at a local level.<br />
i) Promotion of the village as a key tourism<br />
destination within the <strong>County</strong>.<br />
4.4 Shape and Form<br />
Shannonbridge village will continue to be a<br />
predominantly rural settlement, which is also tourism<br />
based. Development should be sensitively integrated<br />
and sympathetically reflective and respectful of this<br />
village’s existing character.<br />
All new development will be expected:<br />
• To comply with the land use zoning objectives<br />
contained in the <strong>County</strong> Development Plan,<br />
2009– 2015, Volume 1.<br />
• To have and illustrate an understanding of the<br />
local style and character.<br />
• To be designed and laid out in a coherent and<br />
sympathetically integrated manner, which is<br />
commensurate with the size and scale of this<br />
village.<br />
• To respect the mainly rural and historic nature of<br />
the settlement with sensitive landscaping.<br />
• To re-use wherever possible any existing<br />
buildings / out buildings within the village<br />
boundary in order to maintain the character of<br />
the village.<br />
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4.5 Design<br />
All proposals shall be consistent with the <strong>Council</strong>’s<br />
policy on design as contained in the <strong>County</strong><br />
Development Plan 2009-2015, Chapters 4 & 19.<br />
Of particular note: -<br />
Development shall be well designed with a view to<br />
maintaining and enhancing the existing attractive rural<br />
character of the village. The <strong>Council</strong> will resist<br />
inappropriate suburban styles.<br />
5.0 SPECIFIC DEVELOPMENT<br />
OBJECTIVES<br />
5.1 Archaeology<br />
It is an objective of the <strong>Council</strong> to secure the protection<br />
(i.e. preservation in situ or at a minimum protection by<br />
record) of all Recorded Monuments included in the<br />
Record of Monuments and Places as established under<br />
Section 12 of the National Monuments (Amendment)<br />
Act 1994, and their setting.<br />
5.2 Protected Structures<br />
A complete list is contained within the Record of<br />
Protected Structures for the <strong>County</strong>. Policies contained<br />
within Volume 1 of the plan will apply.<br />
5.3 Amenities (Open Space)<br />
All new in-depth residential development schemes<br />
should incorporate sufficient good quality open space<br />
in accordance with the <strong>County</strong> Development Plan<br />
standards. In this regard, the <strong>Council</strong> will endeavour to<br />
ensure that different development interests consider<br />
the above when designing any new residential<br />
developments.<br />
The provision of civic greenspace(s) would be<br />
significant in enhancing the aesthetic qualities of the<br />
village and providing a key recreational facility for the<br />
community of Shannonbridge. The development of one<br />
such greenspace by the community on lands east of the<br />
village which are currently in ownership by the ESB is<br />
regarded by the <strong>Council</strong> as being a positive approach in<br />
the revitalisation of the village. Furthermore,<br />
development on the area which surrounds the church<br />
(if possible) should include proposals for a substantial<br />
civic space, (See Annotation 1 in Section 5.8 below).<br />
5.3.1 The Shannon Callows<br />
The stretch of the River Shannon at Shannonbridge has<br />
a very shallow gradient which results in seasonal<br />
flooding when heavy rain occurs. The outcome of this<br />
has resulted in the formation of the Callows (wet<br />
grassland areas) which are rich in flora and fauna and<br />
internationally recognised as a nature conservation<br />
area, designated as an p(NHA) proposed Natural<br />
Heritage Area, (SAC) Special Area of Conservation and<br />
(SPA) Special Protection Area.<br />
The callows are comprised of grasses and sedges,<br />
meadowsweet, ragged robin and a number of other<br />
vegetation which, when dried out in the summer<br />
months is utilised for agricultural activity (hay cutting,<br />
grazing).<br />
The corncrake, whose species is now rare and is<br />
protected nationally, is located in the callows area and<br />
duck, gulls, swan, and breeding waders including the<br />
lapwing, redshank, curlew and sandpiper are also sited<br />
within the area. Hence, these lands are designated as a<br />
Natural Heritage Area (NHA), Special Protection Area<br />
(SPA) and Special Area of Conservation (SAC). In<br />
addition, this area is also protected through its<br />
designation as an Area of High Amenity in the <strong>County</strong>.<br />
(Refer to Chapter 15, Volume 1 <strong>County</strong> Development<br />
Plan 2009-2015, for the <strong>Council</strong>’s policies with regard to<br />
these designations).<br />
5.4 Trees and Boundaries<br />
New development should ensure the protection of<br />
mature trees, hedgerows and the conservation of<br />
existing stone walls, and their integration into new<br />
development. Where the provision of new boundaries<br />
are required, these should comprise native hedgerow<br />
planting, or stone walls which consist of stone found in<br />
the locality. Where comprehensive new development<br />
occurs, it should take into account the pattern of<br />
existing hedgerows and incorporate same into layouts<br />
or plant connecting hedgerows where hedgerow<br />
removal to facilitate development works is necessary.<br />
The <strong>Council</strong> will require that all new development will<br />
respect the predominantly rural nature of the<br />
settlement, in particular through the provision of<br />
sensitive landscaping schemes. In the event that the<br />
removal of tree(s) is deemed to be necessary, it will be<br />
conditional on replacement with appropriate species.<br />
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5.5 Local Issues<br />
a) The incremental provision of footpaths through<br />
development contributions / special<br />
development contributions or requirements for<br />
works as part of planning permissions granted is<br />
envisaged, to improve the amenities of the area.<br />
b) Adequate lighting to be provided along all routes<br />
within the village boundary, over time.<br />
c) Progressively underground overhead cables. In<br />
the case of new development, ducting will be<br />
required under new roads or new / upgraded<br />
footpaths.<br />
d) Enhancement of ‘gateway’ features and natural<br />
edges as the opportunities arise, so as to increase<br />
the sense of place and character of the village.<br />
e) Facilitate and encourage the redevelopment of<br />
dis-used and/or derelict sites within the village.<br />
f) Examine possibilities to sustain and enhance the<br />
development of tourism within the village.<br />
g) Access points to be provided where necessary,<br />
within the proposed development boundary.<br />
suitable for development due to possibility of<br />
flood risk. Any proposed development must<br />
demonstrate that it can be protected. Severe<br />
protection measures, i.e. significant raising of<br />
ground levels, which may render development<br />
inconsistent with surrounding development or<br />
result in visual obtrusiveness, may not be<br />
permitted.<br />
2. If development is to be considered on these<br />
lands, the area west of the dashed line as<br />
delineated on the accompanying map should not<br />
be included for the provision of any structures as<br />
it comprises a hill and it is considered<br />
inappropriate for such development.<br />
5.6 Zoning<br />
Lands within the village boundary are formally zoned<br />
under this plan. The zoning objectives are those<br />
contained within the <strong>County</strong> Development Plan 2009 –<br />
2015, Volume 1, Chapter 18.<br />
In the case of ‘residential’ zoning, no maximum or<br />
minimum densities are specified in this plan. However,<br />
this zoning will accommodate the more mainstream<br />
types of development and particular regard will be had<br />
to standards contained in the <strong>County</strong> Development<br />
Plan 2009-2015, Chapter 19, Built Form and the<br />
Residential Density Guidelines, (Department of the<br />
Environment, Sept. 1999), or any reviews thereof.<br />
5.7 Flooding<br />
The village of Shannonbridge is at risk from flooding as<br />
it is within the floodplain of the River Shannon. All<br />
proposed development must demonstrate to the<br />
Planning Authority that it will be protected, by design,<br />
from flood risk.<br />
5.8 Map Annotation – Guidance &<br />
Requirements for Development<br />
1. Refer to Section 5.3. of this written statement<br />
–regarding a civic / open space area.<br />
Furthermore, part of these lands may not be<br />
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OFFALY COUNTY<br />
DEVELOPMENT PLAN<br />
2009 - 2015<br />
• SHANNONHARBOUR •<br />
<strong>VILLAGE</strong> PLAN<br />
2009 - 2015
OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
Volume 2 - Settlement Plans<br />
SHANNONHARBOUR <strong>VILLAGE</strong> PLAN<br />
1.0 GENERAL INTRODUCTION AND<br />
DEVELOPMENT CONTEXT<br />
The settlement plans stem directly from the policies<br />
and objectives contained in the <strong>County</strong> Development<br />
Plan with particular reference to Chapter 4, “Settlement<br />
Strategy” and Chapter 18, “Land Use and Zoning”. This is<br />
to facilitate the growth of a hierarchy of well-planned,<br />
sustainable and complementary settlements<br />
throughout the county presented in a consistent<br />
manner to allow ease of interpretation and<br />
implementation.<br />
Shannonharbour has been designated as a village<br />
within <strong>Offaly</strong>’s settlement hierarchy, as set out in<br />
Chapter 4 of the <strong>County</strong> Development Plan 2009 –<br />
2015. This settlement plan along with the zoning map is<br />
seen as a specific view of the village so that<br />
development pressures can be focused and properly<br />
managed in order that the settlement can fulfil this role<br />
effectively.<br />
1.1 Location<br />
Shannonharbour is a very small clustered settlement,<br />
located at the terminus of the Grand Canal where it<br />
meets the River Shannon at the mouth of the River<br />
Brosna. This settlement derives its name from its<br />
strategic location at the River Shannon. It is unique, in<br />
that this settlement was purpose-built in the early<br />
1800’s, designed and developed as a transhipping<br />
centre and is arguably the most important inland<br />
harbour in the country given its strategic location in the<br />
centre of Ireland.<br />
The village is situated approximately 5 kilometres<br />
northeast of Banagher, 5 kilometres west of Cloghan<br />
and 11 kilometres southeast of Shannonbridge.<br />
According to the 2006 Census, the total population of<br />
the district electoral division of Shannonharbour was<br />
321 persons. This figure shows a decrease of over 2% in<br />
the population since 2002. However, it is estimated that<br />
the current permanent population situated within the<br />
village boundary of Shannonharbour is approximately<br />
30 persons.<br />
This plan sets the context for the limited growth of the<br />
village in order to sustain existing services, to allow<br />
limited opportunities for new residential and other<br />
development while protecting the existing character of<br />
the village and recognising the significant<br />
archaeological potential of some of lands within the<br />
settlement.<br />
1.2 Settlement Form<br />
This settlement was purpose-designed and constructed<br />
in the 19th century as a transhipping centre in the<br />
midlands, due to its strategic location along two of<br />
Ireland’s most important waterways, namely the Grand<br />
Canal and the River Shannon.<br />
It was a vibrant commercial centre at the time and<br />
comprised a bonded warehouse, customs and excise<br />
post, a large Royal Irish Constabulary barracks (which<br />
included holding cells), the Harbour Masters House,<br />
boat and barge repair dockyard and dry docks, national<br />
school, a number of taverns, smithy and livery and The<br />
Grand Hotel. Its vibrancy was attributed to the number<br />
of people who used the canal passenger barges,<br />
(estimated at over 250,000 with many of them to<br />
emigrate from Limerick or Cobh to America, Canada and<br />
Australia). Approximately 1,000 people at its peak lived<br />
in Shannonharbour and its hinterland.<br />
The development and prominence of Ireland’s road<br />
network and consequent reduction in waterways as a<br />
main mode of transport is a major contributory factor in<br />
Shannonharbour’s decline in prominence as a large<br />
settlement.<br />
Presently, the village core is located south of the canal<br />
and has developed in a linear fashion on a north-south<br />
axis. Shannonharbour also comprises a number of<br />
dilapidated buildings which are in need of restoration.<br />
The majority of these buildings are in the ownership of<br />
the north-south government body – Waterways Ireland.<br />
Shannonharbour is a predominantly low rise and very<br />
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low-density settlement which is vernacular in design.<br />
Griffin Bridge over the Grand Canal acts as the focal<br />
point of the village. Physical expansion of the village is<br />
constrained given the villages’ location close to the<br />
Shannon callows area which are liable to flood<br />
regularly. A recent development ‘An Caladh’ which<br />
comprises 8 detached private dwellings is situated<br />
north of the canal. It is evident that some pressure for<br />
‘one-off’residential developments in the environs along<br />
the constituent roads, particularly the Shannonharbour<br />
– Moystown Road has prevailed in recent decades.<br />
1.3 Context<br />
Shannonharbour has been designated as a village<br />
within <strong>Offaly</strong>’s settlement hierarchy, as set out in<br />
Chapter 4 of the <strong>County</strong> Development Plan 2009 –<br />
2015. A development boundary has been identified for<br />
Shannonharbour Village and is shown on the<br />
accompanying map. This is intended to delineate an<br />
area, which will:<br />
• Foster the creation of a more coherent<br />
settlement, with adequate critical mass to<br />
maintain/improve local service provision.<br />
• Cater for a number of small in-depth housing<br />
schemes and also commercial / employment<br />
generating development which is appropriate in<br />
terms of scale, use and location within the<br />
village.<br />
• Contain development in order to enhance the<br />
village and its setting.<br />
2.0 SERVICES AND SOCIAL<br />
INFRASTRUCTURE<br />
2.1 Water Supply<br />
Shannonharbour is serviced by the Clara / Ferbane<br />
public water supply, which is available to serve<br />
development within the village.<br />
2.2 Waste Water<br />
There is a wastewater treatment plant in this village<br />
which has a capacity of 200PE (population equivalent)<br />
and is available to serve development within<br />
Shannonharbour.<br />
2.3 Other Services<br />
a) Social and Community Infrastructure<br />
Shannonharbour has 2 licensed premises, self-catering<br />
accommodation, and a local grocer. The local post office<br />
service (which operated within the grocers) has ceased<br />
operation.<br />
Banagher town, located within 5 kilometres of<br />
Shannonharbour, acts as a local service centre for the<br />
residents of the village.<br />
b) Roads and Transport Infrastructure<br />
This village is located on a local county road which is<br />
connected to the R356 Banagher to Cloghan Road to<br />
the south of the village and to the R357 Cloghan to<br />
Shannonbridge Road north of the village. As<br />
development occurs, subject to site suitability, access<br />
ways to backlands may be required to allow for<br />
comprehensive, orderly development within the village<br />
boundary. New roads, which are necessary to serve indepth<br />
development in Shannonharbour will be<br />
required to be designed and constructed to a high<br />
standard, in order to provide an attractive and safe<br />
environment.<br />
There is a 50km speed limit in place in the village. A<br />
dismantled railway which formerly linked<br />
Clonmacnoise, and Ferbane with Banagher lies to the<br />
southeast of this village.<br />
c) Other Features<br />
• Grand Canal and its banks - attractiveness for<br />
boating and walks.<br />
• Amenity areas to west side of village, north and<br />
south of canal.<br />
• River Shannon - to west of village.<br />
• Mooring area for boats - both from the River<br />
Shannon and the Grand Canal.<br />
• Attractive planting and landscaping - at various<br />
locations throughout the village.<br />
3.0 KEY MESSAGES FOR<br />
SHANNONHARBOUR<br />
a) Shannonharbour shall be developed in a<br />
properly planned coherent manner with the area<br />
south of Griffith Bridge as its focal point so that<br />
an attractive sustainable outcome is achieved.<br />
Policies and objectives with regard to village<br />
development are contained in the <strong>County</strong><br />
Development Plan, Volume 1, Chapter 4.<br />
b) Promotion of the restoration and development of<br />
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key sites which have been in disuse in recent<br />
decades. Also, promotion of current potential of<br />
amenity areas alongside the Grand Canal.<br />
c) Promotion of this area as a tourism village, with<br />
its service base facilitated by the nearby town of<br />
Banagher.<br />
d) High quality designs which are reflective of the<br />
existing rural character of the village, without<br />
precluding high quality innovative<br />
contemporary designs. Layouts, location of<br />
development, buildings and boundary materials<br />
to be appropriate in order that such<br />
development can be successfully integrated into<br />
this historic and attractive settlement.<br />
e) The conservation and integration into new<br />
development of existing stone walls, trees and<br />
native hedgerows, and promotion of similar<br />
materials for new boundaries.<br />
f) Facilitate and encourage the development of<br />
commercial and employment opportunities<br />
which are necessary in sustaining its tourism<br />
base.<br />
g) Encourage the use of natural building and<br />
boundary materials.<br />
4.0 GENERAL DEVELOPMENT<br />
OBJECTIVES<br />
4.1 The Main Objectives Driving Village<br />
Development are as follows:<br />
• Facilitate people to live in high quality and<br />
primarily low density housing in a rural village<br />
location.<br />
• Maintain and enhance services at a local level.<br />
• Reinforce the attractive rural village which exists<br />
at present by permitting appropriate and<br />
sensitively designed new development.<br />
• Create commercial and employment<br />
opportunities.<br />
4.2 Growth Rate<br />
The rate of growth must be in accordance with the<br />
<strong>Council</strong>’s policy on villages (Refer to Volume 1, Chapter<br />
4) and the availability of services (including physical<br />
and social provisions).<br />
4.3 Priorities<br />
a) Promote consolidation of development within<br />
the development boundary as shown on the<br />
accompanying plan.<br />
b) Promote Shannonharbour as a tourism village<br />
within the <strong>County</strong>.<br />
c) Protection and promotion of the Shannon<br />
Callows as a nature conservation area.<br />
d) Encourage and assist Waterways Ireland where<br />
feasible, with the restoration and future<br />
development of key sites which are in their<br />
ownership.<br />
e) Improvement of the existing road network and<br />
provision of footpaths in conjunction with ongoing<br />
development.<br />
f) Create / reinforce ‘gateway’ features to engender<br />
a greater sense of place and delineate the village.<br />
g) Encourage and facilitate co-operation between/<br />
amongst the different development interests in<br />
order to maximise community gain, for the<br />
greater good of the settlement.<br />
h) If development is only forthcoming in a<br />
piecemeal fashion, (i.e. along existing road<br />
frontages rather than lands identified to the ‘rear’<br />
of road frontages, special development<br />
contributions may be applied and pooled so as to<br />
facilitate the <strong>Council</strong> in providing linking<br />
infrastructure / environmental management etc.,<br />
at some time in the future.<br />
i) Encourage and facilitate the implementation of<br />
the Masterplan prepared for Shannonharbour<br />
(Scott Wilson, 2008), where feasible.<br />
4.4 Shape and Form<br />
Shannonharbour will continue to be a small rural<br />
settlement, with a significant emphasis on tourism.<br />
Natural constraints which exist restrict development<br />
within the village. However, it is envisaged that the redevelopment<br />
and re-utilisation of existing derelict<br />
buildings situated within the western portion of the<br />
proposed village boundary, and the backlands area<br />
within the eastern portion of the proposed village<br />
boundary, will engender a greater sense of place within<br />
this village and increase its potential as both a tourism<br />
village and sustainable settlement.<br />
All new development will be expected:<br />
• To comply with the land use zoning objectives<br />
contained in the <strong>County</strong> Development Plan,<br />
2009– 2015, Volume 1.<br />
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• To have and illustrate an understanding of the<br />
local style and character.<br />
• To be designed and laid out in a coherent and<br />
sympathetically integrated manner, which is<br />
commensurate with the size and scale of this<br />
village.<br />
• To respect the mainly rural and historic nature of<br />
the settlement with sensitive landscaping.<br />
• To re-use wherever possible any existing<br />
buildings / out buildings within the village<br />
boundary in order to maintain the character of<br />
the village.<br />
4.5 Design<br />
All proposals shall be consistent with the <strong>Council</strong>’s<br />
policy on design as contained in the <strong>County</strong><br />
Development Plan 2009-2015, Chapters 4 & 19.<br />
Of particular note: -<br />
Development shall be well designed with a view to<br />
maintaining and enhancing the existing attractive rural<br />
character of the village. The <strong>Council</strong> will resist<br />
inappropriate suburban styles.<br />
5.0 SPECIFIC DEVELOPMENT<br />
OBJECTIVES<br />
5.1 Archaeology<br />
It is an objective of the <strong>Council</strong> to secure the protection<br />
(i.e. preservation in situ or at a minimum protection by<br />
record) of all Recorded Monuments included in the<br />
Record of Monuments and Places as established under<br />
Section 12 of the National Monuments (Amendment)<br />
Act 1994, and their setting.<br />
5.2 Protected Structures<br />
A complete list is contained within the Record of<br />
Protected Structures for the <strong>County</strong>. Policies contained<br />
within Volume 1 of the plan will apply.<br />
5.3 Amenities (Open Space)<br />
Shannonharbour village is rich in natural amenities, and<br />
is located at the terminus of the Grand Canal where it<br />
joins the River Shannon at the mouth of the River<br />
Brosna. Its banks are attractively landscaped and its<br />
natural scenic beauty lends itself to its attractiveness for<br />
canal side walks and boat trips. An opportunity may<br />
exist for the provision a footpath from the hard<br />
standing area on the north side of the canal to the<br />
towpath, to allow a walk from the village to the 34th<br />
lock and back along the south side, i.e. to form a circular<br />
walk.<br />
All new in-depth residential development schemes<br />
should incorporate sufficient good quality open space<br />
in accordance with the <strong>County</strong> Development Plan<br />
standards. In this regard, the <strong>Council</strong> will endeavour to<br />
ensure that different development interests consider<br />
the above when designing any new residential<br />
developments.<br />
5.3.1 The Shannon Callows<br />
The formation of the Callows (wet grassland areas)<br />
along the banks of the Shannon are resultant of<br />
seasonal flooding. The callows are internationally<br />
recognised as a nature conservation area, rich in flora<br />
and fauna. They are comprised of grasses and sedges,<br />
meadowsweet, ragged robin and a number of other<br />
vegetations which, when dried out in the summer<br />
months are utilised for agricultural activity (hay cutting,<br />
grazing). The corncrake whose species is now rare and<br />
protected nationally, is located in the callows area and<br />
duck, gulls, swan, and breeding waders including the<br />
lapwing, redshank, curlew and sandpiper are also sited<br />
within the area.<br />
Hence, these lands are designated as a Natural Heritage<br />
Area (NHA), Special Protection Area (SPA) and Special<br />
Area of Conservation (SAC). In addition, this area is also<br />
protected through its designation as an Area of High<br />
Amenity in the <strong>County</strong>. (Refer to <strong>County</strong> Development<br />
Plan, Volume I for the <strong>Council</strong>’s policies with regard to<br />
these designations).<br />
5.3.2 The Grand Canal<br />
The Grand Canal which runs through Shannonharbour<br />
village is very significant both as an amenity and<br />
recreational area, as well as being an important link<br />
between the canal system and the Shannon Waterways.<br />
The <strong>County</strong> Development Plan, Volume I outlines the<br />
<strong>Council</strong>’s policy as regards the Grand Canal. In general, it<br />
is <strong>Council</strong> policy that the canal system is protected and<br />
is sensitive to large development structures, however, in<br />
the case of Shannonharbour, due cognisance will be<br />
afforded to the restoration and redevelopment of the<br />
protected structures which currently lie derelict along /<br />
within proximity to the Grand Canal.<br />
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5.4 Trees and Boundaries<br />
New development should ensure the protection of<br />
mature trees, hedgerows and the conservation of<br />
existing stone walls, and their integration into new<br />
development. Where the provision of new boundaries<br />
are required, these should comprise native hedgerow<br />
planting, or stone walls which consist of stone found in<br />
the locality. Where comprehensive new development<br />
occurs, it should take into account the pattern of<br />
existing hedgerows and incorporate same into layouts<br />
or plant connecting hedgerows where hedgerow<br />
removal to facilitate development works is necessary.<br />
The <strong>Council</strong> will require that all new development will<br />
respect the predominantly rural nature of the<br />
settlement, in particular through the provision of<br />
sensitive landscaping schemes. In the event that the<br />
removal of tree(s) is deemed to be necessary, it will be<br />
conditional on replacement with appropriate species.<br />
5.5 Local issues<br />
a) The incremental provision of footpaths through<br />
development contributions / special<br />
development contributions or requirements for<br />
works as part of planning permissions granted is<br />
envisaged, to improve the amenities of the area.<br />
b) Adequate lighting to be provided along all routes<br />
within the village boundary, over time.<br />
c) Progressively underground overhead cables. In<br />
the case of new development, ducting will be<br />
required under new roads or new / upgraded<br />
footpaths.<br />
d) Enhancement of ‘gateway’ features and natural<br />
edges as the opportunities arise, so as to increase<br />
the sense of place and character of the village.<br />
e) Protection of the Grand Canal and its associated<br />
amenities.<br />
f) Facilitate and encourage the redevelopment of<br />
dis-used and/or derelict sites within the village.<br />
g) Examine possibilities to sustain and enhance the<br />
development of tourism within the village.<br />
h) Access points to be provided where necessary,<br />
within the proposed development boundary.<br />
5.6 Zoning<br />
Lands within the village boundary are formally zoned<br />
under this plan. The zoning objectives are those<br />
contained within the <strong>County</strong> Development Plan 2009 –<br />
2015.<br />
In the case of ‘residential’ zoning, no maximum or<br />
minimum densities are specified in this plan. However,<br />
this zoning will accommodate the more mainstream<br />
types of development and particular regard will be had<br />
to standards contained in the <strong>County</strong> Development<br />
Plan 2009-2015, Chapter 19, Built Form and the<br />
Residential Density Guidelines, (Department of the<br />
Environment, Sept. 1999), or any reviews thereof.<br />
5.7 Flooding<br />
The village of Shannonharbour is at risk from flooding<br />
as it is within the Shannon floodplain. All development<br />
must demonstrate to the Planning Authority that it will<br />
be protected, by design, from flood risk.<br />
5.8 Map Annotation – Guidance &<br />
Requirements for Development<br />
1. <strong>Offaly</strong> <strong>County</strong> <strong>Council</strong> will facilitate and<br />
encourage the re-development of existing<br />
derelict sites which are currently in the<br />
ownership of Waterways Ireland, where feasible.<br />
In particular, further delineation of roadways,<br />
grassed areas, managing formal recreation areas,<br />
redevelopment of dry docks etc. would benefit<br />
the area.<br />
2. This backland area should, when proposed for<br />
development, be subject to a masterplan.<br />
Development should not take place along the<br />
boundary between these lands and the Grand<br />
Canal. Rather, the area inside (south) of the<br />
natural hedgerow / trees should be utilised as a<br />
linking open space area between the Grand<br />
Canal area boundary and the lands, with only<br />
pedestrian access between the two. Very<br />
significant boundary planting must form part of<br />
all development proposals. This will serve to<br />
‘soften’the transition between the village and the<br />
open countryside, as the area included within the<br />
proposed village boundary in this area does not<br />
follow field boundaries.<br />
3. The Grand Canal – The <strong>Council</strong> will encourage<br />
and facilitate canal related development, whilst<br />
protecting its scenic amenity qualities.<br />
February 2009 | Shannonharbour Village Plan | page 164
Volume 2 - Settlement Plans | Shannonharbour Village Plan | February 2009
OFFALY COUNTY<br />
DEVELOPMENT PLAN<br />
2009 - 2015<br />
• SHINRONE •<br />
<strong>VILLAGE</strong> PLAN<br />
2009 - 2015
OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
Volume 2 - Settlement Plans<br />
SHINRONE <strong>VILLAGE</strong> PLAN<br />
1.0 GENERAL INTRODUCTION AND<br />
DEVELOPMENT CONTEXT<br />
The settlement plans stem directly from the policies<br />
and objectives contained in the <strong>County</strong> Development<br />
Plan with particular reference to Chapter 4, “Settlement<br />
Strategy” and Chapter 18, “Landuse and Zoning”. This is<br />
to facilitate the growth of a hierarchy of well-planned,<br />
sustainable and complementary settlements<br />
throughout the county presented in a consistent<br />
manner to allow ease of interpretation and<br />
implementation.<br />
Shinrone has been designated as a village within<br />
<strong>Offaly</strong>’s settlement hierarchy, as set out in Chapter 4 of<br />
the <strong>County</strong> Development Plan 2009 – 2015. This<br />
settlement plan along with the zoning map is seen as a<br />
specific view of the town so that development<br />
pressures can be focused and properly managed in<br />
order that the settlement can fulfil this role effectively.<br />
1.1 Location<br />
Shinrone is a well-established village located at a<br />
confluence of routes, namely the R492 Birr road, R491<br />
Roscrea Road and two minor routes. It is approximately<br />
49km from Tullamore, 13.5 km from Birr and 11km from<br />
Roscrea.<br />
During the period from 1996 to 2006, the population of<br />
Shinrone rose by 112 people (23%) from 479 to 591<br />
people, with the bulk of this growth occurring between<br />
2002-2006 i.e. from 488 persons to 591 persons.<br />
There has been pressure for new residential<br />
development in the village with some 69 units built or<br />
under construction (2002-2007 with evidence of<br />
continuing pressure (Nov 2007)). A nursing home and<br />
associated sheltered housing complex has also been<br />
completed. Shinrone is seen as a local service area for<br />
the surrounding area.<br />
1.2 Settlement Form<br />
The original settlement is likely to have developed as a<br />
small cluster at the junction with subsequent expansion<br />
being mainly linear development along the constituent<br />
roads. Some of the newer developments are rather<br />
suburban in style. This settlement is low rise and low<br />
density, with a number of different building styles in<br />
evidence. The original well-defined core has a slightly<br />
tighter grain and contains the majority of “village &<br />
centre” uses.<br />
1.3 Context<br />
Shinrone has been designated as a village within<br />
<strong>Offaly</strong>’s settlement hierarchy, as set out in Chapter 4,<br />
Settlement Strategy of the <strong>County</strong> Development Plan<br />
2009-2015. A development boundary has been<br />
identified for Shinrone and is shown along with<br />
proposed zoning etc, on the accompanying map. It is<br />
intended that the area delineated will: -<br />
• Foster the creation of a more coherent<br />
settlement, with adequate critical mass to<br />
maintain / improve local service provision.<br />
• Ensure that the village does not expand at a rate,<br />
which might adversely affect its character.<br />
• Cater for a number of small in-depth housing,<br />
commercial and employment developments,<br />
which are appropriate in terms of scale, use and<br />
location within the village.<br />
• Contain development in order to enhance the<br />
village and its setting.<br />
2.0 SERVICES AND SOCIAL<br />
INFRASTRUCTURE<br />
2.1 Water Supply<br />
A public water supply is available to serve development<br />
within the village.<br />
2.2 Waste Water<br />
The village is served by a network of sewers either in the<br />
roads or running through rear curtilages. The waste<br />
water treatment plant lies to the south west of the<br />
village and discharges its effluent into the Little Brosna<br />
River. This treatment plant will require upgrading to<br />
accommodate further significant levels of<br />
development.<br />
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2.3 Other Services<br />
a) Social and Community Infrastructure.<br />
Shinrone has a good base of social & community<br />
facilities serving both the village and its surrounding<br />
area. Within the plan boundary, there is (in 2007):<br />
• 3 Churches (R.C., C.O.I, Methodist)<br />
• Petrol filling station/supermarket<br />
• Post office<br />
• Library<br />
• Farm supplies shop<br />
• 4 Licensed Premises<br />
• National School<br />
• Health Centre<br />
• Nursing Home<br />
• Community Hall<br />
• Garda Station<br />
b) Roads<br />
Shinrone is located on the junctions of the R492/R491.<br />
Two county roads in the village connect Shinrone to the<br />
N62 and to the N52 in Co. Tipperary. Shinrone is<br />
therefore well connected by road and within easy<br />
commuting distance of Birr and Roscrea. It is therefore<br />
on an important link in the network at both county and<br />
subregional levels.<br />
With the implementation of the settlement strategy in<br />
the <strong>County</strong> Development Plan consolidating Shinrone,<br />
there will be an increase in traffic. This may lead to the<br />
requirement for improving the road network over time.<br />
Any roads, which are necessary to serve in-depth<br />
development in Shinrone, will be required to be<br />
designed and constructed to a high standard, in order<br />
to provide an attractive and safe environment. While<br />
these will be provided by separate developments it is<br />
intended that over time, they will evolve into an<br />
integrated network of routes allowing movement<br />
around and through the village. This will require<br />
adjoining landowners / development interests to cooperate<br />
at an early stage.<br />
c) Footpaths<br />
Footpath provision is generally very good.<br />
3.0 KEY MESSAGES FOR SHINRONE<br />
a) Shinrone shall be developed in a properly<br />
planned coherent manner centred around the<br />
existing core, so that an attractive sustainable<br />
outcome is achieved. Policies and objectives<br />
with regard to village development are<br />
contained in the <strong>County</strong> Development Plan<br />
2009-2015, Chapter 4, Settlement Strategy.<br />
b) Promotion of low-density clustered style<br />
development within the village, with the<br />
exception of slightly tighter knit development in<br />
the core.<br />
c) Avoidance of excessive residential growth where<br />
such growth would precede the provision of<br />
adequate services, or adversely affect the village’s<br />
rural character.<br />
d) Promotion of Shinrone as a local service and<br />
employment centre to create the critical mass<br />
necessary for maintaining and attracting<br />
investment and services.<br />
e) The conservation and integration into new<br />
development of existing stone walls, trees and<br />
native hedgerows, and promotion of similar<br />
materials for new boundaries.<br />
f) High quality designs, which are reflective of the<br />
existing rural character of the village, without<br />
precluding high quality innovative<br />
contemporary designs.<br />
g) Promotion of natural building and boundary<br />
materials.<br />
4.0 GENERAL DEVELOPMENT<br />
OBJECTIVES<br />
4.1 The Main Objectives Driving Village<br />
Development are as Follows:<br />
• Facilitate people to live in high quality and<br />
primarily low density housing in a rural village<br />
location.<br />
• Maintain and enhance services at a local level.<br />
• Reinforce the attractive rural village, which exists<br />
at present by permitting appropriate and<br />
sensitively designed new development.<br />
• Create commercial and employment<br />
opportunities.<br />
4.2 Growth Rate<br />
The rate of growth will be regulated by the capacity and<br />
availability of physical and social infrastructure.<br />
Furthermore, development both in scale and rate shall<br />
not be allowed to take place at the expense of the<br />
village’s character. See <strong>County</strong> Development Plan 2009-<br />
2015, Chapter 4, Settlement Strategy.<br />
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4.3 Priorities<br />
a) Promotion and consolidation of development<br />
within the development boundary as shown on<br />
the accompanying plan.<br />
b) Improvement of the existing road network and<br />
provision of footpaths, particularly where<br />
existing development is not served by footpaths,<br />
in conjunction with on-going development.<br />
c) Create / reinforce ‘gateway’ features to engender<br />
a sense of place and delineate the village.<br />
d) Encourage and facilitate co-operation between /<br />
amongst the different development interests in<br />
order to maximise community gain, for the<br />
greater good of the settlement.<br />
e) If development is only forthcoming in a<br />
piecemeal fashion, (i.e. along existing road<br />
frontages rather than lands identified to the ‘rear’<br />
of road frontages), special development<br />
contributions may be applied and pooled so as<br />
to facilitate the <strong>Council</strong> in providing linking<br />
infrastructure / environmental management etc.,<br />
at some time in the future.<br />
4.4 Shape and Form<br />
The village as proposed within the development<br />
boundary, as shown on the accompanying plan will<br />
result in a relatively compact settlement, laid out in a<br />
rectangular manner, utilising the existing roads, with<br />
new internal roads required to open up backland areas.<br />
These roads will also act as linking and connecting<br />
vehicular / pedestrian infrastructure for the village as a<br />
whole, thus allowing movement around and through<br />
the built fabric.<br />
The existing older part of the village at the crossroads<br />
acts as the ‘core’ and will accommodate a mixture of<br />
uses, for example, commercial, residential,<br />
entertainment, employment etc. The <strong>Council</strong> will<br />
encourage an urban design led refurbishment and<br />
traffic calming of the centre when the internal road<br />
network progresses (see section 5.7).<br />
All new development will be expected:<br />
• To comply with the land use zoning objectives<br />
contained in the <strong>County</strong> Development Plan,<br />
2009 –2015.<br />
• To have and illustrate an understanding of the<br />
local style and character.<br />
• To be designed and laid out in a coherent and<br />
sympathetically integrated manner, which is<br />
commensurate with the size and scale of this<br />
village.<br />
• To respect the mainly rural nature of the<br />
settlement with sensitive landscaping.<br />
4.5 Design<br />
All proposals shall be consistent with the <strong>Council</strong>’s<br />
policy on design as contained in the <strong>County</strong><br />
Development Plan 2009-2015, Chapters 4 & 19.<br />
Of particular note:-<br />
Development shall be well designed with a view to<br />
maintaining and enhancing the attractive rural<br />
character of the village. The <strong>Council</strong> will resist<br />
inappropriate suburban styles.<br />
5.0 SPECIFIC DEVELOPMENT<br />
OBJECTIVES<br />
5.1 Archaeology<br />
It is an objective of the <strong>Council</strong> to secure the protection<br />
(i.e. preservation in situ or at a minimum protection by<br />
record) of all Recorded Monuments included in the<br />
Record of Monuments and Places as established under<br />
Section 12 of the National Monuments (Amendment)<br />
Act 1994, and their setting. There are three national<br />
monuments situated within the plan boundary.<br />
5.2 Protected Structures<br />
A complete list is contained within the Record of<br />
Protected Structures for the <strong>County</strong>. Policies contained<br />
within Volume 1 of the plan will apply.<br />
5.3 Amenities (Open Space)<br />
All new in-depth residential development schemes<br />
should incorporate sufficient good quality open space<br />
in accordance with the <strong>County</strong> Development Plan<br />
standards. In this regard, the <strong>Council</strong> will endeavour to<br />
ensure that different development interests consider<br />
the above when designing any new residential, or other<br />
developments, for example by requiring the<br />
formulation of a master plan or plans, in accordance<br />
with the policies contained in the <strong>County</strong> Development<br />
Plan 2009-2015, Chapter 4, Settlement Strategy.<br />
5.4 Trees and Boundaries<br />
New development should ensure the protection of<br />
mature trees, hedgerows and the conservation of<br />
existing stonewalls, and their integration into new<br />
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OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
Volume 2 - Settlement Plans<br />
development. Where the provision of new boundaries<br />
are required, these should comprise native hedgerow<br />
planting, or stone walls which consist of stone found in<br />
the locality. Where comprehensive new development<br />
occurs, it should take into account the pattern of<br />
existing hedgerows and incorporate same into layouts<br />
or plant connecting hedgerows where hedgerow<br />
removal to facilitate development works is necessary.<br />
The <strong>Council</strong> will require that all new development<br />
respect both the tight urban grain of the central core<br />
and the looser more rural nature of the back lands. This<br />
should be achieved by recognising the design cues of<br />
the former and by sensitive landscaping of the latter. In<br />
the event that the removal of tree(s) is deemed to be<br />
necessary, it will be conditional on replacement with<br />
appropriate species.<br />
5.5 Local issues<br />
a) The incremental provision of footpaths on both<br />
sides of roads, through requirements for works as<br />
part of planning permissions granted, or by way<br />
of development contributions is envisaged, to<br />
improve the amenities of the area.<br />
b) Adequate lighting to be provided along all routes<br />
within the village boundary, over time.<br />
c) Progressively underground overhead cables. In<br />
the case of new development, ducting will be<br />
required under new roads or new / upgraded<br />
footpaths.<br />
d) Access points to be provided where necessary, in<br />
the village.<br />
5.7 Map Annotation – Guidance &<br />
Requirements for Development<br />
1. The arrows shown in this area should join up over<br />
time to create an internal road network which<br />
will bring permeability to the overall<br />
development and provide a northern distributor<br />
route.<br />
Note<br />
Red Arrows.<br />
These indicate the preferred locations for access points<br />
to be taken into the backland areas so that they may be<br />
developed in a coherent and properly planned manner.<br />
Use of some or all of these points should, over time,<br />
create an internal road network, which will bring depth<br />
and permeability to the built environment.<br />
These indicative access points shown by the arrows are<br />
seen as the optimum points where the new network will<br />
connect with the existing. Space should be reserved at<br />
points indicated for possible future roundabouts /<br />
junction improvements.<br />
5.6 Zoning<br />
Lands within the village boundary are formally zoned<br />
under this plan. The zoning objectives are those<br />
contained within the <strong>County</strong> Development Plan 2009 –<br />
2015, Chapter 18, “Land Use and Zoning”.<br />
In the case of ‘residential’ zoning, no maximum or<br />
minimum densities are specified in this plan. However,<br />
this zoning will accommodate the more mainstream<br />
types of development and particular regard will be had<br />
to standards contained in the <strong>County</strong> Development<br />
Plan 2009-2015, Chapter 19, Built Form and the<br />
Residential Density Guidelines, (Department of the<br />
Environment, Sept. 1999), or any reviews of the above.<br />
February 2009 | Shinrone Village Plan | page 169
OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
Volume 2 - Settlement Plans<br />
NOTES<br />
February 2009 | Shinrone Village Plan | page 170
Volume 2 - Settlement Plans | Shinrone Village Plan | February 2009
OFFALY COUNTY<br />
DEVELOPMENT PLAN<br />
2009 - 2015<br />
• WALSH ISLAND •<br />
<strong>VILLAGE</strong> PLAN<br />
2009 - 2015
OFFALY COUNTY DEVELOPMENT PLAN 2009 - 2015<br />
Volume 2 - Settlement Plans<br />
WALSH ISLAND <strong>VILLAGE</strong> PLAN<br />
1.0 GENERAL INTRODUCTION AND<br />
DEVELOPMENT CONTEXT<br />
The settlement plans stem directly from the policies<br />
and objectives contained in the <strong>County</strong> Development<br />
Plan with particular reference to Chapters 4,<br />
“Settlement Strategy” and 18, “Land Use and Zoning”.<br />
This is to facilitate the growth of a hierarchy of wellplanned,<br />
sustainable and complementary settlements<br />
throughout the county presented in a consistent<br />
manner to allow ease of interpretation and<br />
implementation.<br />
Walsh Island has been designated as a village within<br />
<strong>Offaly</strong>’s settlement hierarchy, as set out in Chapter 4 of<br />
the <strong>County</strong> Development Plan 2009-2015. This<br />
settlement plan along with the zoning map is seen as a<br />
specific view of the village so that development<br />
pressures can be focused and properly managed in<br />
order that the settlement can fulfill this role effectively.<br />
1.1 Location<br />
Walsh Island is located 20kms east of Tullamore and<br />
12kms north of Portarlington. The settlement straddles<br />
the boundary of the Rathfeston and Raheenakeeran<br />
DEDs and the 2006 Census states these areas<br />
populations as 381 and 388 persons respectively.<br />
However, it is estimated that the population within the<br />
village boundary (see plan) is approximately 450 with a<br />
further 50 in the immediate environs.<br />
Walsh Island is the local services centre for the<br />
residential community of the village itself and its<br />
surrounding rural hinterland. Pressures from the<br />
Greater Dublin Area and overspill from Edenderry have<br />
seen an increase in development pressure within this<br />
area since 2000.<br />
1.2 Settlement Form<br />
The original settlement was basically “ribbon<br />
development” alongside the road with the Church<br />
approximately in the middle. Later development,<br />
mainly housing, while continuing this linear style also<br />
created a number of “culs-de-sac” accessed from the<br />
existing road. There has also been some growth around<br />
the Church, school, shop, public house and this could be<br />
described as the centre of the settlement. In the main,<br />
development is low rise and low density with a number<br />
of different building styles in evidence.<br />
1.3 Context<br />
Walsh Island has been designated as a village within<br />
<strong>Offaly</strong>’s settlement hierarchy, as set out in the <strong>County</strong><br />
Development Plan 2009-2015. A development<br />
boundary has been identified for Walsh Island and is<br />
shown on the accompanying map. It is intended that<br />
the area delineated will: -<br />
• Foster the creation of a more coherent<br />
settlement with adequate critical mass to<br />
maintain / improve local service provision.<br />
• Cater for a number of small in-depth housing<br />
schemes and also commercial development,<br />
which is appropriate in terms of scale, use and<br />
location within the village.<br />
• Contain development in order to bring some<br />
form to the settlement and engender a sense of<br />
place.<br />
2.0 SERVICES & SOCIAL<br />
INFRASTRUCTURE<br />
2.1 Water Supply<br />
Walsh Island is serviced by a public water supply the<br />
source for which is at the northern end of the<br />
settlement. All new developments shall be connected<br />
to the public mains. Where a development proposal<br />
precedes adequate availability of water supply, special<br />
development contributions will apply to facilitate the<br />
necessary improvement works. Walsh Island is in the<br />
Water Services Investment Programme (2007-2009).<br />
2.2 Waste Water<br />
The village is served by a main sewer running along the<br />
road through the village, which picks up the<br />
development on either side, and terminates in the<br />
waste water treatment plant at the north east of the<br />
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Volume 2 - Settlement Plans<br />
village. The plants capacity is 340PE and it is currently<br />
operating at this capacity. Consequently it is being<br />
investigated as part of the assessment of needs (2007-<br />
2014) programme.<br />
2.3 Other Services<br />
a) Social and Community Infrastructure.<br />
Walsh Island has a small base of such facilities serving<br />
both the settlement and the surrounding area. The<br />
following services/facilities are currently (2007) located<br />
within the plan boundary (2007):<br />
• Church (R.C.)<br />
• Shop<br />
• Post Office/Shop<br />
• Licensed Premises<br />
• National School<br />
• GAA Facility<br />
b) Roads<br />
New roads, which are necessary to serve in-depth<br />
development in Walsh Island, will be required to be<br />
designed and constructed to a high standard, in order<br />
to provide an attractive and safe environment. While<br />
these will be provided by separate developments it is<br />
intended that over time, they will evolve into an<br />
integrated network of routes allowing movement<br />
around and through the village. This will require<br />
adjoining landowners / development interests to cooperate<br />
at an early stage.<br />
c) Footpaths<br />
Footpath provision and street lighting is uncoordinated<br />
and relatively poor.<br />
3.0 KEY MESSAGES FOR WALSH ISLAND<br />
a) Walsh Island shall be developed in a properly<br />
planned coherent manner centred around the<br />
existing embryonic core, (see 4.4) so that an<br />
attractive sustainable outcome is achieved.<br />
Policies and objectives with regard to village<br />
development are contained in the <strong>County</strong><br />
Development Plan 2009-2015.<br />
b) Promotion of low-density clustered style<br />
development within the village, with the<br />
exception of slightly tighter knit development to<br />
help delineate the “core” area at location shown<br />
as such on the plan.<br />
c) Avoidance of excessive residential growth where<br />
such growth would precede the provision of<br />
adequate services, or would not enhance the<br />
village’s character.<br />
d) Ensure that development shall bring character to<br />
the settlement.<br />
e) Promotion of Walsh Island as a local service<br />
centre to create the critical mass necessary for<br />
maintaining and attracting services.<br />
f) The conservation and integration into new<br />
development of existing stone walls, trees and<br />
native hedgerows, and promotion of similar<br />
materials for new boundaries.<br />
g) High quality designs which are reflective of rural<br />
character but without precluding high quality<br />
innovative contemporary designs.<br />
h) Promotion of natural building and boundary<br />
materials.<br />
4.0 GENERAL DEVELOPMENT<br />
OBJECTIVES<br />
4.1 The Main Objectives Driving Village<br />
Development are as Follows:<br />
• Facilitate people to live in high quality and<br />
primarily low density housing in a village location<br />
with rural overtones.<br />
• Maintain and enhance services at a local level.<br />
• Reinforce the attractive rural village, which exists<br />
at present by permitting appropriate and<br />
sensitively designed new development.<br />
• Create commercial and service opportunities.<br />
4.2 Growth Rate<br />
The rate of growth will be regulated by the capacity and<br />
availability of physical and social infrastructure.<br />
Furthermore, development both in scale and rate shall<br />
not be allowed to take place at the expense of the<br />
village’s character. See <strong>County</strong> Development Plan 2009-<br />
2015, Chapter 4, Settlement Strategy.<br />
4.3 Priorities<br />
a) Promotion and consolidation of development<br />
within the development boundary as shown on<br />
the accompanying plan.<br />
b) Improvement of the existing road network and<br />
provision of footpaths, particularly where<br />
existing development is not served by footpaths<br />
and continue in conjunction with on-going<br />
development.<br />
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c) Create / reinforce ‘gateway’ features to engender<br />
a sense of place and delineate the village.<br />
d) Encourage and facilitate co-operation between /<br />
amongst the different development interests in<br />
order to maximise community gain, for the<br />
greater good of the settlement.<br />
e) If development is only forthcoming in a<br />
piecemeal fashion (i.e. along existing road<br />
frontages rather than lands identified to the ‘rear’<br />
of road frontages), special development<br />
contributions may be applied and pooled so as<br />
to facilitate the <strong>Council</strong> in providing linking<br />
infrastructure / environmental management etc.,<br />
at some time in the future.<br />
4.4 Shape and Form<br />
The village as proposed within the development<br />
boundary shown on the accompanying plan will result<br />
in a more compact and coherent settlement, utilising<br />
the existing roads and with new internal roads opening<br />
up the surrounding backland areas. These roads will<br />
also act as linking and connecting vehicular /<br />
pedestrian infrastructure for the village as a whole thus<br />
allowing movement around and through the built<br />
fabric.<br />
The area within the existing older part of the village,<br />
shown on the plan, will be treated as the ‘core area’ and<br />
will accommodate a mixture of uses, for example,<br />
commercial, residential, entertainment, employment<br />
etc.<br />
All new development will be expected:<br />
• To comply with the land use zoning objectives<br />
contained in the <strong>County</strong> Development Plan,<br />
2009 – 2015.<br />
• To have and illustrate an understanding of the<br />
local style and character.<br />
• To be designed and laid out in a coherent and<br />
sympathetically integrated manner, which is<br />
commensurate with the size and scale of this<br />
village.<br />
• To bring a mainly rural feel to the settlement with<br />
sensitive landscaping.<br />
4.5 Design<br />
All proposals shall be consistent with the <strong>Council</strong>’s<br />
policy on design as contained in the <strong>County</strong><br />
Development Plan 2009-2015, Chapters 4 and 19.<br />
Of particular note:-<br />
Development shall be well designed with a view to<br />
maintaining and enhancing the attractive rural<br />
character of the village. The <strong>Council</strong> will resist<br />
inappropriate suburban styles.<br />
5.0 SPECIFIC DEVELOPMENT<br />
OBJECTIVES<br />
5.1 Archaeology<br />
It is an objective of the <strong>Council</strong> to secure the protection<br />
(i.e. preservation in situ or at a minimum protection by<br />
record) of all Recorded Monuments included in the<br />
Record of Monuments and Places as established under<br />
Section 12 of the National Monuments (Amendment)<br />
Act 1994, and their setting. There is an area of<br />
archaeological potential on the eastern side of the<br />
village envelope.<br />
5.2 Protected Structures<br />
A complete list is contained within the Record of<br />
Protected Structures for the <strong>County</strong>. Policies contained<br />
within Volume 1 of the plan will apply.<br />
5.3 Amenities (Open Space)<br />
All new in-depth residential development schemes<br />
should incorporate sufficient good quality open space<br />
in accordance with the <strong>County</strong> Development Plan<br />
standards. In this regard, the <strong>Council</strong> will endeavour to<br />
ensure that different development interests consider<br />
the above and work together when designing any new<br />
residential or other developments, in accordance with<br />
the policies contained in the <strong>County</strong> Development Plan<br />
2009-2015, Chapter 4, Settlement Strategy.<br />
5.4 Trees and Boundaries<br />
New development should ensure the protection of<br />
mature trees, hedgerows and the conservation of<br />
existing stone walls, and their integration into new<br />
development. Where the provision of new boundaries<br />
are required, these should comprise native hedgerow<br />
planting, or stone walls which consist of stone found in<br />
the locality. Where comprehensive new development<br />
occurs, it should take into account the pattern of<br />
existing hedgerows and incorporate same into layouts<br />
or plant connecting hedgerows where hedgerow<br />
removal to facilitate development works is necessary.<br />
The <strong>Council</strong> will require that all new development<br />
should bring tighter urban grain to the “core area” and<br />
maintain a looser more rural nature in the back lands.<br />
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This should be done by good design in the former and<br />
by sensitive landscaping of the latter. In the event that<br />
the removal of tree(s) is deemed to be necessary, it will<br />
be conditional on replacement with appropriate<br />
species.<br />
5.5 Local issues<br />
a) The incremental provision of footpaths on both<br />
sides of roads, through requirements for works as part<br />
of planning permissions granted, or by way of<br />
development contributions / special<br />
development contributions is envisaged, to<br />
improve the amenities of the area.<br />
b) Adequate lighting to be provided<br />
along all routes within the village boundary, over time.<br />
c) Progressively underground overhead cables. In<br />
the case of new development, ducting will be required<br />
under new / upgraded roads and footpaths.<br />
d) Access points to be provided where<br />
necessary, in the village.<br />
and permeability to the built environment.<br />
These indicative access points shown by the arrows are<br />
seen as the optimum points where the new network will<br />
connect with the existing. Space should be reserved at<br />
points indicated for possible future roundabouts /<br />
junction improvements.<br />
5.6 Zoning<br />
Lands within the village boundary are formally zoned<br />
under this plan. The zoning objectives are those<br />
contained within the <strong>County</strong> Development Plan 2009 –<br />
2015, Chapter 18 “Land Use and Zoning”.<br />
In the case of ‘residential’ zoning, no maximum or<br />
minimum densities are specified in this plan. However,<br />
this zoning will accommodate the more mainstream<br />
types of development and particular regard will be had<br />
to standards contained in the <strong>County</strong> Development<br />
Plan 2009-2015, Chapter 19, Built Form and the<br />
Residential Density Guidelines, (Department of the<br />
Environment, Sept. 1999), or any reviews thereof.<br />
5.7 Map Annotation – Guidance &<br />
Requirements for Development<br />
1. This area is considered as the village core and is<br />
expected to accommodate any commercial type<br />
development.<br />
Note<br />
Red Arrows.<br />
These indicate the preferred locations for access points<br />
to be taken into the backland areas so that they may be<br />
developed in a coherent and properly planned manner.<br />
Use of some or all of these points should, over time,<br />
create an internal road network, which will bring depth<br />
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Volume 2 - Settlement Plans<br />
NOTES<br />
February 2009 | Walsh Island Village Plan | page 176
Volume 2 - Settlement Plans | Walsh Island Village Plan | February 2009