Portlaw Local Area Plan 2007 - 2013 - Waterford County Council

Suir Electoral AreaMembers of Waterford County CouncilCllr. Brendan CoffeyCllr. Mary GreeneCllr. Ciaran O’Riain(FG)(FG)(FF)Dungarvan Electoral AreaCllr. Tom CroninCllr. Damien GeogheganCllr. Tom HigginsCllr. Billy KyneCllr. Brendan MansfieldCllr. Pat NugentCllr. Teresa Wright(FF)(FG)(FG)(LAB)(SF)(FG)(LAB)Tramore Electoral AreaCllr. John CareyCllr. Dan CowmanCllr. Pat DalyCllr. Paddy O’CallaghanCllr. Lola O’SullivanCllr. Anne Marie Power(FG)(FF)(FF)(LAB)(FG)(FG)Kilmacthomas Electoral AreaCllr. Gerard BarronCllr. Liam BrasilCllr. Patrick Leahy(LAB)(FG)(FF)Lismore Electoral AreaCllr. Declan DooceyCllr. Nora FlynnCllr. James TobinCllr. Kevin Wilkinson(FG)(FG)(FF)(FF)I

Chapter 1: Introduction to the PlanTABLE OF CONTENTS۞ CHAPTER ONE Introduction to the Plan1.1 INTRODUCTION1.1.1 Structure and format1.1.2 Legal Context1.1.3 Need for the Plan1.2 PURPOSE OF THE PLAN1.2.1 Aim1.2.2 Vision1.3 PREPERATION OF THE PLAN1.3.1 Strategic Environmental Assessment (SEA)1.4 PHYSICAL CONTEXT1.4.1 Plan Area1.5 PLAN CONTENT1.6 FRAMING DOCUMENTS1.6.1 National Development Plan 2000–20061.6.2 National Spatial Strategy1.6.3 Sustainable Development: A Strategy forIreland1.6.4 Principles for Sustainable Development1.6.5 National Anti-Poverty Strategy1.6.6 The National Biodiversity Plan1.6.7 The Heritage Plan for County Waterford1.6.8 South East Regional Authority RegionalPlanning Guidelines1.6.9 A Joint Waste Management Plan for the South-East Region1.6.10 Waterford County Development Plan 2005-20111.6.11 Conservation Heritage Plan for Portlaw1.6.12 Waterford County Strategy for Economic, Social& Cultural Development, 2002-20121.6.13 County Housing Strategy1.6.14 County Retail Strategy1.6.15 Step by Step: A walking Strategy for CountyWaterford1.6.16 Development Plans – Public Consultation – Draftof Guidelines for Planning Authorities1.6.17 Best Practice Guidelines on the Preparation ofWaste Management Plans of Construction andDemolition ProjectsII

Chapter 1: Introduction to the Plan1.6.18 Sustainable Urban Housing: Design Standardsfor Apartments - Consultation Draft Guidelinesfor Planning Authorities1.6.19 Childcare Facilities – Guidelines for PlanningAuthorities1.6.20 Architectural Heritage Protection – Guidelinesfor Planning Authorities – Guidance on Part IVof the Planning and Development Act 20001.6.21 The European Convention on the Protection ofthe Archaeological Heritage (VallettaConvention) 19921.6.22 The European Convention for the Protection ofthe Architectural Heritage (the GranadaConvention).۞ CHAPTER TWO Demographics2.1 POPULATION STATISTICS2.1.1 Portlaw Electoral Division (ED)2.1.2 Population Projections2.2 EMPLOYMENT2.3 FUTURE DEVELOPMENT IMPACTS۞ CHAPTER THREE Residential Development3.1 RESIDENTIALLY ZONED LAND3.1.1 Residentially zoned lands required3.1.2 Existing zoned landbank3.2 DEVELOPMENT STRATEGY3.2.1 Coolfinn3.2.2. Mayfield & Knockane3.2.3. Coolroe3.3 PHASING OF DEVELOPMENT3.4 HOUSING STRATEGY3.5 SOCIAL AND AFFORDABLE HOUSING3.6 TRAVELLER ACCOMODATIONIII

Chapter 1: Introduction to the Plan3.7 ACCESSIBLE ENVIRONMENT IN HOUSINGLAYOUTS3.8 HOUSING FOR THE DISABLED3.9 ENERGY EFFICENT HOUSING3.10 DERELICTION AND TOWN RENEWAL۞ CHAPTER FOUR Economic Development4.1 EMPLOYMENT STRUCTURE4.2 EXISTING INDUSTRIAL DEVELOPMENT4.3 RETAIL DEVELOPMENT4.3.1 County Retail Strategy4.4 DEVELOPMENT STRATEGY4.5 EMPLOYMENT STRATEGY4.6 TOURISM۞ CHAPTER FIVE Community & Social Development5.1 COMMUNITY FACILITIES AND SERVICES5.1.1 Local initiatives5.1.2 Civic and Community Services5.1.2 Neighbourhood Centre5.1.3 Health facilities5.1.4 Facilities for the elderly5.1.5 Education5.1.6 Religious facilities5.1.7 Library facilities5.1.8 Fire Service and Garda5.2 CHILDCARE5.3 SOCIAL INTEGRATION5.4 SOCIAL AND AFFORDABLE HOUSING5.5 ARTS AND CULTUREIV

Chapter 1: Introduction to the Plan۞CHAPTER SIX Transportation and Traffic Management6.1 INTRODUCTION6.2 TRAFFIC MANAGEMENT6.3 EXISTING ROAD NETWORK6.4 NEW AND IMPROVED ROADS6.4.1 Relief Road A6.4.2 By-Pass Road B6.5 CAR PARKING6.6 PUBLIC TRANSPORT6.7 PEDESTRIAN AND CYCLE ROUTES۞ CHAPTER SEVEN Infrastructure7.1 PUBLIC UTILITIES7.1.1 Water supply7.1.2 Wastewater7.2 SURFACE WATER7.3 WASTE DISPOSAL & WASTE MANAGEMENT7.4 NATURAL GAS7.5 ENERGY PERFORMANCE IN BUILDINGS۞ CHAPTER EIGHT The Built Environment8.1 INTRODUCTION8.2 ARCHITECTURAL HERITAGE OF PORTLAW8.3 PROTECTED STRUCTURES8.4 NATIONAL INVENTORY OF ARCHITECTURALHERITAGE (NIAH)V

Chapter 1: Introduction to the Plan8.5 ARCHITECTURAL CONSERVATION AREA (ACA)8.7 THE TANNERY SITE8.8 HERITAGE AND CONSERVATION8.8 ARCHITECTURAL HERITAGE8.9 RECORD OF MONUMENTS AND PLACES (RMP)۞CHAPTER NINE Open Space, Amenity & The NaturalEnvironment9.1 LEISURE AND RECREATION9.1.1 Public Open Space and Amenity9.1.2 Recreation and Amenity Facilities9.2 RESIDENTIAL DEVELOPMENTS9.2.1 Active and Passive Recreation Areas9.2.3 Children’s Play Areas9.3 NATURAL ENVIRONMENT9.4 PROTECTION OF THE NATURAL ENVIRONMENT9.4.1 Preservation of Trees and Hedgerows9.4.2 Habitat Protection9.4.3 Air quality9.4.4 Radon Gas9.4.5 Ground Water Resources9.4.6 River Basin District Management۞CHAPTER TENDevelopment Standards10.1 INTRODUCTION10.2 LOCATION OF NEW DEVELOPMENT/ GENERAL10.3 REDEVELOPMENT OF BROWNFIELD SITES10.4 ROAD SAFTEY AUDITSVI

Chapter 1: Introduction to the Plan10.5 STANDARDS FOR NEW DEVELOPMENT10.5.1 Access10.5.2 Building Lines10.5.3 Site Planting/ Landscaping10.5.4 Site Coverage10.5.5 Plot Ratio10.5.6 Density10.5.7 Design10.5.8 Access for Persons with Disabilities and theMobility Impaired10.5.9 Layout10.5.10 Road Layout10.5.11 General Open Space Provision10.5.12 Private Amenity Space for individual HousingUnits10.6 APARTMENTS10.6.1 Minimum Floor Area10.6.2 Internal Floor Space10.6.3 Amalgamation of Apartment Units10.6.4 Open Space Provision for Apartment Units10.7 CHILDCARE FACILITIES10.8 SERVICES10.8.1 Waste Water Treatment10.8.2 Surface Water Design10.8.3 Waste Management10.8.4 Refuse10.8.5 Public Lighting10.8.6 Electricity and Other Cables10.9 CAR PARKING10.9.1 The Central Area10.9.2 Other Areas10.10 DEVELOPMENT CONTRIBUTIONS10.11 BONDS AND SECURITY10.12 INDUSTRIAL AND COMMERCIALDEVELOPMENTS10.12.1 General10.12.2 Seveso EstablishmentsVII

Chapter 1: Introduction to the Plan10.12.3 New Seveso Developments10.12.4 Garages and Petrol Stations10.13 ADVERTISING10.13.1 General10.13.2 Advertising Hoardings (Billboards)10.13.3 Signage for Tourist and Local Facilities10.13.4 Signage Local Events10.14 DEMOLITION OF BUILDINGS10.15 PROTECTED STRUCTURES10.16 ARCHITECTURAL CONSERVATION AREA &VERNACULAR HERITAGE10.17 ARCHAEOLOGICAL HERITAGE10.18 AREA OF ARCHAEOLOGICAL POTENTIAL10.19 SHOPFRONTS10.20 TREE PRESERVATION ORDERS10.21 AGRICULTURAL DEVELOPMENT10.22 ENVIRONMENTAL IMPACT ASSESSMENT10.23 ZONING OBJECTIVES10.23.1 Non-conforming Use10.23.2 Key to Different Land Use Zones۞ LIST OF APPENDICESAppendix A: LandscapingAppendix B:Record of Protected StructuresAppendix C:Land Use Definitions and AcronymsAppendix D:SEA DecisionAppendix E:Fingerpost signageVIII

Chapter 1: Introduction to the PlanCHAPTER 1INTRODUCTION TO THEPLAN1.1 INTRODUCTION1.1.1 Structure and format1.1.2 Legal Context1.1.3 Need for the Plan1.2 PURPOSE OF THE PLAN1.2.1 Aim1.2.2 Vision1.3 PREPERATION OF THEPLAN1.3.1 Strategic EnvironmentalAssessment (SEA)Waterford County Council is the PlanningAuthority for the town of Portlaw. ThePlan covers the period from 2007 - 2013,and will be valid for six years fromthe date of adoption by Waterford CountyCouncil, subject to any reviews, variationsor alterations made in the future.This chapter looks at Portlaw’s physicalcontext, the plan content and the planningpolicy framework within which the planwas formulated.1.4 PHYSICAL CONTEXT1.4.1 Plan Area1.5 PLAN CONTENT1.6 FRAMING DOCUMENTSWelcome to Portlaw sign1

Chapter 1: Introduction to the Plan1.1 INTRODUCTIONThe Portlaw Local Area Plan (hereafter referred to as the Plan) setsout an overall development strategy and framework for the properand sustainable development of Portlaw for the period 2007 - 2013.This plan has been prepared in accordance with the requirements ofthe Planning and Development Act 2000 – 2002 and sets out anoverall strategy for the proper planning and sustainable developmentof the town.1.1.1 Structure and FormatThe Plan takes the form of a Written Statement and accompanyingzoning maps. If any conflict or ambiguity arises between what iscontained in the written statement and the supporting plans, thewritten statement will take precedence.1.1.2 Legal ContextWaterford County Council as the planning authority for Portlaw andsurrounding area is required, under the Planning and DevelopmentAct 2000 – 2006 to review the existing Portlaw Local Area Plan, soas to provide a basis for decision-making, and aid in facilitating thesustainable and physical development of the Town.It is a legal document in accordance with the relevant sections of PartII Chapter II of the Planning and Development Act 2000 – 2007(the Act) and is consistent with the objectives of the WaterfordCounty development Plan 2005 – 2011. The provisions of the Planwill be considered in the determination of applications for planningpermission in accordance with Section 34 (2)(a)(i) of the Act.1.1.3 Need for the PlanThe Waterford County development Plan 2005 – 2011 providesobjectives giving the strategic context for development in theCounty. The Local Area Plan is needed to deliver these objectives inthe form of land zoning and settlement statements to guidedevelopment. It is a guide to the future pattern of land-use anddevelopment and particularly to ensure that such development can beprovided for in a sustainable manner for the next six years andbeyond.2

Chapter 1: Introduction to the Plan1.2 PURPOSE OF THE PLANThe Plan sets out a framework for the physical development of thetown, so that growth may take place in a sensitive, coordinated andorderly manner, while at the same time conserving the townscharacter and heritage value. It is a means of informing the generalpublic, statutory authorities, developers and other interested bodiesof the policy framework, objectives and general land use proposalsfor the area.The purpose of the Plan can be summarised as follows:-o To implement and reinforce the settlement hierarchy asdefined in the Waterford County Development Plan 2005 –2011;o To define, enhance and strengthen the existing heritage andcharacter of the village;o Develop objectives, policies and proposals for the properplanning and sustainable development of Portlaw;o Provide a detailed and consistent framework for the use ofland and the control and regulation of development that willguide planning decisions;o To protect and enhance areas, structures and associationsthat contribute to the identity of the area and reinforce asense of place; ando Through the statutory process governing its preparation, togive the local community the opportunity to participate inplanning choices about where development should beaccommodated within Portlaw.1.2.1 AimThe aim of the Plan is:To establish a framework for the planned, co-ordinated andsustainable development of Portlaw, and for the conservation andenhancement of its natural and man-made environment.1.2.2 VisionTo make Portlaw a more attractive, vital settlement with a sense ofplace, striking a balance between preserving architectural andarchaeological character, facilitating the requirements of modern dayliving, improving accessibility and determining suitable land uses forthe town.3

Chapter 1: Introduction to the Plan1.4 PHYSICAL CONTEXTThe town of Portlaw (Port Cladach – Embankment of small stones),is situated in rural Munster (County Waterford), and is locatedapproximately twenty four miles from Dungarvan, nine miles to thesouth-west of Waterford City at the head of the tidal reaches of theRiver Clodiagh, a substantial tributary of the Suir and approximatelyfive miles from Carrick-on-Suir in Tipperary South Riding. Thedemesne of Curraghmore is located alongside Portlaw.The town is bounded by the River Suir to the North and theComeragh Mountains to the West. Whilst not served directly bynational roads, Portlaw is linked to the National Route/Euro Route(N25/E30) by the Regional Road R680, via Kilmeaden, and withinthree miles of Fiddown Bridge giving access to the N24 NationalRoad to Kilkenny and Dublin.1.4.1 Plan AreaThe total area of land to which the Local Area Plan relates is 415.7ha(1026.7 acres).1.5 PLAN CONTENTChapter 1 contains an introduction to the plan and an outline of thepolicy framework for the Local Area PlanChapter 2 reviews the demographic profile of the town andestimates future population projections.Chapter 3 contains the policies and objectives with respect toresidential development. The chapter focuses on housing issueswithin the town, such as the availability of zoned land, social andaffordable housing provision and energy efficient building.Chapter 4 is concerned with Economic Development in the town.This chapter examines the employment structure of the town andcontains objectives and policies on how best to provide forsustainable economic development.Chapter 5 examines Social and Community Development andfocuses on matters relating to education, health, recreation, socialexclusion and the provision of community facilities.5

Chapter 1: Introduction to the PlanChapter 6 deals with transportation and traffic management lookingat issues such as parking, public transport and road infrastructure.Chapter 7 relates to Infrastructure, and includes details of theCouncil’s investment in Water and Sewage infrastructure, as well asinformation on future Council investment proposals and schemes.Chapter 8 pertains to the Built Environment and covers issues suchas the town centre, urban design, built heritage and conservation.Chapter 9 outlines the Council’s approach to protecting the openspace/amenity areas and the natural environment.Chapter 10 sets out the Development Standards, and other issuesthat the Planning Authority will consider, when processing anapplication for planning permission. Some of the relevant guidelines,to which applicants must have regard, are also identified.There are a number of Appendices to the Written Statement andmaps that can be found at the back of this document.1.6 PLANNING POLICY FRAMEWORKThe Portlaw Local Area Plan is guided by the following policydocuments:1.6.1 National Development Plan 2007-2013Transforming Ireland a better quality of life for allThis National Development Plan encompasses investment of €184billion over the next seven years. It sets out a programme ofintegrated investment that will underpin the ability of the Country togrow in a manner that is economically, socially and environmentalsustainable. As well as planning for the physical infrastructure tosupport progress, a major focus of the plan is on investment ineducation, science, technology and innovation. The NationalDevelopment Plan integrates strategic development frameworks forregional development for rural communities and for protection of theenvironment with common economic and social goals.The investment framework and strategy of the National DevelopmentPlan will enhance physical and spatial planning. It establishesa financial framework within which local physical planning can bearticulated and its strategies advanced. Investing will be made incapitalizing on the important regional and local roles of Irelandsnetwork of towns so that these can attract investment and act as6

Chapter 1: Introduction to the Planengines of local growth within a under revitalized and diversifyingrural economy.1.6.2 National Spatial StrategyThe National Spatial Strategy (NSS), published in December 2002by the Department of the Environment, Heritage and LocalGovernment. The NSS is a twenty-year planning frameworkdesigned to achieve a better balance of social, economic, physicaldevelopment and population growth between regions. The NSS hasdetermined that in the South East Region critical mass will beenhanced through Waterford performing as a gateway supported byKilkenny and Wexford as hubs. Its focus is on people, on places andon building communities. The NSS sets out a national context forspatial planning to inform regional planning guidelines and strategiesincluding statutory development plans.The NSS stresses the importance of creating places that will attractand sustain both people and jobs.1.6.3 Sustainable Development: A Strategy for IrelandThis was Ireland’s first comprehensive strategy on SustainableDevelopment, and was published in 1997. It was framed to “ensurethat economy and society in Ireland can develop to their fullpotential within a well protected environment”. In trying to achievethis, the strategy was designed to apply considerations ofsustainability more systematically to Irish economic policies and tointegrate them into associated decision-making processes.The Strategy reflects and takes forward Ireland's commitment to theprinciples and agenda for sustainable development agreed at theEarth Summit in Rio in 1992. The Strategy also puts in placemechanisms for monitoring and review.1.6.4 Principles for Sustainable DevelopmentComhar, the National Sustainable Development Partnership, wasestablished in 1999 to advance the national agenda for sustainabledevelopment and to contribute to the formation of a nationalconsensus. It seeks to encourage sustainable development acrossIrish society, and advises the Irish Government on policies whichsupport and promote sustainable development.Comhar adopted a framework approach in the document Principlesfor Sustainable Development which sets out an agreed view on whatComhar considers sustainable development, and consists of a set of7

Chapter 1: Introduction to the Planthemes, a statement of principles and an explanation of theirrelevance to Ireland.It is set out in such a manner that the principle of sustainabledevelopment may be used as a benchmark for measuring theeffectiveness of policies.1.6.5 National Anti-Poverty StrategyThe issue of tackling poverty and social exclusion has now becomeone of the major challenges facing Irish Society. The Government'sAnti-Poverty Strategy defines poverty in the following terms:-“People are living in poverty, if their income and resources(material, cultural and social) are so inadequate as to preclude themfrom having a standard of living which is regarded as acceptable byIrish society generally”.The adopted principles underlying the Government's National Anti-Poverty Strategy include:-o ensuring equal access and encouraging participation for all;o guaranteeing the rights of minorities; ando actively involving the community and voluntary sector,promoting empowerment (especially of marginalizedgroups) and social inclusion through participation, andencouraging appropriate consultative processes, especiallywith users of services.1.6.6 The National Biodiversity PlanIn 1996, Ireland ratified the Convention on Biological Diversity(CBD), a convention agreed at the Rio summit in 1992 to protect theearth's rapidly dwindling biological diversity. As such, Ireland hasundertaken to promote the conservation and sustainable use ofbiodiversity. The National Biodiversity Plan outlines a series ofmeasures that will enhance biodiversity. It considers the integrationof the conservation of biodiversity into all relevant sectors. The plancovers the 3 levels of biodiversity, which are ecosystem diversity,species diversity and genetic diversity. The National BiodiversityPlan has been developed to coincide with the National Heritage Plan,which sets out the framework for the protection and enhancement ofall aspects of Ireland’s heritage, which includes our natural heritage.However, the National Biodiversity Plan focuses solely on biologicaldiversity.8

Chapter 1: Introduction to the Plan1.6.7 The Heritage Plan for County WaterfordThe Heritage Plan for County Waterford was adopted by WaterfordCounty Council on 13 th February 2006. This plan is a summary ofthe responses of the local authorities, community groups andindividuals and of funding bodies such as the Heritage Council, toour need to look after our heritage. The aims of the plan are to:-• Collect and disseminate information on the heritage of CountyWaterford and make it available;• Raise the level of awareness of heritage in County Waterford;• Promote cooperation between various groups and individualsinterested in heritage; and• Promote best practice with regard to our heritage.The Heritage Plan is an integrated five-year work plan (2006-2011)comprising actions, which will maintain, improve and promoteheritage in County Waterford. Waterford County Council will be alead partner in many of the actions and the Heritage Officer willhave a role in overseeing the delivery of these actions.1.6.8 South East Regional Authority Regional PlanningGuidelinesThe Regional Planning Guidelines, formulated by the RegionalAuthority, represents a planning framework for the period 2004-2020. The Guidelines take a holistic approach to planning bypromoting an understanding of social, economic, cultural andenvironmental change and then identifying appropriate policyobjectives to achieve a better balance of sustainable developmentthroughout the region.It is intended that the guidelines will strengthen local authoritydevelopment plans, addressing issues like settlement, transportation,industrial development, community facilities and environmentalprotection.Each Planning Authority must have regard to adopted RegionalPlanning Guidelines in force when making a Development Plan.This Local Area Plan has been formulated, using the South EastRegional Planning Guidelines as a framework in order to enhancethe strategic dimensions of planning at the local level.9

Chapter 1: Introduction to the Plan1.6.9 A Joint Waste Management Plan for the South-EastRegionA Joint Waste Management Plan for the South-East Region wasadopted in July 2002 by the six waste Authorities in the South EastRegion. The plan period is 2002-2021. The purpose of the plan is:-o The promotion of waste prevention and minimizationthrough source reduction, producer responsibility andpublic awareness; ando The management for the recovery/ recycling/ disposal ofwaste arising on a regional basis.1.6.10 Waterford County Development Plan 2005 – 2011Waterford County Development Plan 2005-2011 was adopted by theCouncil on 11 th July 2005. The review of the Local Area Plan shallbe consistent with the objectives and policies as set out in the 2005Waterford County Development Plan .1.6.11 Heritage Conservation Plan for PortlawThe Portlaw Conservation Plan was co-sponsored by the HeritageCouncil, Waterford County Council and the Department of theEnvironment and Local Government and was published in 2003. TheConservation Plan provides a “structure around which the importantaspects of Portlaw can best be secured for the enrichment of thecommunity as well as for the enjoyment of future generations”.1.6.12 Waterford County Strategy for Economic, Social andCultural Development, 2002 – 2012This Strategy was launched in July 2002, by the CountyDevelopment Board, and aims to implement integrated strategies ona countywide basis that combine local programs for economic,social, and cultural development.One of the core fundamentals in relation to the successfulimplementation of the Strategy is the requirement that subsequentaction, policy and framework documents, within the County, show acommitment, co-operation and compatibility with the goals andobjectives established in the Strategy.10

Chapter 1: Introduction to the Plan1.6.13 Waterford County Housing StrategyPart V of the 2000 Planning and Development Act requires thepreparation a housing strategy. The Waterford County HousingStrategy was prepared and adopted in 2001, and the Council willhave regard to this strategy, and/or any subsequent Housing Strategyformulated and adopted within the lifetime of this development plan.1.6.14 Waterford County Retail StrategyThe County Retail Strategy was adopted on the 12 th of June 2006and it aims to consolidate and build on the research, policies andstrategies as outlined in the 2003 document, and will address thefuture provision of retailing within the County, and Portlaw over thisdevelopment Plan period.1.6.15 Step by Step – A Walking Strategy for CountyWaterfordA strategy for developing walking in County Waterford wasproduced in 2005 by Waterford County Council in collaborationwith state and local development agencies, including the RegionalTourism Authority, Waterford Leader Partnership and WaterfordSports Partnership. The strategy looks at the issues related towalking: health, environment, tourism and transport and developsstrategies for co-ordinating work and activities, access, participationand social inclusion, trail development. It also looks at the economicgain in terms of a tourism product.1.6.16 Development Plans – Public Consultation – Draft ofGuidelines for Planning AuthoritiesThe Draft Development Plan Guidelines were issued by theDepartment of the Environment, Heritage and Local Government inApril 2006. The Guidelines set out a framework within whichdevelopment plans will achieve high standards. The guidelines statea number of key points as follows;o Development Plans should be strategic.o Development Plans should be a catalyst for positive changeand progress.o Development Plans should anticipate future needs on anobjective basis.o Development Plans have a roles in protecting theenvironment and heritage.o There is a need for consistency between plans andstrategies at different levels is essential.11

Chapter 1: Introduction to the Plano Ownership of the development plan is central to effectiveimplementation.o Diverse community needs should be addressed.o The observation of a certain code of conduct in the makingof a development plan.This LAP has been prepared in the context of the draft Guidelines.1.6.17 Best Practice Guidelines on the Preparation of WasteManagement Plans of Construction and DemolitionProjectsThe Department of the Environment Heritage and Local Governmentissued Guidelines on best practice in the Preparation of WasteManagement Plans for Construction and Demolition projects. TheGuidelines establish a set of criteria to determine if certain projectsrequire Project C&D Waste Management Plans.The Guidelines further specify what information should be containedin such Management Plans.1.6.18 Sustainable Urban Housing: Design Standards forApartments – Consultation Draft Guidelines forPlanning AuthoritiesThe Department of the Environment, Heritage and Local Governmentissued consultation guidelines on Deign Standards forApartments in January 2007 and are intended draft guidelines areintended to replace the “Guidelines on Residential Developments inUrban Renewal Designated Tax Incentive Areas” published by theDepartment in 1995. The primary aim is to ensure that the designand layout of new apartments will provide satisfactory accommodationfor a variety of household types and sizes.1.6.19 Childcare Facilities – Guidelines for PlanningAuthoritiesThe Department of the Environment, Heritage and Local Governmentissued consultation guidelines on Childcare Facilities in 2001.These guidelines set out a framework to guide both local Authoritiesin the preparation of development plans and assessing applicationsfor planning permission, and developers and childcare providers.They are intended to ensure a consistency of approach across thecountry to the treatment of applications for planning permission forchildcare facilities.12

Chapter 1: Introduction to the Plan1.6.20 Architectural Heritage Protection – Guidelines forPlanning Authorities – Guidance on Part IV of thePlanning and Development Act 2000The Department of the Environment, Heritage and LocalGovernment issued Guidelines for Planning Authorities onArchitectural Heritage Protection in 2004. Under the Planning anddevelopment Act 2000, the Minister is obliged to issue guidelines toplanning authorities concerning development objectives:o for protecting structures, or parts of structures, which are ofspecial architectural, historical, archaeological, artistic,cultural, scientific, social, or technical interest, ando for preserving the character of architectural conservationareas. The aim is to assist planners and others inunderstanding the guiding principles of conservation andrestoration.The aim is to assist planners and others in understanding the guidingprinciples of conservation and restoration.1.6.21 The European Convention on the Protection of theArchaeological Heritage (Valletta Convention) 1992The aim of the Valletta Convention is ‘to protect the archaeologicalheritage as a source of the European collective memory and as aninstrument for historical and scientific study.’ The Conventionprovides the basic framework for policy on the protection of thearchaeological heritage in Ireland. This was ratified by Ireland in1997 and requires that appropriate consideration be given toarchaeological issues at all stages of the planning and developmentprocess.1.6.22 The European Convention for the Protection of theArchitectural Heritage (the Granada Convention).Ireland ratified the Granada Convention in 1996. The purpose of theConvention is to achieve the protection of the architectural heritagerather than its preservation. The Convention considers architecturalheritage to consist of monuments, groups of buildings and sites. TheConvention outlines the requirements for each signatory andstipulates the need for:-• The maintenance of Inventories;• Statutory Protection procedures;• Ancillary Measures;• Sanctions;• The adoption of conservation policies;13

Chapter 1: Introduction to the Plan• Participation and association;• Provision of information and training; and• European co-ordination on Conservation issues.14

Chapter 2: DemographicsCHAPTER 2DEMOGRAPHICS2.1 POPULATIONSTATISTICS2.1.1 Portlaw ElectoralDivision (ED)2.1.2 PopulationProjections2.2 EMPLOYMENT2.3 FUTURE DEVELOPMENTIMPACTSThis Chapter examines the populationtrends over the last number of years andaims to project future population growth.The Demographic and socio-economic profileof Portlaw provides information on theprobable future requirements for land andservices in the Plan area. In order forPortlaw to develop both economically andsocially it is necessary that there is adequateprovision of physical infrastructure, the provisionof social, community and recreationalfacilities, sufficient zoned lands foreconomic development and to meet theresidential needs of the town for the planperiod.William Street15

Chapter 2: Demographics2.1 POPULATION STATISTICSThe preliminary results of the 2006 Census have been published andfigures are available for Portlaw Electoral Division (ED), howeverformal statistical data for Portlaw Town will not be released untilbetween April and December 2007. The 2002 census data gives apopulation figure for Portlaw Town of 1,183 persons 1 , which was anincrease in population of 7 persons (0.6%) from the 1996 figure.2.1.1 Portlaw Electoral Division (ED)The 2006 CSO figures for Portlaw ED gives a population figure of1393 persons and this represents an increase of 312 persons since2002 or a population increase of 28.9%. The Portlaw ED includesPortlaw Town with the exception of area to the south and ruralhinterland (see Figure 1).Year 1996 2002 2006Population 1149 1,081 1393Change -69 312% Increase -6 28.9Table 1: Change in population in Portlaw Electoral Division since1996Figure 1Portlaw EDoutlined inMaroonAs illustrated in Table 1 there was an increase of 312 persons in thePortlaw ED for the period 2002 – 2006. During the period 2001 –2005 the number of one-off rural houses granted planning permis-1 Central Statistic Office Ireland 2002.16

Chapter 2: Demographicssion in the Portlaw ED rural hinterland was 10. It can be estimated,based on an average household size of 2.73, these 10 housesaccounted for 27 of the 312 persons with the remainder of theincrease in population (285 persons) for Portlaw ED occurringwithin Portlaw Town. On this basis it is estimated the population ofPortlaw Town increased by 285 persons (24%) for the period 2002 –2006 and a current population of 1468 persons.2.1.2 ProjectionsTo ensure that there are sufficient zoned lands to meet the residentialneeds of Portlaw it is necessary to create population projections. Inthe preparation of all development Plans and Local Area Plans,Planning Authorities are required to ensure that there is sufficientzoned lands available to meet the residential needs of the area for atleast nine years i.e. the lifetime of the plan and an additional threeyears. 2 It should be noted that a projection is a conditional statementabout the future based on a set of assumptions and in populationprojections there are many variables that will impact on thepopulation of an area into the future such as global and nationaleconomics, migration patterns, population mobility etc.Over the period 2002 – 2006, it is estimated there was an increase inthe population of Portlaw Town of 24% or an average yearlyincrease of 6%. If the average yearly increase of 6 % per annum issustained over the period of this Plan (from 2007 to 2013) then thepopulation of Portlaw is predicted to be 2207 persons by 2013 and2628 persons by 2016. Table 4 sets out the projected population forthe period 2006 – 2013 based on an average increase of 6% perannum.Year 2002 2006 2013 2016Population 1,183 1468 2207 2628Change 285 739 421Table 2: Population projections for Portlaw town 2007 –2016.2.2 EMPOLYMENTEmployment opportunities in Portlaw have been very limited in thepast number of decades with the majority of the working populationtravelling outside of Portlaw to work. Any policies, objectives andstrategies for accommodating the future population must consider thesustainable growth of the town, and that in turn; the majority of2 Draft Guidelines for Planning Authorities on the preparation of Development Plan, Section 4.4.17

Chapter 2: Demographicspopulation growth is catered for and attracted to Portlaw. As thepopulation of the town increases it is important to ensure there is alsoan increase in employment opportunities. Employment and economicdevelopment is dealt with in more detail in Chapter 4 of this Plan.2.3 FUTURE DEVELOPMENT IMPACTSA number of current and future initiatives are likely to have notableimpacts on the town, in terms of employment change andopportunity, over the life of this Local Area Plan. These include,amongst others:• Waterford City’s Gateway status (NSS and RPG designations);• Completion of N25 realignment at Kilmeadan (linkage toWaterford City bypass);• WIT Campus expansion at Carriganore and possibleUniversity status for WIT.18

Chapter 3: Residential DevelopmentCHAPTER THREERESIDENTIAL DEVELOPMENT3.1 RESIDENTIALLY ZONED LAND3.1.1 Residentially zoned landsrequired3.1.2 Existing zoned landbank3.2 DEVELOPMENT STRATEGY3.2.1 Coolfinn3.2.2 Mayfield & Knockane3.2.3 Coolroe3.3 PHASING OF DEVELOPMENT3.4 HOUSING STRATEGY3.5 SOCIAL AND AFFORDABLEHOUSING3.6 TRAVELLER ACCOMODATION3.7 ACCESSIBLE ENVIRONMENTIN HOUSING LAYOUTS3.8 HOUSING FOR THE DISABLEDThis chapter examines the availability ofresidentially zoned lands and the requirementfor additional zoning. It also examines socialand affordable housing and the Councilsrequirement under Part V of the Planning andDevelopment Act.The Council’s aims with regard to residentialdevelopment are to:-o Ensure that sufficient land is zonedfor all housing types to meetprojected housing requirements overthe plan period;o To create high quality living environments;o To ensure that all residents are able toenjoy an acceptable standard ofresidential amenity;o Provide social and affordable housingin accordance with Part V of thePlanning and Development Act 2000- 2006; and3.9 ENERGY EFFICENT HOUSING3.10 DERELICTION AND TOWNRENEWALHousing Estate Portlaw19

Chapter 3: Residential Development3.1 RESIDENTIALLY ZONED LANDS3.1.1 Residentially zoned lands requiredIt is estimated, given the projected increase in population numbersthat approximately 425 3 additional households will be required bythe end of 2016 4 . Table 3 below calculates the quantities of landrequired to accommodate these households, at differing scales ofdensity as recommended by the Residential Density, Guidelines forPlanning Authorities (1999).DensityUnits peracre/hectareLow 6 / 15 71/28Medium 8 / 20 53/21High 10 / 25 42/17Table 3:Quantity of landrequired (acres /Hectares)Land required to accommodate projected populationto the year 2016.The exact amount of land required to accommodate the projectedpopulation growth differs depending on the density used. Lowdensity development will require 28 hectares of land with higherdensity requiring as little as 17 hectares to accommodate projectedpopulation growth. An examination of the Plan area shows asubstantial level of land is undeveloped and available for housingpurposes within Portlaw to cater for the projected population overthe plan period.3.1.2 Existing zoned land bankThere is currently 32 hectares of residentially zoned lands availablefor development within Portlaw to accommodate the projectedpopulation for the plan period.Table 4 below illustrates the zoned land bank, which has beendeveloped (or has been committed to development) over the 2002Plan period. Over the period 2002 – 2006, 13 hectares ofresidentially zoned lands was either developed or committed todevelopment within the plan boundary. This illustrates that the areaof the existing undeveloped zoned land bank within Portlaw is more3 Based on an average household size of 2.73 persons per unit.4 In accordance with Development Plans- Consultation Draft of Guidelines for Planning Authorities, we arerequired to ensure that there is sufficient zoned lands available to meet the residential needs of the area forat least nine years.20

Chapter 3: Residential Developmentthan double that, which has been developed over the period 2002 –2006.Lands Zoned Residential Approx. Quantity of Land(acres/ hectares)Constructed 22 / 9Committed to development9.5 / 4since 2002Available for development 79 / 32Table 4: Availability of lands zoned residential.There are sufficient zoned lands within the Plan boundary to caterfor the projected population over the plan period. However, there is asignificant proportion (approx. 12.5 hectares) to the east of the townon either side of the L-4034 that despite being zoned for residentialdevelopment since the 1996 Portlaw Development Plan has remainedundeveloped. These lands are strategically located for residentialdevelopment in that they form a logical extension of the town centre,can be serviced and accessed.For the proper and sustainable development of the town it is vital toensure that the development of the town is balanced and thatsufficient zoned lands are made available throughout the town.Furthermore, it is the obligation of the planning authority to ensurethat sufficient and suitable land is zoned for residential use andsubsequently released for the purpose of the Residential and HousingStrategy of this plan, and to ensure that a scarcity of such land doesnot occur at any time during the period of the development plan. Forthis reason, the Council will ensure, through the means ofcompulsory requirement of zoned lands as necessary, that sufficientzoned lands are made available for development.The zoning of existing built up residential areas for residential usedoes not infer that the rear gardens and/or the curtilage of existingdwellings are designated or appropriate for further residentialdevelopment or intensification.3.2 DEVELOPMENT STRATEGYTo ensure there is sufficient land for housing developments to meetthe projected needs, it is necessary to ensure that the development ofthe town is balanced and that land is made available at a range oflocations. Special focus shall be given to existing undeveloped zonedlands within the town boundary that provide optimum sites for futuredevelopment.21

Chapter 3: Residential DevelopmentGiven Portlaw’s rich architectural heritage, developments will berequired to be of a form and scale that is not incongruous to thecharacter of the settlement. Proposals for large-scale developmentswill be required to ensure that recreational, educational, health andcommercial facilities are adequate to meet the needs of the expandingpopulation, in addition to the physical requirements of roads,water and sewage.3.2.1 CoolfinnThe provision of public housing schemes has predominately been tothe south of the town. It is envisaged the provision of additionallands at this location will contribute to a more balanced socioeconomicmix at this location. The lands are also strategicallylocated adjacent to the proposed by-pass relief road (see Map 4) andwill provide a conveniently located small neighbourhood centre.3.2.2 Mayfield & KnockaneThese lands are strategically located for residential development inthat they form a logical extension to the town centre (see Map 4).3.2.3 Coolroe (north of relief road).The land to the north of the relief road are zoned Residential- phase IIand the development of these lands will only be permitted after theadjacent residential lands to the south of the relief road have beendevelopment (Sequential approach).3.3 PHASING OF DEVELOPMENTA logical sequential approach is required to the zoning of land fordevelopment. Additional zoning shall extend outwards from thetown centre with undeveloped land closest to the core beingdeveloped first. The development of these lands will promote a morecompact urban form and avoid haphazard, poorly integrateddevelopment.The Council shall implement compulsory purchase orders ininstances were sites within the town are required for developmentpurposes and are not being made available for development. Landswithin in the existing town centre provide for the most sustainableforms of development where access to existing services andinfrastructure is readily available.22

Chapter 3: Residential DevelopmentPOLICYResidentiallyzoned landsCompulsorypurchaseH1: To ensure that adequate amounts of residential land is zonedto meet the projected population under the life time of theplanH2: Use, where necessary, compulsory acquisition powers of(zoned) land to provide for sufficient land availability, toensure the orderly and sustainable development of the town.3.4 HOUSING STRATEGYThe current Waterford County Councils’ Housing Strategy isincorporated into this development plan. The Housing Strategy setsout the Local Authorities policies in relation to housing requirementsfor the County and the Councils obligations under Part V of the 2000Planning and Development Act 2000. It is reviewed and updated regularlyin accordance with the Council’s assessment of housing needs.3.5 SOCIAL AND AFFORDABLE HOUSINGSocial Housing is defined as rented housing provided by either theLocal Authority, or a voluntary or Co-operative housing body.Affordable housing is defined as owner-occupier, or sharedownership housing, provided as a price below market value. BothSocial and Affordable housing are aimed at meeting “the needs ofhouseholds where resources are insufficient to provide them withaccess to suitable and adequate housing” (DoEHLG: SocialHousing, the Way Ahead).The Local Authority has a considerable landbank (12.884 Acres) inthe Coolfin area of Portlaw, which has now been fully developed andwhere, in the recent past, public housing schemes have beenconcentrated. Between the years 2002 and 2006 an additional 10houses were constructed in Portlaw and there are currently 10 socialand 10 affordable houses under construction at Coolroe, on the siteof the former convent 5 .In addition to the direct provision of housing, the Council willfacilitate the provision of social housing through the implementationof Part V of the Planning and Development Act 2000-02. It is theCouncil’s intention to seek to accommodate the 20% social andaffordable housing within new developments in an integrated mannerto ensure social integration.5 Expected completion date is February 2007.23

Chapter 3: Residential DevelopmentPOLICYSocialintegrationSocial &AffordablehousingprovisionH3: Require an integrated mix of public and private housingwithin individual housing estate developments;H4: Promote and facilitate integrated social and affordablehousing accommodation provision is in accordance withthe Waterford County Housing Strategy and Part V of thePlanning and Development Act, 2000.3.6 TRAVELLER ACCOMMADATIONThere are currently no plans for traveller specific accommodation inPortlaw. The Planning Authority will co-operate with WaterfordCounty Council in the implementation of the Traveller AccommodationProgramme (2005-2008) for the County.OBJECTIVETravellerAccommodationH5: To monitor the need for traveller accommodation in thePortlaw area and to respond to any future demands inaccordance with the Traveller Accommodation Programme(2005-2008)3.7 ACCESSIBLE ENVIRONMENT IN HOUSINGLAYOUTSIt is the aim of the Council to create a more accessible environmentfor everyone. To achieve this developers will be required, in thedesign of new developments, to take account of the needs of peoplewith disabilities and others whose mobility is impaired.The layout of developments will be required, where appropriate, toincorporate the following;o The provision of dropped tactile paving and dropped kerbsetc, together with the removal of any unnecessaryobstructions to aid accessibility.o Provide unhindered approach to buildings and convenientmovement along pathwayso Facilitate pedestrian movement within and between land24

Chapter 3: Residential Development3.8 HOUSING FOR DISABLE PERSONSPart M of the Building Regulations 2000 provides for basic accessprovision whilst the concept of “Lifetime Adaptable Housing” goes astep further by incorporating, into the design, the provision forchange to a home at a later date without the need for majorreconstruction.POLICYDesign ofdwellingsAccommodationfor people withdisabilitiesH6: The Council will encourage prospective applicants to designhouses that anticipate later modifications to enableaccessibility and will implement the Disabled PersonsGrants (DPG) Scheme which will facilitate modificationswhere required.H7: Provide for the specific accommodation needs of people withdisabilities.3.9 ENERGY EFFICIENT HOUSINGIn line with Local Agenda 21 principles and the impending HeatEnergy Rating programme, the Council will provide energy savingadvice to anyone seeking to build a house and to tenants in LocalAuthority housing. The EU Building Directive will also beimplemented as and where possible the Council will encouragedesigns that:-o Limit heat loss through the fabric of the building;o Control the output of space heating and hot water systems;o Encourage the use of alternative means of renewableenergy in housing construction.POLICYEnergyEfficiencyH8: To ensure that buildings are designed and constructed so asto maximise energy efficiency in line with Local Agenda 21Principals.H9: To promote and encourage the use of alternative forms ofrenewable energy where suitable.3.10 DERELICTION AND TOWN RENEWALAt the time of the 2002 Plan dereliction was a problem, as a result ofthe general economic and population decline in the past. However,since 2002, 19 derelict sites have been identified and the25

Chapter 3: Residential Developmentowners/occupiers of these lands and buildings have been notified andaction to have these sites and buildings brought up to an acceptablestandard of repair is being pursued under the Derelict Sites Act,1990.26

Chapter 4: Economic DevelopmentCHAPTER 4ECONOMIC DEVELOPMENT4.1 EMPLOYMENTSTRUCTURE4.2 EXISTING INDUSTRIALDEVELOPMENT4.3 RETAIL DEVELOPMENT4.3.1 County Retail Strategy4.4 DEVELOPMENT STRATEGY4.5 EMPLOYMENT STRATEGY4.6 TOURISMThis chapter examines the economic development,the employment structure in Portlawand economic and retail activity inPortlaw.In order for Portlaw to achieve balancedand sustainable industrial development, adiversified base of employment opportunitieswill have to be provided and developed forthe town. The Council aims to ensure thatsufficient and appropriate lands are zonedand available for industrial and commercialdevelopment and to accommodate thetown’s retail function.Portlaw27

Chapter 4: Economic Development4.1 EMPLOYMENT STRUCTUREHistorically industry and manufacturing have played an importantrole in shaping the town and community. The 2002 CSO figuresillustrate that manufacturing is still the single most importantemployment category, employing 36% of the working population inthe Town. However, the economy of the town has experiencedsignificant change in the last two decades and there is now asignificant portion of the working population employed in othersectors (e.g. commerce 17.5% and building and construction 13.5%).Agriculture Build. & Manufacturing Commerce Transport Public Professional OtherConstruction Industry.Admin. services4.7% 13.5% 36% 17.5% 3% 0.8% 10.5% 14%Table 5: Working population - Employment categories. 6An analysis of the distance travelled to work (Table 5) illustratesthat of the working population living in Portlaw who are inemployment; over 65% travel three or more miles to work everyday.This high level of commuting indicates that there are limitedemployment opportunities in the town. It is an objective of the planto redress this trend and to ensure the needs of the workforce arecatered for by ensuring that there are sufficient zoned lands forindustrial development and also that opportunities for employmentare available.DistanceTravelled(miles)0 1 2 3-4 5-9 10-14 15- 29 30+ NotStated% 2.3 15.6 2.4 3.4 15.4 37.8 6.5 2.6 14Table 6: Journey to work – Distance travelled. 74.2 EXISTING INDUSTRIAL DEVELOPMENTUnder the 2002 Plan, a large section of land was zoned to provide forindustrial development to the north of the town at Mayfield/Rocketscastle.Within this area, planning permission has been granted forinfrastructural services to facilitate the development of an IndustrialBusiness Park of 10.90 hectares. Site works commenced in 2006. Inaddition, 6 number of sites have been granted permission forwarehouse units. There is an additional 29ha (69.9 acres) of the6 Data Source Central Statistics Office 2002.7 Data Source Central Statistics Office 2002.28

Chapter 4: Economic Developmentzoned land adjoining the proposed business park, which is not yetcommitted to development. It is therefore not considered necessaryto zone any further lands for industrial development.Industrial Zoned landsArea (hectares)Committed to development1.3 hectaresConstructed & under construction 10.9Available for development29 hectaresTable 7: Lands zoned for Industrial Development in the 2002Portlaw Local Area Plan.OBJECTIVEResearch anddevelopment.E1: Co-operate with research institutes and developmentagencies as a means of supporting and encouragingindustrial and ‘Research & Development’ in Portlaw inorder to support the development of a knowledge-basedeconomy in the town.4.3 RETAIL DEVELOPMENTIn recent years Portlaw has lost some of its retail importance, whichhas resulted in the need for local people in the town and surroundinghinterland increasingly having to travel to other centres for themajority of their shopping and other service needs.Year ConvenienceSq.m / %ComparisonSq.m / %BulkySq.m / %VacantSq.m / %TotalSq.m / %2002 248 (82.7) 52(17.3) - N/A 3002005 200(50.5) 90(22.7) - 106(26.8) 396% Change - N/ASource: Waterford Retail Strategy Surveys 2002 and DTZ PiedaConsulting Surveys 2005Table 8: Net Floorspace Portlaw 2002 – 2005.Table 8 illustrates that the town has witnessed a 32% increase inretail floorspace since 2002 but, however, when vacancies are takeninto account than the floorspace is found to have declined by 3.3%.This is not a substantial decrease as it has to be put in the context ofthe limited quantum of floorspace in the town. There is no bulkygoods retail floorspace in the town and the vacancy level is high at26.8% and comprises of three shops which are located on BrownStreet, Main Street and the Square. These shops are relatively small,however when combined with other vacant properties on the Squarethey have a negative impact on the quality and attraction of the towncentre.29

Chapter 4: Economic DevelopmentThe Square has traditionally been Portlaw’s retailing centre, howeverthe retailing base has increasingly become dispersed from the Squareand the town gradually losing its retailing core. Given that the towncentre is the functional heart of any settlement and its renewal andmaintenance is a vital part of maintaining the viability and vitality ofthe town, the challenge is to facilitate and encourage the growth ofPortlaw’s retailing function while also protecting its existingretailing function.Given Portlaw’s rich architectural heritage, development proposalsshall be designed to the highest architectural standards and newdevelopments will be required to be sympathetic to the setting andappearance of the established streetscape and built fabric of Portlaw.Proposals for new development shall be considered in appropriatelocations as defined by the zoning map.POLICYRefurbishmentandredevelopmentof buildingsRange and typeof retailHigh qualitydesignE2 Ensure the sustainability, vitality and viability of theTown centre through encouraging and facilitating therefurbishment and redevelopment of buildings.E3E4To facilitate the provision of new retail and communitydevelopments and commercial outlets of a range andtype consistent with the functions of the Town andlocated in appropriate locations as defined by the zoningmap.Require a high standard of design for all newdevelopment and the refurbishment of existingproperties, taking account of the natural and builtheritage of the Town to ensure developments enhanceand respect the character and setting of Portlaw.OBJECTIVEZoned landsPetrol stationEO1 Provide sufficient zoned land to accommodate the town’sretail function and to cater for the increasing population.EO2 Facilitate the provision of a petrol station at anappropriate location within the town boundary, preferably4.3.1 on County an access Retail road Strategy into the town. 2006 - 201230

Chapter 4: Economic DevelopmentThe update and review of the County Retail Strategy 2003, wasadopted as a variation of the Waterford County Development Plan2005 – 2011 on the 12 th June 2006. The strategy addresses the futureprovision of retailing in the County for the period 2006 – 2012. TheCounty Retail Hierarchy in the Retail Strategy designates Portlaw asa Tier 2 Level 3 Town Centre.POLICYCounty RetailStrategyE5 To encourage the growth and development of retailfloorspace and other town centre services/functions inPortlaw to assist its transition into a more self-sustainingtown centres within the County’s settlement and retailhierarchies. 1E6To support and promote the development of retail activityin Portlaw in accordance with the policies and objectivesset out in the Retail Strategy.4.4 DEVELOPMENT STRATEGYIt is the policy of the Council to provide employment opportunitiesclose to centres of population and reduce unnecessary travel andcommuting distances for workers. In order to achieve this, theCouncil will continue to provide sufficient zoned lands for industrialand commercial development in order to promote a sustainableeconomy and cooperate with employment agencies in order topromote a more balanced labour market.4.5 EMPLOYMENT STRATEGYThe types of industries that offer long-term prospects for generatingrevenues are in new technologies and knowledge based areas such asInformation and Communication Technologies, Medical Devices,Biotechnology and Pharmaceuticals 8 . In attracting these industriesthe strength of Portlaw lies in its capacity to accommodateemployment on the basis of its competitive advantage in terms oflower production costs and a high quality of life.In order for Portlaw to achieve balanced and sustainable industrialdevelopment, a diversified base of employment opportunities willhave to be provided and developed for within the town. In order toachieve this the Council will:8 Regional Planning Guidelines 2004, Section 6.31

Chapter 4: Economic Developmento Ensure that sufficient and appropriate land are zoned andavailable for industrial and commercial development;o Ensure that sufficient lands zoned within town centre toaccommodate the town’s retail function; ando Provide/facilitate the provision of infrastructure such asroads, sanitary services and water supply.4.6 TOURISMPortlaw town and surrounding area contains a wealth of not onlyhistorical aspects, but also wonderful natural environment andecologically important systems and areas. And given its locationadjacent to the Curraghmore Estate and in close proximity to theComeragh Mountains and the large number of buildings of uniqueand special architectural and cultural interest the town poses, tourismhas the potential to play a central role in the sustainable developmentof the town. However, at present this potential is not being realised.The development of tourism product in Portlaw would have asignificant impact on the vitality and vibrancy of the town and hasthe potential to attract investment in other sectors. A priority inthe National Development Plan 2007 – 2013 is to spread thebenefits of tourism more widely. Schemes established under theprevious NDP, such as niche product marketing will be continuedand new initiatives will include a fund for tourism infrastructure,support for cultural events and to encourage investment in “softadventure” products.POLICYPromotion ofnatural andbuiltenvironmentArchitectural,historical andheritagefeaturesE7 To promote the development of sustainable tourism throughthe conservation, enhancement and promotion of the town’sbuilt and natural environment.E8 Protect and Promote the architectural, historical and heritagefeatures within the town as part of the overall promotion ofPortlaw as a tourist destination.32

Chapter 5: Community and Social DevelopmentCHAPTER 5COMMUNITY AND SOCIALDEVELOPMENT5.1 COMMUNITY FACILITIESAND SERVICES5.1.1 Local initiatives5.1.2 Civic and CommunityServices5.1.3 Neighborhood Centre5.1.4 Facilities for the elderly5.1.5 Health facilities5.1.6 Education5.1.7 Religious facilities5.1.8 Library facilities5.1.9 Fire Service and GardaAs the population of Portlaw expands so towill the need for additional educational andcommunity facilities.This chapter examines the requirement forsocial and community infrastructure necessaryto make Portlaw a sustainable and attractiveplace to live and work, which caters for allmembers of society. It acknowledges theimportance of community facilities andexamines these facilities in Portlaw.5.2 CHILDCARE5.3 SOCIAL INTEGRATION5.4 SOCIAL AND AFFORDABLEHOUSING5.5 ARTS AND CULTUREPortlaw Community Centre33

Chapter 5: Community and Social Development5.1 COMMUNITY FACILITIES AND SERVICESCommunity facilities play an important role in the life of the peoplein the town and should form part of an integrated network ofcommunity resources.It is an objective of the Council to make adequate provision forsocial, community and recreational needs, by means of enhancementof existing facilities and provision of new facilities for the growingpopulation of Portlaw. To achieve this objective the Plan willidentify and reserve land for the purpose of the provision of facilitiesfor the direct benefit and use of the community.5.1.1 Local InitiativesSince the adoption of the 2002 Plan there has been a number ofworthwhile local initiatives have been completed as a result of localfundraising and co-operation between community organisations,such as the provision of the Children’s Play Area adjacent to thePrimary School and the refurbishment of the Old Dispensary locatedon the Square.5.1.2 Civic and Community ServicesPortlaw is a District Service Centre as designated in the CountySettlement Strategy set out in the Waterford County DevelopmentPlan 2005 – 2011. District Service Centres are so designated,because they are “important resources for their hinterlands,providing community and infrastructural facilities and services andthe population base to maintain them”. 9 Allied to this, are therequirements of the Draft County Strategy (County DevelopmentBoard), and the Council’s Corporate Plan, which places an emphasison the local accessibility of public services.Portlaw has several existing civic buildings including the localMuintir na Tire Hall (a community owned building) and PremierHall (G.A.A.). Whilst these buildings are well used, they requireattention and maintenance.The community is well served by outdoor sports facilities, howeveras was highlighted in the community consultation, there is need foran indoor multi-purpose hall that would facilitate and address theneeds of a wide range of groups and activities.9 Waterford County Development Plan 2005 – 2011, Section 3.3 (p18).34

Chapter 5: Community and Social DevelopmentThe Waterford Sports Partnership co-ordinates and promotes thedevelopment of sport throughout the County and has theresponsibility for co-ordinating grant funding.POLICYCommunityFacilitiesMulti-purposehallSupport forexisting andproposedcommunityservicesCS1 To make adequate provision for social, community andrecreational needs by means of enhancement of existingfacilities and provision of new additional facilities in orderto enhance the social, community and recreational offer inline with the growing population of Portlaw;CS2 Facilitate the development of a multi-purpose communitybuilding on the institutional zoned lands at Coolroe;CS3 To support proposals for the upgrading of existing or theprovision of new community services, recreational facilitiesor civic amenities, where appropriate.5.1.3 Neighbourhood CentresTo co-ordinate the provision of community services and facilities inan efficient and sustainable manner, it is proposed to establishneighbourhood centres into which basic facilities would bechannelled. This would ensure that all areas in the town would haveequal access to facilities and that the facilities would be grouped tominimize journeys. Two neighbourhood centres have been identifiedaround the town (See Map 5).Neighbourhood centres will provide a local convenience shop(limited in area to cater for adjacent residential development),childcare facility, community facilities, petrol station with limitedancillary retail function, doctor’s surgery, pharmacy, other similarservices to meet the daily needs of the local residential communitywhich would not be in conflict with the functions of the town centre.5.1.4 Facilities for the elderlyWoodlock House has been zoned to provide for a NursingHome/facilities for the elderly and the provision of ‘shelteredhousing for the elderly’ within its curtilage. The development of thissite will be subject to the approval of a Masterplan for the overallzone and should have regard to the designation of Woodlock Houseand its curtilage as a Protected Structure and as such will be subjectto Best Conservation Principles. Developers will be required to liase35

Chapter 5: Community and Social Developmentwith the Conservation Officer of Waterford County Council prior tothe submission of an application. The area to be included in theMasterplan is indicated on Map 4 as Special Use Zone B.5.1.5 Health FacilitiesIn general terms Health Services are comprised of services thataddress the needs of public health promotion and primary care. Theyaddress the needs of children, older people, mental health, acuteservices, disability services and ambulance services.The Health Service Executive provides health services with its clinicat Factory Road. Services provided range from general medical(G.P.), Dental Service, Social and Community Welfare to nursingand psychiatric services.Clodiagh House at Georges Street is presently being renovated bythe Health Service Executive as a new Child Care ResidentialCentre, to cater for the residential services of a maximum of sixchildren requiring special needs and attention. The Department ofEducation and Science will also use the centre as a high support unitfor troubled youths, which is being funded, in conjunction with theHealth Service Executive.POLICYHealth facilitiesCommunityhealth needsCS4 To co-operate with the Health Service Executive in theprovision of new facilities and enhanced services, whererequired, for the good of the community’s health and wellbeing;CS5 To review from time to time the community health needs ofthe town in the light of Department of Health’s policy andpopulation changes, to ensure sufficient land, includingspace for community and health facilities, is reserved forfuture needs.5.1.5 EducationPrimary education for boys and girls is provided at the NationalSchool on Stoney Road. The last two years has seen a significantincrease in the numbers of children attending the school and thereare currently 217 children on the roll. The school also provides a unitfor hearing impaired children in a temporary classroom.The school recently received the go-ahead for major expansion fromthe Department of Education and Science, which will expand into36

Chapter 5: Community and Social Developmentthe adjoining convent schoolbuilding. It is anticipated thatexpansion of the school willbe required due to the increasein the town’s population andanticipated growth into thefuture.Given the limited recreationalarea within the school groundsand the likely future pressure for expansion due to the growingpopulation, it is considered appropriate to identify additional lands forthe schools expansion and associated recreation and play areas. Thecontiguous lands to the south of the school are currently undevelopedand have been zoned institutional to allow for future expansion of theschool and its facilities.There is no second level school in the town since the closure of theVocational school in 1969 and the opening of the KilmacthomasCommunity College. The absence of a second level school washighlighted in the public pre draft consultation as having a negativeimpact on the town and community. Any proposals by theDepartment of Education and Science to re-establish a post primaryschool within the town will be fully supported by the Council.OBJECTIVESchoolexpansionFuture schoolneedsSecondarySchoolOutreachCentreThe proximity of Portlaw to Waterford City and Clonmel makesPortlaw an ideal location for an outreach centre for Third LevelEducational facilities such as Waterford Institute of Technology andTipperary Institute. The Council are committed to pursuing thedevelopment of a third level education outreach centre or researchfacility at Portlaw.CO1 To identify and zone appropriate lands for future expansionof the primary school and associated recreational and playareas;CO2 To co-operate with school authorities and the department ofEducation and science, to ensure that adequate space isavailable to meet the future needs of the school;CO3 To support proposals by the local community and Dept. ofEducation and Science, to redevelop a secondary leveleducation facility in the town;CO4 Work with WIT and other educational institutes in thepromotion of Portlaw as an outreach centre for theprovision of third level facilities.37

Chapter 5: Community and Social Development5.1.6 Religious FacilitiesThe local churches include the Roman Catholic Church (St.Patrick’s) and Church of Ireland Holy Trinity (Fiddown congregation).The Presbyterian Church has been closed for a considerabletime and has fallen into disrepair.Protestant Church PortlawCatholic Church Portlaw5.1.7 Library FacilitiesThe Library, located at the Square and provides library and computerservices 3-days per week. There are two No. of computers that provideInternet access.38

Chapter 5: Community and Social DevelopmentPortlaw Library5.1.8 Fire Service and GardaThe existing fire station located at Georges Street is inadequate tomeet existing needs of the town. The county Fire Service hasacquired a site at Lower Queen’s Street and awaiting final approvalfrom the Department of the Environment, Heritage and localGovernment. It is anticipated that the new station will becomeoperational during the lifetime of this planPortlaw Garda Station, which is located on Main Street, is mannedon a part-time basis. In the pre draft community consultation, thelocal community expressed their desire to have a full-time gardapresence in the town, due to the increasing population of the townand anticipated further population growth.OBJECTIVEFire stationCO5 To facilitate the relocation and construction of a newFire Station.5.2 CHILDCAREUnder the National Childcare Strategy & Investment programme2006 – 2010, the Waterford County Childcare Committee hasmapped the existing childcare services and the number of placesavailable throughout the county. This information identifies thelocations within the county in need of additional childcare servicesand directs funding for same. There is currently one playgroupwithin the town boundary located at Church road with a capacity for11 children.Childcare facilities: Guidelines for Planning Authorities (DoEHLG,June 2001), National Children’s Strategy, ‘Our Children – TheirLives’ (Dept. of Health and Children, 2000) and the WaterfordCounty Childcare Committee report, ‘County Childcare Strategy,39

Chapter 5: Community and Social Development2002 – 2006’, deal with the needs of children. The Council willhave regard to the above documents and will facilitate, wherepossible, the provision of appropriate services. The need forchildcare facilities in the town will be co-ordinated with theWaterford County Childcare Committee.The Childcare Facilities Guidelines, referred to above require thateach development of 75 dwellings or over provide a childcarefacility on site. This, however, has been leading to a splinteredapproach and is not necessarily providing the childcare facilitieswhere they are most needed. To readdress this situation it isenvisaged that childcare facilities will be provided at centrallocations, neighbourhood centres servicing the surrounding arearather than within individual housing estates. The need for childcarefacilities in the surrounding area will be co-ordinated with theWaterford County Childcare Committee.Within the plan period, the Council will work with WaterfordCounty Childcare Committee to establish a template for a childcarefacility building, which could at a later stage be adapted for othercommunity uses.Proposals for childcare facilities, in accordance with WaterfordCounty Childcare Strategy, will be encouraged throughout the Planarea subject to the following:o The quality of the facility meets the terms of the CouncilsChildcare Strategy and the Childcare (Pre-School Services)Regulations 1996;o Compatibility with existing/adjoining uses;o Adequate car parking and dropping off facilities;o Range of services being provided; pre school, after school etc.OBJECTIVEChildcarefacilitiesPOLICYChildcare/communityfacilitiesChildcarefacilitiesguidelinesCO6 To promote the provision of childcare facilities inappropriate locations, such as residential areas, places ofemployment, or educational establishments and wherepossible convenient to public transport and safe pedestrianroutes.CS6 To identify and zone appropriate lands for a childcare/communityfacility;CS7 To encourage the provision of childcare facilities in accordancewith ‘Childcare Facilities – Guidelines for PlanningAuthorities (2001)’ and We Like This Place – Guidelinesfor Best Practice in the Design of Childcare Facilities(2005).40

Chapter 5: Community and Social Development5.3 SOCIAL INTEGRATIONThe Local Authority has an important role to play in furtheringsocial integration and counteracting social imbalances andinequalities in the County through the provision and improvement ofsocial and community services.The County Waterford Community Forum provides an opportunityfor communities to be involved in, and contribute to, decisions thataffect their daily lives at a county level and has 180 communitygroups affiliated to it. In early 2004, the Community Forum set upthe Social Inclusion Forum. The aim of the Social Inclusion Forum isto facilitate the inclusion of everyone in all aspects of the social,economic and cultural development of their community and providesupport for people to become actively involved in society.5.4 SOCIAL AND AFFORDABLE HOUSINGThe development of the traditional Local Authority housingdevelopments, which contain only social housing, has done little topromote social integration. The implementation of Part V of thePlanning and development Act 2000 – 2006 with regard to Socialand Affordable Housing and the requirement for house type mix infuture housing areas will ensure a more balanced socio-economicprofile in residential developments and will ensure that public andprivate housing is better integrated.POLICYCommunityand civicfacilitiesCommunityOrganisationCS8 To co-operate with all statutory bodies and communitygroups responsible for the provision of community and civicfacilities;CS9 To aid in developing and facilitating Communityorganisations to ensure cohesive and effective action, andparticipation and representation in the Community Council.OBJECTIVECommunitydevelopmentCapacitybuildingCO7 To promote and facilitate the creation of a representative,cohesive and effective community structure which is ableto, more fully, take action on the community’s behalf andassist in addressing the development needs of Portlaw andit’s community;5.5 ARTS AND CULTURECO8 To support capacity building amongst the various communitygroups and organisations.41

Chapter 5: Community and Social DevelopmentThe Arts are viewed by the Council as an integral part of its overallobligation towards the equitable social, cultural and economicdevelopment of the County. In recognition of this role the CountyWaterford Arts Plan 2005 – 2008 was approved in March 2005. TheArts Plan, “provides a framework within which Waterford CountyCouncil will move towards achieving an integrated, effective andrelevant contemporary arts service” 10 .The growth in the development of the Arts sector in Waterford inrecent years, has been encouraged and supported by the Councilthrough a broad range of initiatives. The ongoing development of thearts is funded through the Council’s annual Arts Programmingbudget incorporating the annual Arts Grants scheme and withprogramming assistance from the Arts Council/An ChomhairleEalaíon. It is the Council’s intention to work with others in apartnership approach to endeavour to establish a fully integrated,sustainable Arts Service in the county.OBJECTIVEArts PlanAccess to theArtsCO9 To implement the policies/objectives of the CountyWaterford Arts Plan 2005 – 2008 and any subsequent plans;CO10 To work with other agencies, organisations and individualsto promote the development of Arts within the Town andto develop fully participative structures to facilitate accessfor all.10 County Waterford Arts Plan 2005 – 2008.42

Chapter 6: TransportationCHAPTER 6TRANSPORTATION6.1 INTRODUCTION6.2 TRAFFIC MANAGEMENT6.3 EXISTING ROAD NETWORK6.4 NEW AND IMPROVED ROADS6.4.1 Relief Road A6.4.2 By-Pass Road B6.5 CAR PARKING6.6 PUBLIC TRANSPORT6.7 PEDESTRIAN AND CYCLEROUTESThe issue of traffic movement and vehicularand pedestrian traffic safety is an importantissue for Portlaw. As the population ofPortlaw continues to grow it is of the utmostimportance to take steps to ensure the safefree flow and movement of vehicular andpedestrian traffic throughout the town so asto create improved conditions for the localcommunity and for commerce and business.This chapter examines the transportationnetworks in Portlaw and improvements thatcan be made to ensure that Portlaw is easilyaccessible to all groups of society.Roundabout Portlaw43

Chapter 6: Transportation6.1 INTRODUCTIONThe continued growth of the County is reliant on good accessibilityand mobility for both people and goods. The road network plays animportant role in this continued growth and in meeting the County’slong-term transportation needs. Cars, buses, taxis and commercialvehicles all rely on the road network. However, it is also importantto remember the road network also provides for the movement ofpedestrians and cyclists.Therefore the location and design of new developments should notbe based on the assumption that the car represents the only means oftransport for people, it is important to ensure new development,while accommodating the car also offers a choice of access by publictransport, cycling and walking.POLICYRoadsInfrastructureT1 Ensure the provision, improvement and maintenance of anadequate roads infrastructure to achieve the strategicobjectives of the Plan in accordance with the principles ofsustainable planning and development.6.2 TRAFFIC MANAGEMENTOne of the key factors in achieving Portlaw’s long-term vision isthrough the efficient functioning of the existing road network. Overthe last Plan period there has been a significant improvement in thephysical road infrastructure, which has enhanced accessibilitythroughout the town and resulted in an improved place to live andwork.Pedestrian and traffic flow is heaviest in the Square area and at thejunction of Brown Street and Old Stoney Road. The latter location isprovided with a pedestrian crossing due to the proximity of thenational school.The community consultation carried out as part of the pre-draftprocess highlighted the local community’s concerns in respect ofexcessive vehicle speeds and heavy vehicle traffic movementthrough the town and on the approach routes to Portlaw.Within the period of the plan, the Council will prepare a trafficmanagement plan for the town. This will examine the issue ofcarparking shortfall, identify suitable sites for carparking facilities,44

Chapter 6: Transportationwhere appropriate and examine traffic flows through the town. It willalso look at traffic calming measures in the town centre and onapproach roads into the town.OBJECTIVEPedestriansafetyTrafficmanagementplanTO1 Improve safety and crossing opportunities for pedestriansthroughout the town;TO2 Prepare a traffic management plan for the town which willaddress the issues of carparking, traffic management andtraffic flows through the town.Figure 2Regional roadnetwork6.3 EXISTING ROAD NETWORKPortlaw is accessed mainly from two directions via the R.680, fromthe southeast via Kilmeaden and the northeast via Mayfield/Rocketscastle.Mayfield/RocketscastleR680KilmeadenPortlaw is also accessed from the south along a local road from theCarrolls Cross/N25 intersection. This road is increasingly used forheavy goods transport through Portlaw town.45

Chapter 6: Transportation6.4 NEW AND IMPROVED ROADSIt is of the utmost importance to take steps towards a reduction in thetraffic flow through Portlaw Town Centre in order to ensure the safefree flow and movement of vehicular and pedestrian traffic. This willin turn create improved conditions for both the local residential andbusiness communities. To this end there are two proposed new reliefroads indicated in the Plan, which on completion will improve thetraffic situation through the town centre. No development, whichwould impede the development of these relief roads, will bepermitted.6.4.1 Relief Road AA relief road is proposed to the north of the town (see Map 5) and iscurrently at design stage. On completion this route will serve thedevelopment of the residentially zoned lands bounding the road onthe southern side. In addition to relieving traffic congestion fromresidential areas at the northern section of the town, the proposedrelief road would refocus attention on the central heritage core at TheSquare and Malcomson heritage site. The development of theremaining residentially zoned lands at this location is dependant onaccessing the lands from this route.6.4.2 By-Pass Road BA medium to long term objective of the Council is a by-pass road tothe south of the town (see Map 5) to redress the heavy traffic flowthrough the town from the Carrolls Cross/N25 intersection travellingthrough the town to access the Carrick Regional Road Network.On completion this road will reduce the heavy vehicle traffic flowthrough the town.Developments which will be facilitated by the construction of theby- pass and relief roads will be required to make a specialdevelopment contribution toward the cost of providing same. Thiswill be calculated having regard to the following:o The dependency of the development on the relief road;o The scale of the development proposed;o The amount of additional traffic the proposed developmentis likely to generate.OBJECTIVETraffic safetyTO3 To take steps to reduce capacity and speed of vehiclesthrough the town.46

Chapter 6: TransportationPOLICYSafe vehicleand pedestrianmovementImprovedaccessibilityT2 To take steps to ensure the safe free flow and movement ofvehicular and pedestrian traffic throughout the town so as tocreate improved conditions for commerce and business;T3 To assist in the establishment of improved accessibility forboth vehicles and pedestrians to land use zones in theoutlying areas of the town.POLICYAccess routesPublic PrivatePartnershipSpecialdevelopmentcontributionsRoadpreservationT4 To improve the safety and appearance of access routes tothe town;T5 To encourage Public Private Partnerships in roadinfrastructure development and upgrading;T6 Require a special development contribution towards theprovision of new road infrastructure for developmentswhich will be facilitated by the provision of suchinfrastructure;T7To preserve from development the proposed roadreservations as shown on the Landuse Zoning Map.6.5 CAR PARKINGThe roads in Portlaw aregenerally wide with sufficientprovision for twowaytraffic and on-streetparking. On street parkingis provided throughoutthe town centre and thewide streetscape predominantin the town militatesagainst any seriouslevel of traffic congestion.Since the adoption of the 2002 plan works have been ongoing in theareas of street signage and street resurfacing both within and on theapproach roads to the town.POLICYParkingstandardsT8 Parking shall be provided in accordance with CountyDevelopment Plan standards for all new developments.Exceptions shall only be considered where it is required toachieve high quality layout or where it is warranted by thecharacter of the town.47

Chapter 6: Transportation6.6 PUBLIC TRANSPORTPOLICYWork withtransportprovidersRural transportinitiativesBus sheltersAt present, a Public Transport service between Portlaw andWaterford is operated by a private bus company (Suirway) and is ofvital importance to Portlaw. Consultation with the local communityexpressed their desire to have an extended public transport servicefor the town.T9 To work closely with public transport providers to improvepublic transport in the town;T10 To support and facilitate rural community transportinitiatives, aimed at providing new services and enhancingand expanding existing ones;T11 Public transport infrastructure will be required in newresidential developments.OBJECTIVEBus sheltersTO4 Facilitate the provision of bus shelters at appropriatelocations.6.7 PEDESTRIAN AND CYCLE ROUTESCycling and walking are popular modes of transport for anincreasing number of people and can make an important contributionto our transport system. Both are environmentally sustainable,healthy and make relatively small demands on land.The Council recognises the importance of good pedestrian and cyclelinkages within and out of new residential development sites into thetown centre and to community facilities, including open space, toreduce the need to travel by car and to encourage the safe andefficient movement of the local population.POLICYCycle accessto and fromnewdevelopmentsPedestrianand cycle linksT12 To require new developments, where appropriate to ensuresafe and convenient cycle access, cycle parking and safe andconvenient cycle links to adjoining developments and theroad network;T13 New residential developments shall provide adequatepedestrian and cycle linkages to the town centre wherepossible.48

Chapter 7: InfrastructureCHAPTER 7INFRASTRUCTURE7.1 PUBLIC UTILITIES7.1.1 Water supply7.1.2 Wastewater7.2 SURFACE WATER7.3 WASTE DISPOSAL & WASTEMANAGEMENT7.4 NATURAL GAS7.5 ENERGY PERFORMANCE INBUILDINGSThe adequate provision of infrastructureis a fundamental part of the planningprocess, and is a vital component for thecontinuing expansion and sustained developmentof Portlaw. As the town expandsincreasing pressure is placed on existingservices and infrastructure. Therefore it isnecessary to provide appropriate infrastructurein order for the town to sustainco-ordinated and planned growth.This Chapter provides an overview of theservices and infrastructure currentlyprovided in Portlaw and examines futurerequirements of services. Service provisionis looked at in terms of water supply,sewerage, drainage and waste management.49

Chapter 7: Infrastructure7.1 INTRODUCTIONIncreasing pressure will be placed on the existing services andinfrastructure of Portlaw in the coming years as the town continuesto grow. In order to support this growth it is of the utmostimportance to provide appropriate infrastructure.OBJECTIVEProvision ofadequateservicesIO1 To identify the shortfalls in existing infrastructure &utilities in Portlaw and take steps to identify adequateresources in order to improve the existing infrastructurenetwork to a standard that can support the growth andexpansion provided for within the local area plan.7.1.1 Water Supply11 Preliminary Report due in early 2007.The Portlaw water supply comes from two separate sources. Publicwater supply is derived from a series of springs and collectionchambers in the townland of Laharden, approximately 3 km. to thesouth of Portlaw provide water for most of the town. This water isfed by gravity means into a reservoir and treatment works atBallycahane (situated in Kilbunny Wood) approximately half waybetween the source and the town. A private water supply is derivedfrom a borehole to the north of the town and this serves the‘Woodlands’ residential development in Coolroe.There are currently deficiencies in the Portlaw water supply andthese deficiencies will be further exasperated as demand continues toincrease. RPS Consultant Engineers have been appointed by theCouncil to complete a Preliminary Report on the Portlaw WaterSupply Scheme 11 . This report examines the capacity of the Portlawscheme to serve the future demands for Portlaw.To facilitate new development improvement/augmentation of thewater supply will have to be carried out and this can be achievedeither through additional groundwater sources or connection to theEast Waterford Water Supply Scheme.The Water Services Investment Programme, funded by theDepartment of the Environment, Heritage and Local Government,requires Local Authorities to prepare an Assessment of Needs forwater services capital works in their administrative areas. Theprimary objective of the assessment is to develop an overall strategic50

Chapter 7: Infrastructureinvestment plan for the medium to long term and to set out aprogramme of works required to meet the identified water servicesneeds. The Portlaw Water Supply Scheme is a priority project in theAssessments of Needs 2007 – 2009.POLICYLong-termwaterprovisionIN1 To explore a long-term sustainable approach to waterprovision, and undertake steps necessary to implementthis approach.OBJECTIVEPortlaw WaterSupply SchemeWater supplyaugmentationMaintenanceIO2 To advance the upgrading of Portlaw Water SupplyScheme to ensure the adequate provision of water withinthe Plan area and surrounding hinterland;IO3 To implement water supply augmentation, as a short-termwater supply strategy, through groundwater sources as amatter of priority;IO4 To replace/repair water mains and connections asnecessary, subject to resources being available.7.1.2 Wastewater Treatment & Main DrainageThe existing wastewater treatment plant at Knockane was completedin 1995. Foul sewerage is pumped drainage is discharged to thewaste water treatment plant, which provides secondary treatment ofeffluent to 25/35 (BOD:S.S) Urban Waste Water Directive Standard.Stormwater runoff discharged to the Clodiagh River.The wastewater treatment plant is currently at capacity and willrequire upgrading. The upgrade of the treatment plant has beenidentified in the Water Services Investment Program Assessment ofNeeds 2007 - 2009.51

Chapter 7: InfrastructurePOLICYNewdevelopmentsOn-sitetreatmentsystemIN2 Developments will be required to carry out necessaryextensions or upgrade to existing services in order tofacilitate there development. Same shall be agreed on acase-by-case basis having regard to the extent of thedevelopment proposed and the nature of extension/upgrade required;IN3 Where a development is serviced by means of an on- sitetreatment system, connection shall be made to the publicsewerage scheme as soon as spare capacity is available.POLICYProtection ofRiver SuircSACIN4 Ensure that developments are not permitted to exceed thecapacity of their wastewater treatment systems, and treatedeffluent will not be permitted to adversely affect the RiverSuir cSAC as a result of development leading to suchovercapacity.7.2 SURFACE WATERThe collection and disposal of surface water is a major infrastructuralissue for developable land. The River Clodiagh has the capacity tocater for additional surface water run off from adjoining lands.However, the provision of storm water retention facilities such assoft landscaping or storage systems assists in attenuating surfacewater discharges during peak storm flows and thereby conservespipe and culvert capacities downstream.The frequency of flooding has increased in recent years and the riskof flooding should be considered in all cases and no developmentswill be permitted on lands that are prone to flooding.POLICYSurfacewaterattenuationIN5 To ensure that all new developments can be attenuated onsite or to a nearby watercourse and shall not pose any risk offlooding to adjacent lands.52

Chapter 7: Infrastructure7.3 WASTE DISPOSAL & WASTE MANAGEMENTAt present the area of waste management is a critical challengefacing all local Authorities in Ireland. The Council is committed toreducing the amount of waste going to landfill and to encouragingthe principle of reduce, reuse and recycle. A flat rate waste collectionservice is now in place throughout the County.With the closure of the landfill facilities at Dungarvan and Tramorehave closed and restoration and aftercare programmes have been putin place. In 2006 arrangements were made to dispose of municipalsolid waste from County Waterford to County Carlow on an interimbasis. It is envisaged waste will have to be transported outside theCounty for the foreseeable future, which will cause additional costsfor the Local Authority and the general public.The council is committed to reducing the amounts of waste going tolandfill and to encourage the principles of reduce, reuse and recycle.There are three separate streams catering for refuse, recycling andcompost with a flat rate waste collection service in place throughoutthe County.A bottle bank for the cycling of glass is provided at the gates of theTannery site. However, in the interim it is proposed to relocate thebottle bank to the vacant site zoned institutional on the Square.Incorporated into hard and soft landscaping and environmentalimprovements, this would enhance the appearance of the square andprovide for a civic amenity in a highly visible location, which woulddiscourage dumping. In the long term, it is proposed to relocate thebottle bank facility to the utility zoning to the east of Lower QueenStreet (Adjacent to fire station).In line with the Department for the Environment, Heritage and LocalGovernment’s document “Best Practice Guidelines on thePreparation of Waste Management Plans for Construction andDemolition Projects-July 2006”. Project Construction andDemolitions Waste Management Plans should be prepared for:o New residential developments of 10 houses or more;o New developments other than residential, includinginstitutional, educational, health and other public facilitieswith an aggregated area in excess of 1,250 meters squared;o Demotion/renovation/refurbishment projects generating inexcess of 100 meters cubed in volume of C&D waste;o Civil engineering projects producing in excess of 500meters cubed of waste, excluding waste materials used fordevelopment works on site.53

Chapter 7: InfrastructurePOLICYConstruction &demolitionwasteguidelinesReduce, reuse& recycleIN6 Require Construction and Demolition Waste ManagementPlans for developments identified in the guidelines onConstruction and Demolition Waste, Department of theEnvironment Heritage and Local Government (July 2006);IN7 Promote the concept of reduce, reuse and recycle to reducethe overall amount of waste currently being produced withinthe County.7.4 NATURAL GASA trunk main gas pipeline (running between Clonmel and WaterfordCity) is located to the east of the town in the townlands of Mayfieldand Knockane. While gas is not available as an existing service tothe town, Bord Gais has indicated an interest in supplying gas as analternative form of energy to new developments/houses in Portlaw.This is dependent on the scale of development proposed.POLICYProvision ofnatural gasIN9Co-operate with Bord Gais to facilitate the provision ofnatural gas to serve the town.7.5 ENERGY PERFORMANCE IN BUILDINGSBuildings are the biggest users of energy in Europe, representingapproximately 40% of energy consumption in the EU. Directive2002/91/EC of the European Parliament and of the Council on theenergy performance of buildings aims to promote improvements inthe energy performance of residential and tertiary (commercial andpublic) sector buildings. The Directive must be implemented byJanuary 2009. It requires that a valid energy performance certificatebe produced for all new dwellings from qualified and/or accreditedexperts. In the non-domestic sector, all new and existing buildingsmust have an energy certificate available when they are constructed,sold or rented out (Though there are a number of buildings which areexempted on the basis of their size, use and Protected status).54

Chapter 7: InfrastructurePOLICYEnergyPerformance inBuildingsDirectiveEnergyEfficiency &ConservationIN10The Council will implement the EU EnergyPerformance In Buildings Directive when it comesinto effect and any other directives in relation toenergy efficiency issued by the EU;IN11 Promote the use of energy efficient systems andenergy conservation measures in new developments,and promote the use of suitable alternative energyopportunities where appropriate.55

56Chapter 7: Infrastructure

Chapter 8: The Built EnvironmentCHAPTER 8THE BUILT ENVIRONMENT8.1 INTRODUCTION8.2 ARCHITECTURAL HERITAGEOF PORTLAW8.3 PROTECTED STRUCTURES8.4 NATIONAL INVENTORY OFARCHITECTURAL HERITAGE(NIAH)8.5 ARCHITECTURALCONSERVATION AREA (ACA)8.6 THE TANNERY SITEOur built heritage makes a significantcontribution to the character, quality anddistinctiveness of the County’s landscape.It also makes a valuable contribution to ourquality of life and can play an importantpart in promoting economic prosperity ofan area by ensuring that an area offers anattractive place to live and work.This Chapter looks at the Architecturaland Archaeological Heritage of Portlaw.It also examines the built environment ofthe town and the protection of same.8.7 HERITAGE ANDCONSERVATION8.8 ARCHITECTURAL HERITAGE8.9 RECORD OF MONUMENTS ANDPLACES (RMP)Mayfield House57

Chapter 8: The Built Environment8.1 INTRODUCTIONPlanning is a key instrument for protecting and enhancing ourenvironment and preserving our built heritage. One of the underlyingthemes of the Council’s approach to planning is sustainabledevelopment and the conservation of the built heritage plays animportant role in the pursuit of this.Portlaw possesses a number of buildings of unique and specialarchitectural, historic, archaeological, artistic, cultural, scientific,social or technical interest and it is the policy of the Council toconserve and protect this rich heritage for future generations.8.2 ARCHITECTURAL HERITAGE OF PORTLAWThe town Portlaw owes it existence to the establishment of a cottonmill by David Malcomson in 1825. The Mill represented aremarkable achievement for its time but it is the creation of ModelVillage that is one of the most important aspects of the town. Interms of scale and sophistication Portlaw matches other worldrenowned model towns such as Saltiere and New Lanark and mayhave been an inspiration for Bourneville, which is considered thepinnacle of this form of social and urban planning.The built heritage of Portlaw, within the Model town area, is aphysical manifestation of social, economic and cultural events. Thereare a variety of structures within the town from industrial and civicstructures to Mulvaney designed houses and the distinctive Portlawworkers houses. The construction of the cotton mill ranks in scaleand technological achievement with the great industrial towns ofEngland and North America.POLICYArchitecturalquality ofPortlawRetention ofimportanttownscapedesign elementsPortlaw being a model village means it joins a select class ofimportant 19 th century urban and social developments in Europe andNorth America. The layout of the model village inspired by Baroquetradition of urban planning make it exceptional both in the context ofIrish urban development as well as that of model village design.BE1 Protect the architectural and environmental qualities ofPortlaw, which derive from its unique layout, design, andunity of character;BE2 Retain important architectural and townscape designelements such as shopfronts; rooflines and trusses; bargeboards, timber framed windows, ornamental iron worksdesigns, etc.58

Chapter 8: The Built EnvironmentPOLICYIntegratedapproachSite atMalcolmsonSquareBE3 Adopt an integrated approach with regards to landscaping,street furniture etc to ensure environmental upgrading hasregard to the heritage of the historic core;BE4 The vacant site zoned institutional on Malcolmson Squareshall be landscaped as an interim measure to enhance theattractive of the Square and town centre. A civic amenitysuch as a bottlebank could be accommodated on the site inthe short-term. The provision of a bottlebank at such a highlyvisible location would promote the facility whilediscouraging dumping or littering.8.3 PROTECTED STRUCTURESA Protected Structure or proposed protected structure is one that thePlanning Authority considers to be of special interest under one ofmore of the following categories - architectural, historical,archaeological, artistic, cultural, scientific, social or technical. Theprotected structure designation refers to all parts of the structure,unless otherwise indicated. This includes the interior, exterior andcurtilage associated with the building. Details of Protected Structuresare entered by the Council in its Record of Protected Structures(RPS). Any works, which in the opinion of the council wouldmaterially affect the character of a Protected Structure, would requireplanning permission.Portlaw currently has 14 structures on its RPS. The RPS is includedin Appendix B of this Plan and on Map 6. Structures can be addedto, or deleted from the RPS at anytime. The Council maintains acontinually updated copy of the Record, a list of which is availableon the Council website. Each Protected Structure is mapped andcopies of same are available for inspection in the Council’s offices inDungarvan.POLICYArchitecturalImpactAssessmentThe gates to Mayfield House have been temporarily removed toaccess to the site. These will be replaced as soon as possible. Landswithin the curtilage of Woodlock House have been zoned to providefor a Nursing Home and sheltered housing for the elderly. Given thesensitivity of the location having regard to the Protected Structure ofthe Status, the development of the site should be subject to aMasterplan for the overall zone to be approved by the PlanningAuthority.BE5 Require an Architectural Impact Assessment where it isconsidered that proposed works would have the potential tosignificantly alter the character of a Protected Structure.59

Chapter 8: The Built Environment8.4 NATIONAL INVENTORY OF ARCHITECTURALHERITAGE (NIAH)The National Inventory of Architectural Heritage (NIAH) carried outa survey in 2003, which identified and highlighted a selection of thearchitectural heritage of County Waterford. The Minister of theEnvironment, Heritage and Local Government recommended that 70structures within Portlaw be added to the Record of ProtectedStructures (RPS). Some have been already added to the RPS and theCouncil is obliged to have regard to the remaining recommendations,which are not yet included in the RPS. During the plan period, theCouncil will consider the inclusion of the remainingrecommendations in the RPS. However, it is also considered thatsome of those identified would be better served being located withinthe proposed ACA.POLICYBestConservationPracticeBE6 Ensure that all works carried out on a Protected Structurefollow best conservation practice guidelines.8.5 ARCHITECTURAL CONSERVATION AREA (ACA)Conservation areas are areas of special architectural or historicinterest, the character or appearance of which it is desirable topreserve or enhance. The designation of the ACA will involve theestablishment of specific policies and objectives for the area toprotect the unique qualities of built heritage, which contribute to thecharacter of the town.Street furniture, boundary walling, entrance gateways, open spacesand vistas all contribute to the character and visual identity of anarea. These features, on their own may not warrant inclusion inRecord of Protected Structures, however they form part of thearchitectural heritage of an area and are provided protection withinan ACA. It is important to note the designation of an area, as anACA does not place a ban upon all new development withinits boundaries. However, new developments will be requiredto demonstrate that it will not harm the character or appearanceof the area.It is an objective of the plan to designate the area outlined in Map 6as an Architectural Conservation Area during the lifetime of this60

Chapter 8: The Built Environmentplan. The area is to include Brown Street, Main Street, WilliamStreet, the Square, the Canal, vernacular houses on the access routefrom Kilmeaden at Coolfinn and the access route from Coolfinnincluding stonewalls on approach routes. The Council will initiatethe required procedures for same in accordance with Section 81 ofthe Planning and Development Act 2000.POLICYProtection ofbuilt heritageACA guidelinesStreetscapeRenovation andredevelopmentRaise awarenessBE7 Protect the unique qualities of built heritage, whichcontribute to the character of the town, through the ACAdesignation and addition of structures to the RPSBE8 Prepare guidelines in regard to planning repairs orrestoration and managing a programme of regularmaintenance for those structures within the ACA.BE9 Have regard to the impact of proposed development onthe character and appearance of the streetscapes in termsof compatibility of design, colour finishes and massing ofthe built formBE10 Require that the renovation and redevelopment, whereappropriate, of Protected Structures and those buildingswithin the ACA will be sensitive to and shouldcomplement the existing character of the townBE11 Raise awareness amongst the wider community ofPortlaw’s unique architectural and social significanceOBJECTIVEUndergroundingof wires, cablesand servicesBO1 Provide for the undergrounding of wires, cables andservices where possible and subject to availability ofresources.8.6 THE TANNERY SITEThe Tannery Site is of national importance and offers a prime site forredevelopment within the town. The present layout of the factorybuildings began as far back as 1826 and the factory was used fortanning between 1932 – 1985. The tannery ceased in 1985 but someoperations continued there until 1993.61

Chapter 8: The Built EnvironmentThe redevelopment of the site has been stalled for a number of yearsdue to contamination of the site as a result of its various uses overthe years. The millpond was used as a landfill for tanning wastewhen the site was in use as a tannery and this probably represents themost extensive area of contamination in the site and is the primaryimpediment to redevelopment. As no waste register was kept little isknown about the waste types and management practices, except thatall solid wastes were disposed of in the landfill and all effluentstreams drained in to the canal.The development of the Tannery Site will require an Action AreaPlan for the entire site to ensure that development of the area will beundertaken in a cohesive, integrated and co-ordinated manner. Thearea to be included in the Action Area Plan is indicated on Map 4 asSpecial Use Zone A and developers will be required to liase with theConservation Officer of Waterford County Council prior to thesubmission of an application. It is important that the development ofthe site is integrated into the existing urban area of Portlaw.Development of the Tannery should comply with the followingcriteria 12 ;o Development shall be in accordance with an approvedAction Area Plan for the overall site, which should includean environmental assessment of the likely impacts;o Development should follow a structured approach and takeaccount of the value and significance of the industrialcharacter of the existing structures. All phases ofdevelopment must occur in the context of the vision set outin the proposed Area Action Plan;o Primary access to the site will continue to be from theexisting main entrance at Gate lodge to Mayfield House;o An area of public open space/park will be provided insoutheast section of the site at the location of the Mill Pond,south of entrance drive, which will act as a link between theredevelopment of the western section of the Special UseZone and Portlaw town centre. The extent of the openspace zone will be agreed with eth Planning Authority aspart of the Action Area Plan approval;o The relationship between Mayfield House and the IndustrialComplex will be respected in future development. Traditionalroutes and paths linking both structures, as well as the viewtaking in Mayfield House from the factory buildings, willbe retained;o The adaptation of Mayfield House to modern use isacceptable to the Planning Authority, however residential12 Portlaw Heritage Conservation Plan 2003.62

Chapter 8: The Built Environmentdevelopment shall not be permitted on the surroundinggrounds (to north of entrance drive);o The cotton mill building will form the focus of futuredevelopment at the complex;o The Canal and the banks of the River Clodiagh shall beretained as public open space;o Development works that may impact on an area ofarchaeological potential including underwater area, may bethe subject of archaeological investigation prior toconstruction.POLICYTannery SiteBE12 To continue to liase with the Environmental ProtectionAgency (EPA) as to the best practicable means to reinstatethe Mill Pond site.OBJECTIVECompulsoryPurchase OrderBO2 Facilitate the development of the former Tannery site forappropriate mixed-use developments, using CPO powers ifnecessary.8.7 HERITAGE AND CONSERVATIONThe Heritage Conservation Plan for Portlaw was produced in 2003by the Heritage Council and addresses the various issues and threatsposed to the built heritage of Portlaw. It also provides policies toprotect and enhance this heritage for the benefit of all. The review ofthe Local Area Plan provides an opportunity to incorporate/implement some of the policies and objectives contained in theConservation Plan into this plan.POLICYGrant FundingBE13 Continue to administer and make grant funding available,as resources permit, for work to those structures identifiedin the Portlaw Conservation Plan, which contribute to thespecial character of Portlaw.OBJECTIVEPortlawHeritageConservationPlanBO3 Implement the policies and objectives of the PortlawHeritage Conservation Plan.63

Chapter 8: The Built Environment8.8 ARCHITECTURAL HERITAGEOur archaeological heritage is a non-renewable cultural resource andits protection is an integral part of planning policies at international,national, regional and local levels. It comprises “all vestiges ofhuman existence and consists of places relating to all manifestationsof human activity, abandoned structures, and remains of all kinds(including subterranean and underwater sites), together with all theportable cultural material associated with them” 13 .The Council will ensure that features or items of archaeologicalinterest are protected and preserved from inappropriate developmentthat would adversely effect and /or detract from the interpretationand setting of these sites.8.9 RECORD OF MONUMENTS AND PLACES (RMP)The Record of Monuments and Places (RMP) was established underSection 12 of the National Monuments (Amendment) Act 1994 andidentifies areas, structures, features, sites or objects listed in thisRecord are known as Recorded Monuments. 14 There are no RecordedMonuments within the Portlaw town boundary.13 ICOMOS Charter for the Protection and Management of the Archaeological Heritage (1990).14 The Record of Monuments and Places is published by the Archaeological Survey of Ireland and theDepartment of the Environment, Heritage and Local Government and is available for inspection in counciloffices and county libraries.64

Chapter 9: Open space, amenity and the natural environment9.1 LEISURE AND RECREATIONLeisure, sport and outdoor recreation are important components of life.They provide many cultural, social, economic and environmentalbenefits and contribute positively to physical and mental health and abetter quality of life.9.1.1 Public Open Space and AmenityThe preservation of the recreational amenities is an integral part of thesustainable development of the Portlaw, both in terms of maintainingan attractive and accessible resource for the Town’s population and interms of attracting inward investment from tourism and increasing themarketability of Portlaw as a location for commercial, business andindustrial activity.It is the aim of the Council to protect, preserve and enhance therecreational amenities of Portlaw and that any deficiencies in existingrecreational areas are made good as opportunities arise.9.1.2 Recreation and Amenity FacilitiesWaterford County Council has assisted Portlaw in achieving areasonable provision of recreational and amenity facilities since theadoption of the 2002 Plan.GAA PitchThe major recreational facilities serving the town include:-o G.A.A Club;o Soccer Club;o Woodland Walks through Portlaw Wood and Kilbunny Wood;o Children’s playground at Stoney Road.However, the demand for recreation and leisure facilities is growingdue to increased residential development, increased mobility, shorterworking hours and a growing awareness of the advantages of recreationand leisure involvement.66

Chapter 9: Open space, amenity and the natural environmentPOLICYLandscapingProtection ofopen space andplayingfacilitatesOS1 Continue the existing programme of landscaping and planting atstrategic locations, particularly along the approaches to thetown, to enhance the visual amenity and attractiveness of thetown;OS2 Encouraging the protection and enhancement of open spacesand playing facilities for the long-term benefit of the wholeOBJECTIVEOpen space tonorth of reliefroadOpen SpaceAreas zonedamenityRecreationaltrails.Linear openspaceIvy WalkOSO1 The pond to the north of the relief road on the lands zoned forResidential Phase II should be incorporated into the overalldevelopment of the area as open space;OSO2 To make available adequate amenity and recreational openspace, for the community, at a reasonable distance from theirplaces of residence;OSO3 To reserve for recreation and amenity use, those areas zonedfor such purposes on the Land Use Zoning Map of this Plan;OSO4 To promote walking and the use of recreational trails throughPortlaw Wood, Kilbunny Wood and along Canal Bank Walk;OSO5 To preserve and further develop a linear open space featurealong the canal bank;OSO6 Reinstate and restore the Ivy Walk.9.2 RESIDENTIAL DEVELOPMENTSOpen space in residential areas can enhance the character of residentialareas and can serve different needs depending on its size, location,accessibility, design and facilities. It is essential that areas of attractiveand landscaped public open space, including children’s play spaces, areprovided as an integral element of new residential developments.9.2.1 Active and Passive Recreation AreasActive recreation areas require prepared facilities such as playgrounds;tennis or basketball courts and provide the community with theopportunity to participate in sporting activities. Passive recreationareas do not require prepared facilities with the emphasis placed onopen space and landscaping.The provision of open space in major new developments shouldfacilitate both active and passive recreation areas. Active recreational67

Chapter 9: Open space, amenity and the natural environmentareas should range from safe play areas for smaller children with hardand soft landscaping to sporting facilities for older children. Passiverecreation areas should include walkways and sheltered/landscaped areas.9.2.2 Children’s Play AreasIn determining the layout ofnew housing developmentsan important consideration isthe provision of safe areas forchildren to play. The mainplaces for children to play isadjacent to their homes forsupervision and safety reasons.It is therefore important thatchildren’s play areas and Children’s playgroundfacilities are located within areasonable walking distance of where they live. However, they shouldnot be located so close to dwellings as to cause noise or nuisanceproblems for residents.The Council shall apply the standards in relation to the provision ofappropriate open space as set out in the development Standards of thislocal area plan.POLICYOpen spacenetworksProtection ofexisting hedgerowsand mature treesQuality open spaceNew areas of openspaceOS3 Encourage the creation of well-distributed, well-connected andaccessible networks of passive and active open spaces in allnew residential developments;OS4 To ensure that all new residential development makes sufficientprovision for good quality open space, including tie-in withadjoining lands where appropriate;OS5 To encourage the provision of active recreational open space,such as playing pitches and associated facilities, where this canbe achieved in accordance with the overall developmentstrategy for the town;OS6 To seek to achieve high standards of siting, design andlandscaping for all new open space areas.9.3 NATURAL ENVIRONMENTThe natural environment is made up of our landscapes, wildlife, floraand fauna. The conservation of this natural environment forms animportant overall policy in the Waterford County Development Plan2005 - 2011.68

Chapter 9: Open space, amenity and the natural environmentThe protection of this element of Portlaw is of significant importanceas it makes a considerable contribution to the character of the area as anattractive place to live and work. It is also an important part of whatmakes our towns an attractive place to visit and therefore contributes tothe local economy.It is the aim of the Council to protect the natural environment throughthe promotion of policies and objectives that respect the naturalenvironment; the economy and the social and cultural needs of thecommunity.9.4 PROTECTION OF THE NATURAL ENVIRONMENT9.4.1 Preservation of Trees and HedgerowsWoodland areas, groups of trees, trees and hedgerows are ofimportance because of their nature conservation value and thecontribution they make to the amenity of an area. They provide habitatfor wildlife and help create an attractive landscape. It is the aim of theCouncil to seek to protect Woodland areas, groups of trees, trees andhedgerows, which contribute to the amenity of an area.New developments will be required to carefully consider the potentialimpact the development will have upon trees and hedgerows. They willbe required retain existing trees, where practicable, and whereverpossible to retain existing hedgerows. Where development involves theloss of trees a replanting scheme with trees of appropriate numbers,species and size will be required.The Council may request that a tree survey is completed as part of adevelopment proposal, to ensure development will not result in thedamage or loss of mature amenity trees. The Council will make TreePreservation Orders (TPO), as deemed necessary following inspectionand report by a qualified arboriculturist.POLICYProtection ofhedgerows andmature treesOS7 Protect and preserve stone walls, existing hedgerows andhealthy mature and developing trees by incorporating theminto the site layout of any new developments and toencourage new planting and the replacement of losthedgerows and trees using native species.69

Chapter 9: Open space, amenity and the natural environment9.4.2 Habitat ProtectionIn order to protect the diversity of the natural environment, it isessential to conserve habitats. The Local Area Plan is within, andotherwise drains into, the Lower River Suir candidate Special Area ofConservation (cSAC) (No. 2137), designated under EuropeanCommunities (Natural Habitats) Regulations, 1997 (S.I. No. 94 of1997). The cSAC was designated for eight species and seven habitatslisted in Annex I and II of the EU Habitats Directive (Council DirectiveNo. 92/43/EEC of 21 May 1992). Of these, four species (white-clawedcrayfish (Austropotamobius pallipes), sea Lamprey (Pretromyzonmarinus), twaite shad (Alosa Fallax) and salmon (Salmo salar) areassociated with this area of River Clodiagh and River Suir. Theprotection of the conservation value of cSAC sites is a policy of theWaterford County Development Plan.A number of other areas surrounding Portlaw are of Europeanimportance and have achieved statutory recognition by being declaredcandidate Special Areas of Conservation (cSAC) and proposed NaturalHeritage Areas (pNHA).These areas include Portlaw Woods (cSAC & pNHA) and the CoolfinMarshes (cSAC & pNHA) and require protection for the followingreasons:-ooooThey contain valuable habitats where organisms (some rare)live in a relatively natural state;There are, in most cases, proposed Natural Heritage Areasand other categories (Special Protection Areas or proposedCandidate Special Areas of Conservation), which are or willbe protected under national legislation;They often contain aquifers of regional importance that arevulnerable to groundwater pollution; andDevelopment in such areas has the potential to cause majorvisual change in the landscape.70

Chapter 9: Open space, amenity and the natural environmentPOLICYNationalBiodiversityPlanDevelopmentswithin andadjoining cSAC’sand NHA’sBuilding surveyOS8 Have regard to the National Biodiversity Plan when assessingdevelopment proposals, and to provide for the protection,conservation and enhancement of wildlife habitats andDesignated Sites, where they are considered to be of importancein their own right or as part of a network of habitats or as acorridor or link between habitats;OS9 All development proposals on lands situated within or adjoiningcSAC and NHA shall be considered on their own merits andshall only be permitted where it can be demonstrated that suchproposals do not have an adverse affect on the natural and semi-9.4.3 natural Air quality habitats and species of flora and fauna and will besubject to consultation between the Planning Authority and theDepartment of the Environment, Heritage & Local Government(Development Applications Section);OS10 To require a survey of old stone buildings for breeding orroosting bats prior to redevelopment works being carried out.The protection of natural resources is a fundamental principle ofsustainability. Policies in the County Development Plan are designed tominimise the impact of development on natural resources, or ensurethat such impact is consistent with the principles of sustainability.Clean, unpolluted air is essential to the health and well-being of thecommunity and the Council will encourage the reduction of emissionsand dependency on fossil fuels. Air pollution is caused predominantlyby emissions from the burning of fossil fuels. The largest consumer offossil fuels is the transportation sector, followed by the industrial andagricultural sectors. Commercial and domestic consumption of fossilfuels for power and heat also contribute to air pollution. Thedevelopment of ‘green’ energy resources and technology has aconsiderable role to play in reducing pollution and improving airquality and shall be supported and facilitated by the Council.POLICYPromote GreenEnergyOS11 Encourage the development of “Green Energy” technologyand resources to reduce air pollution and improve air quality.9.4.4 Radon GasRadon gas originates naturally from the decay of uranium in rocks andsoils. Should radon accumulate to unacceptably high concentrations(e.g. when it enters an enclosed space, such as a house or otherbuilding), it may cause serious health problems. As such, the siting of71

Chapter 9: Open space, amenity and the natural environmentnew housing and/or the incorporation of remediation measures inrelation to radon gas, is an important consideration for any household.9.4.5 Ground Water ResourcesThe area within and adjoining Portlaw Town supports a RegionallyImportant Fissure Flow Aquifer and Locally Important ModeratelyProductive Aquifer, both of which have associated extreme aquifervulnerability.Consideration shall be given to the potential for adverse impact on thegroundwater resource in the area arising from the development withinthe Plan area. Appropriate mitigation measures will be required fordevelopments so as to ensure the ongoing protection of groundwaterresources, surface water, associated habitats and species in the area. Nodevelopment shall be permitted unless the Planning Authority issatisfied that adequate protection measures have been put in place forthe protection of the ground water arising from the construction orsubsequent operation of the development.9.4.6 River Basin District ManagementThe EU Water Framework Directive provides for a new an integratedapproach to the protection, improvement and sustainable use of allwaters, including rivers, lakes, estuaries, coastal waters and groundwater.It proposes a system of water management based on natural rivercatchments. It aims at maintaining the ‘high status’ of surface waterswhere it exists; preventing any deterioration in the existing surfacewater status; and achieving ‘good status, at least, in all waters by 2015.POLICYProtection ofthe ClodiaghRiverIreland has been divided into River Basin Districts and InternationalRiver Basin Districts and the Department of the Environment, Heritageand Local Government are promoting and funding the establishment ofriver basin management districts, and the appointment of consultants todevelop River Basin Management Systems.OS12 To protect, in conjunction with other responsible agencies, thewater quality of the Clodiagh River.72

Chapter 10: Development Control StandardsCHAPTER 10Development Control Standards10.1 Introduction10.2 Location of NewDevelopment/General10.3 Redevelopment of brownfield sites10.4 Road Safety Audits10.5 Standards for new Developments10.6 Apartments10.7 Childcare Facilities10.8 Services10.9 Car Parking10.10 Development Contributions10.11 Bonds and Security10.12 Industrial & CommercialDevelopments10.13 Advertising10.14 Demolition of Buildings10.15 Protected Structures10.16 Architectural Conservation Area &Vernacular Architecture10.17 Archaeological heritage10.18 Area of Archaeological Potential10.19 Shop Fronts10.20 Tree Preservation Orders10.21 Agricultural Development10.22 Environmental Impact Assessment10.23 Zoning ObjectivesThe Council, using the statutory powersgranted under the Planning and DevelopmentAct, 2000-2002 Acts, guides newdevelopment by ensuring that all developmentproposals are consistent with theaims and objectives of this DevelopmentPlan.This chapter sets out the standards to whichnew development must comply in order toqualify for planning permission.73

Chapter 10: Development Control Standards10.1 INTRODUCTIONThe Council, using the statutory powers granted under the Planning andDevelopment Act 2000, sets out hereunder the standards and otherconsiderations, which must be complied with in order to qualify for planningpermission. In applying this, the Council will adopt a flexible approach wherebythe requirements may be relaxed where proposed developments are otherwiseconsistent with proper planning and development and where the preservationand improvement of amenities and facilities is ensured, and where it isdemonstrated that such a relaxation would have no significant adverse impact.Under the planning system, many minor works and structures do not normallyrequire planning permission. These works are known as exempted development.Schedule 2 of the Planning and Development Regulations 2001 sets out theclasses of Exempted Development. 1510.2 LOCATION OF NEW DEVELOPMENT/ GENERALIt is the policy of the Council to ensure that all development that takes place inPortlaw over the plan period is consistent with the sustainable settlement anddevelopment strategy that is set out in this Plan. The Council will encourageappropriate new development in areas that have been specifically zoned for suchpurposes. Sequential approach to development will be adopted whereby landclosest to the town centre and existing infrastructure shall be developed firstlywith future development extending outwards in an orderly fashion.10.3 RE-DEVELOPMENT OF BROWN FIELD SITESThe Council will encourage the utilisation and re-development of obsolete andvacant sites in preference to green-field development. Appropriate investigationswill be required where there is a risk of contaminated materials beingencountered during excavation works. The Council will refer all such cases tothe Health and Safety Authority for their advice and guidance as to what extentof investigations are required. Any contaminated materials found on the siteshall be treated and/or disposed in accordance with EU and national wastemanagement legislation and recommendations made by the Health and SafetyAuthority.10.4 ROAD SAFETY AUDITSThe council will require Road Safety Audits for developments requiring theprovision of a new vehicular access, or the alteration of an existing vehicularaccess point, onto National Primary and National Secondary Routes. A RoadSafety Audit may also be required on non-national routes, where council deems15 It should be noted that there are certain restrictions to these classes as set out in Section 9 of said Regulations.74

Chapter 10: Development Control Standardsit necessary. The current standard with regard to the submission of a RoadSafety Audit is the NRA’s DMRB HD19/01 and Guidelines HA42/01.There will be a presumption against development within road reservationcorridors, identified in this plan and for National Road developments.In addition, a Traffic Impact Assessment shall be submitted together with anydevelopment application, for developments likely to have significant impact onroad safety.10.5 STANDARDS FOR NEW DEVELOPMENTWhen considering proposals the council will assess the general ability ofdevelopments to satisfy site suitability and technical considerations. These include:-• The availability of adequate services and infrastructure;• The adequacy of screening/ landscaping;• The height, scale, bulk, finishes and detailed design;• The sustainability of storm/surface water storage and runoff proposals; and• The availability of adequate sight lines at vehicular entrance points.All new developments shall meet the standards laid down with respect to access,density, building lines, roadside boundaries, drainage and design.The Council will also have regard to any Guidelines for Planning Authoritiesproduced by the Department of the Environment, Heritage and LocalGovernment, e.g. ‘Residential Density Guidelines for Planning Authorities’,(Department of the Environment and Local Government, 1999).All proposed development shall be in accordance with National and EUenvironmental legislation and the environmental policies and objectives set outin the current Waterford County Development Plan and this Plan.10.5.1 AccessThe location of access points onto the public road network shall be such as toachieve adequate sight distances to ensure traffic safety. In areas, whereroadways are substandard in width and/ or alignment, the Council will requirethe creation of a setback to improve vehicular access and road safety.10.5.2 Building LinesIn an urban environment, building lines can help preserve residential amenity.The Council will seek to ensure that development is not carried out in front ofestablished building lines or in a position, which would be in conflict with thebuilding lines determined by the Council to be appropriate for that area. Thetraditional street lines and linear street pattern will be required to be maintainedin any new buildings. Buildings on corner sites, which present facades onto two75

Chapter 10: Development Control Standardsstreets, are particularly significant townscape features, and developmentproposals affecting corner sites will require careful design in recognition of theirlocational importance in the streetscape.In appropriate circumstances, the Council will consider deviations fromestablished building lines where this minimises overshadowing and allows newdwellings/ buildings to maximise the capacity to obtain natural light, as this willlead to a reduction in the usage of non-renewable energy in the dwelling.10.5.3 Site Planting/ LandscapingThe Council will aim to protect and preserve mature and semi-mature trees andwill require new developments to be so designed as to integrate existing treesinto any new schemes to the extent that this is appropriate and practicable.Where appropriate, a detailed tree survey and landscaping scheme shallaccompany development proposals and shall set out a scheme of planting for thedevelopment site including the type and density of species to be planted and thetimescale within which such planting will be completed.Detailed proposals providing for a mix of both hard and soft landscaped areasshould form part of any estate development application. In the interests ofsustainable development, existing trees should be retained. Additional plantingshould be selected from the lists of plants and trees in Appendix B wheredeemed necessary.10.5.4 Site CoverageSite coverage is a control for the purposes of preventing the adverse affects ofoverdevelopment and thus safeguarding sunlight and daylight within oradjoining proposed layouts or buildings.Site coverage is determined by dividing the total area of ground covered by thebuilding(s) by the total ground area within the curtilage of the site(s) excludingany land lying between the building line and the public street.Site Coverage =Footprint of developmentArea of site.The Council does not consider it appropriate to employ specified limits on plotratio and site coverage in a town of the size and with the other characteristics ofTramore. Plot ratio and site coverage should reflect traditional patterns of usagewithin the area and the Council will determine such issues in the particularcircumstances of the case.10.5.5 Plot RatioPlot ratio expresses the relationship between the area of a site and the total grossfloor area of the building(s) whether existing or intended to be erected on it. It isdetermined by the following equation:76

Chapter 10: Development Control StandardsPlot ratio = Gross floor area of building(s)Site areaGross floor area is the sum of floorspace within the external walls of thebuildings, excluding plant and tank rooms and car parking areas. Site area relatesto the area of the development site and in the case of ‘greenfield’ sites wouldinclude access roads, car parking areas and open spaces within the site. Ingeneral, a flexible approach will be adopted in the determination of the preciseplot ratio and site coverage of each individual application, however generally theplot ratio should not exceed 2.10.5.6 DensityDensity is a measure of the relationship between buildings and their surroundingspace. Density should achieve an efficient use of land appropriate to its locationand context, while avoiding the problems associated with overdevelopment.Density isdetermined asa factor ofDesignHigh Qualityof design andlayout areessentialExisting residential densities vary throughout Portlaw. The density of newhousing development is a factor of design and each development shall beassessed on its own particular merits in terms of density. In the interests ofadhering to the principles of sustainable development, the Council willencourage a higher density of where there is an adequate physical, social andeconomic infrastructure to accommodate this level of development inaccordance with the ‘Residential Density Consultation for Planning Authorities’,(Department of the Environment and Local Government, 1999).The Council will seek to promote appropriate levels of higher residential densityon brownfield sites, in the town centre and at other appropriate locations withinthe town boundary. While higher development densities will be promoted by theCouncil, it is recognised that over-development of sites can have an adverseaffect on the amenity of adjoining properties and areas, can give rise tosignificant levels of traffic and has implications for the provision of private openspace. The Council recognises that a high quality of design and layout and agood quality living environment are essential if increased residential densitiesare to be acceptable.10.5.7 DesignIn the interests of maintaining quality urban design, the scale, design andbuilding materials of infill development shall be in harmony with the existingbuilt environment.10.5.8 Access for Persons with Disabilities and the Mobility ImpairedAll future developments used by the public shall have access for persons withdisabilities and those who are mobility impaired, incorporated into the design ofthe building as an integral part of the proposal. Parking shall be provided for themobility impaired in locations that are convenient for users.77

Chapter 10: Development Control Standards10.5.9 LayoutThe Council is primarily concerned with the provision and protection ofresidential amenity. Residential amenity will be assessed on the basis of bothqualitative and quantitative criteria.For the purposesof this Plan,proposals thatinvolve theconstruction ofmore than twounits will beconsidered estatedevelopment.Qualitative CriteriaSafety;Privacy;Sense of identity;Variety;Functionalism;Convenience;Access for the disabled;Overall aesthetics (hard/soft landscaping)Quantitative CriteriaDensity;Site sizes;Public open space provision;Recreational open space;Play areas, etc.Housing estate developments are likely to meet both qualitative and quantitativecriteria if they are designed to provide:-● Hierarchical road system from distributor road to cul-de-sac;● Clustered groups of housing;● Variety of house types and design;● Judicious provision of open space, both private and public;● Mixture of hard and soft landscaping;● The ‘living street’ design concept;• The maintenance of access to sites for backland development.In terms of the above it is a policy requirement of Waterford County Councilthat development proposals for individual housing estates provide:-●●●●●A variety of House type and size;A variety of design, elevational treatment and featured estate entrances;Landscaping proposals that include ‘street furniture’, planting,viable hard and soft community spaces;A minimum of 4.0m separation distance between the gables of nonattachedadjoining dwellings; andPedestrian linkages with adjoining developments, open space areasand amenity areas.78

Chapter 10: Development Control StandardsThe council may require prospective developers of larger housing estatedevelopments to submit a Community Impact Assessment that provides anassessment of the likely impact of their development in relation to (amongst others):●●●●●●The need for a community building;Accessibility to community facilities and services;Public transport facilities and services;Crèche/ childminding facilities;Educational facilities and provision andRecreational facilities and provision.It is envisaged that this measure will assist in flagging those services/ facilitiesthat require intervention and resolution, and also assist in protecting against ashortfall of such community facilities and services. Where the council considersit appropriate the planning authority may include conditions governing thephasing of the development and/or may extend the appropriate period of thedevelopment.10.5.10 Road LayoutRoad layout and design shall be as set out in ‘Recommendations for SiteDevelopment Works for Housing Areas 1998’ issued by the Department of theEnvironment and Local Government Publication and the National RoadsAuthority Road Safety Audit Guidelines. Provision shall be made in the layoutof housing areas for convenient pedestrian circulation within the area and toother adjoining areas, independently of the road system. Roads are divided intothree classes:-1. Access Road: distributing traffic within a housing area off which are culde-sacroads, short loop roads. In larger housing areas access roads shouldnot have houses accessing directly on to them.2. Estate Road: >30m in length3. Cul-de-Sac:

Chapter 10: Development Control Standardsvehicular traffic, provided that the variation confers a net benefit on residentialamenity and road safety.10.5.11 General Open Space ProvisionOpen space should be integrated into the overall design concept and should beoverlooked by as many houses as possible. Incidental spaces left over after sitelayout, will not be considered as open space by the Council.Where there is a requirement to maintain trunk services in areas under publiccontrol, this aspect must be considered in the design of the development.Open space in housing areas shall normally be based on a standard of 15%minimum of gross site area. The open space provision should be on ahierarchical system distributed throughout the housing area, ranging from smallchildren’s play areas, located in sight of their homes to larger areas where olderchildren can play ball and persons can exercise dogs for example.In certain innovative housing layouts, the developer may choose to provide acombination of private and semi-private (communal) spaces, eg. Courtyardlayouts etc. This could be in the form of small private terraces for each dwellingopening directly onto a semi-private enclosed landscaped space solely for theuse of the residences, which directly adjoin this space. In such cases, it may beconsidered appropriate to accept the sum of the area of both spaces as satisfyingthe private open space requirement for these dwellings.The Council reserves the right to accept contributions from developers in lieu ofprovision of open space in appropriate circumstances where it would achieve abetter distribution of open space and assist in the provision of amenities for thearea.10.5.12 Private Amenity Space for Individual Housing UnitsThe Council will require the provision of private amenity space in accordancewith the following table for all new residential units (individual or withinhousing estates). This is based on a rear garden depth of 11 metres. This willalso facilitate domestic storage for residents and encourage residents to engagein recycling activities, such as composting.Table 8:Minimum PrivateAmenity SpaceRequirementUnit TypePrivate Amenity Space RequirementTerraced House 90m 2Semi-detached House 120m 2Detached House 150m 2Note: These standards may be reduced for smaller houses such as housing for the elderly,but may not be less than 40m 2 .80

Chapter 10: Development Control Standards10.6 APARTMENTSApartments will be permitted at suitable locations having regard to proximity tothe town centre, access to services and facilities and compliance with thestandards set out below.10.6.1 Minimum Floor AreaIn general, the following minimum floor areas are required for all apartments.The planning authority shall encourage the provision of apartments that exceedthese minimum requirements.Table 9:MinimumFloorarea forApartmentsApartment TypeOne bedroomTwo bedroomThree bedroomMinimum Floor Area40m 260m 290m 2The minimum size of rooms required for new developments and conversions inall instances are to be as set out in the current Guidelines on ResidentialDevelopments in Designated Areas, Department of the Environment (1995).In all cases, the minimum size of the bathroom shall be 4m 2 , and the minimumsize of a kitchenette shall be 4m 2 . Depending on site factors, the scale of thedevelopment and location, the planning authority may insist on the provision ofa high proportion of apartments, which exceed these minimum requirements.The minimum size of bedrooms shall be 6.5m 2 ; the minimum size of a habitableroom as required by the Building Regulations ranges from 6.5m 2 to 10.2m 2 andshall be calculated as one bed-space. Bedrooms of 10.2m 2 and greater shall becalculated as two bed-spaces. In apartment developments, every apartment shallhave at least one bedroom a minimum of 10.2m 2 in floor area. The minimumsize for balconies in new apartment developments is 5m 2 .It is the intention of the planning authority to monitor and, where appropriate, toreview these minimum requirements during the life of this plan.10.6.2 Internal Floor SpaceAll rooms should be of a reasonable shape and proportion and have adequatespace for normal living purposes. The shape and layout of rooms shouldmaximise the amenity of residents. All living rooms, kitchens and bedroomsshould minimize overlooking of adjoining/adjacent residences, and should be solocated so as to avoid facing towards nearby high boundary or gable walls.In the case of conversions, partition walls within and between residential unitsshall not cut across windows.81

Chapter 10: Development Control Standards10.6.3 Amalgamation of Apartment UnitsIn order to ensure a degree of flexibility, the floor plans of small one and twobedroom apartment units shall be so designed that at a later date they can beamalgamated to form larger two and three bedroom units, without excessivedisruption to the structure of the building. This is intended to allow for changesin the size and mix of apartments in the long term, which reflect changingrequirements and demands of occupants.10.6.4 Open Space Provision for Apartment UnitsApartment units must generally have a minimum of 15m 2 open space perbedroom within the site. Alternatively, a financial contribution for the provisionof open space will be considered.In the case of apartment and duplex style schemes, private open space is to beprovided in the form of landscaped areas, courtyards, terraces/patios andbalconies. Roof gardens may also be considered, provided that they are easilyaccessible, secure, and attractively landscaped.Proposals incorporating a combination of private and semi-private (communal)spaces, eg. Courtyard layouts etc, will also be considered. In such cases, it maybe considered appropriate to accept the sum of the area of both spaces assatisfying the private open space requirement for these units.10.7 CHILDCARE FACILITIESIn accordance with the Government Guidelines on the Provision of ChildcareFacilities, the council will require the provision of a childcare facility to serveareas with 75, or more, dwellings. However where they appears to be an overprovision of childcare facilities in a particular area the Planning Authority mayconsider the provision of an alternative community facility in lieu of a crèche.Developments of less than 75 units, which will also benefit from this communityfacility may be required to contribute to development costs, at the discretion ofWaterford County Council, where such facility will serve the wider urban area.10.8 SERVICESAll services (such as roads, drainage, sanitary services) for estate developmentsshall be provided in accordance with An Foras Forbartha, ‘Recommendations forSite Development Works for Housing Areas’ and other relevant codes ofpractice, and in accordance with any additional specific requirements laid downby the Council.Provision shall also be made for the location of all services underground.82

Chapter 10: Development Control Standards10.8.1 Waste Water TreatmentThe Council is aware of its obligations to sustainable development with respectto the treatment and disposal of wastewater. The Council will insist that all newdevelopments within Portlaw are connected to the public sewerage systemunless there is extenuating circumstance for providing an interim systemAll new developments shall maintain and, where possible, improve existingroadside drainage when developing driveways and access.10.8.2 Surface Water DesignAll proposals for housing estate development or for the development of a largenumber of houses in a particular area, are required to submit proposals for aSustainable Urban Drainage System (SUDS) – this is a sequence ofmanagement and control structures designed to drain surface water in a moresustainable manner than conventional techniques. As appropriate, suitablecontainment /control measures may be required in relation to specificdevelopment proposals taking into account the local environmental resources inparticular, ground water, surface water and associated habitats. A Flood ImpactStudy (FIS), where the Council considers a proposed development warrantssame, shall be carried out as part of the development submission.Monitoring of groundwater resources, estuarine water quality and estuarinehabitat quality is of key importance. Where developments are permitted, andtheir construction and/or operation may have the potential to adversely impacton these resources, conditions may be attached to any grant of permissionrequiring monitoring and, as necessary, mitigation measures.Surface water runoffWhere deemed necessary, the Planning Authority may require the provision ofappropriate measures for the interception of pollutants from surface run-offassociated with hard standing areas such as fuel storage areas, car parking areasand roads to prevent the entry of same into surface waters. The construction andsubsequent operation of developments within the Local Area Plan area should notresult in discharge of polluting materials to surface and/or groundwater resources.Flood Risk and DevelopmentAppropriately designed developments, which are not sensitive to the effects offlooding, may be permissible in flood plains provided it does not reduce theflood plain area or otherwise restrict flow across floodplains.Development must so far as is reasonably practicable incorporate the maximumprovision to reduce the rate and quantity of runoff. e.g.:- Hard surface areas (car parks etc), should be constructed in permeable orsemi-permeable materials;- On site storm-water ponds to store and/ or attenuate additional runoff fromthe development should be provided;83

Chapter 10: Development Control Standards- Soakaways or French drains should be provided to increase infiltration andminimise additional runoff.For developments adjacent to watercourses of a significant conveyance capacity,any structures (including hard landscaping) must be set back 5m – 10m from theedge of the watercourse to allow access for channel clearing/ maintenance.All new development must be designed and constructed to meet the followingminimum flood design standards:- for urban areas or where developments (existing, proposed or anticipated)are involved – the 100 year flood;- along the Coast and Estuaries – the 200 year tide level;- where streams, open drains or other watercourses are being culverted – theminimum permissible culvert diameter is 900mm (access for maintenanceshould be provided as appropriate).A flood impact assessment and proposals for the storage or attenuation of runoffdischarges (including foul drains) to ensure the development does notincrease the flood risk in the relevant catchment, must accompany applicationsfor planning permission for the development of areas exceeding 1Ha.10.8.3 Waste ManagementThe Council will encourage the reuse of waste and excavated materialsgenerated during the construction phases of development within the site. Anysurplus excavated/constructional/demolition material to be removed from thesite shall be brought to an authorised facility, following the authorisation of theCouncil. Prior to removal of any such material, the Council shall be informed ofthe approximate quantity of material and the location of the proposed facility.An integrated waste management plan will be required to be prepared for any largescaledevelopments within the Local Area Plan area prior to the commencement ofconstruction activities. This should include details for the management of waste(and, in particular, recyclable materials) within the development, including theprovision of facilities for the storage, separation and collection of the waste and, inparticular, recyclable materials, and for the ongoing management of these materials.10.8.4 RefuseIn all estate and apartment development proposals, provision shall be made for asecure, and well-screened, refuse storage and collection point area. Roads andaccess to these areas should be suitable for easy servicing and turning byemergency vehicles. Provision should also be made for a ‘Bottle-Bank’ facility.10.8.5 Public LightingPublic lighting shall conform to the guidelines outlined in the E.S.B. booklet‘Public Lighting in Residential Estates’. In cases where approval for adevelopment proposal is considered outside the area currently lit, the developer84

Chapter 10: Development Control Standardsshall be required to extend the public lighting system as far as the permitteddevelopment.10.8.6 Electricity and Other CablesThe Council will require that all cables in the urban area should be placedunderground.10.9 CAR PARKINGGenerally, developments that, in the opinion of the Planning Authority, are likelyto generate a need for parking spaces, will require the provision of parking spacein accordance with the rates set out in the Table 10 over. Where, in respect of theTown Centre or other development areas, the provision of parking spaces withinthe curtilage of the development at the rates specified, might be detrimental to theoverall urban structure, a contribution in lieu of the provision may be accepted bythe Planning Authority. These contributions will be equivalent to the cost ofprovision of the car parking spaces as determined in the relevant DevelopmentContributions Scheme in place at the time and shall be used for like provision inthe nearest convenient location, so as to facilitate the development.Car parking and service facilities shall be provided entirely within the curtilageof the development or convenient to the principal use served. Within housingestate/ residential developments where car parking cannot be provided in such amanner, alternative provision may be made for appropriate communal carparkingareas, with easy and safe access to individual dwelling units.The Council shall oversee that car parking and service facilities are sited withinestablished building lines to ensure minimum interference with adjoining premises.Despite the above, Council considers that it is inappropriate to apply a blanketset of standards throughout the town since there will be a variation from area toarea in parking requirements. A matching of the physical and environmentalcapacity of streets, redevelopment needs, adjoining uses, multi use of carparksand the need to conserve and retain existing patterns of development andstreetscapes will all be considered in the determination of precise parkingrequirements. In this regard two areas have been delineated where different carparking requirements will apply, the central area and the remainder of the plan area.10.9.1 The Central AreaIn the case of new development proposed within the central area it is intendedthat only operational parking should to be provided on-site and even then only ifthe developer can show the need for such operational spaces. In lieu of on-siteparking provision the Council will require a financial contribution towards thecost of provision of public parking in the vicinity, based on the standards set outin Table 10 of this Development Plan. This policy is to ensure that only aminimum of private parking remains outside the Council's control.85

Chapter 10: Development Control Standards10.9.2 Other AreasIn the remainder of the Plan area, full off-street parking provision will berequired as per the standards set out in Table 10 of this Local Area Plan. Newdevelopments will also be required to show that adequate parking provision hasbeen made for service vehicles. Vehicular entrances and exits will be required tobe designed so as to avoid hazard to pedestrians and passing traffic. Car parkingareas will be required to be landscaped and maintained to a high standard.Applications for permission shall contain detailed landscaping proposals.In the case of a development where unusual circumstances or specialconsiderations arise, the planning authority may apply a more restrictive or lessonerous standards than that set out in Table 10 of this Plan, where it is satisfiedthat the proper planning and development of the area is better served by such anapproach.The required dimensions for the car parking spaces shall be 4.8 metres by 2.5metres (16 feet by 8 feet) per space and 6.1 metres by 3 metres (20 feet by 10feet) per bay for loading bays. The width of circulation aisles will be 6 metres(two-way) and 3 metres (one-way).Table 10:ParkingRequirementsfor ParticularLand UsesLand UseAuditorium, Cinema,TheatreBallroom/ Dancing Club/Function Room 2Non Operational Parking Operational Parking SpacesSpaces RequiredRequired1 per 10 persons Based on Particular Circumstances1 per 5 sq. m. ofpublic usable floor spaceBased on Particular CircumstancesBank 1 per 20 sq. m g.f.s. 1 C.V. per 2300m 2 plus 1space per employee.Bar/ Lounge 2, 31 per 4.5 sq. metres of 1 space per 4 employeespublic usable floor spaceChurch 1 per 10 persons Based on Particular CircumstancesDwelling 2 per Dwelling Unit –Flat / Apartment1 per Bedroom Unit to a –maximum of 2 parking spaces.Golf or Pitch and Putt Course – Based on Particular CircumstancesGuesthouses including B&B’s 1 per Bedroom unit plus the –requirement for dwellingHospital – Based on Particular CircumstancesHotel (excluding Function room) 2 1 per 2 bedrooms 1 C.V. per 230m 2 .g.f.s1 per 23 sq. m g.f.s. 1 H.C.V. per 930m 2 g.f.s. plus 1Library 1 per 32 sq. m g.f.s. Based on Particular CircumstancesManufacturing (excluding 1 per 70 sq. m g.f.s. 1 H.C.V. per 2,300m 2 .g.f.s.Offices)Nursing Home 1 per 4 Patients Based on Particular CircumstancesOffice 1 per 37 sq. m g.f.s. 1 C.V. per 2300m 2 plus 1 space peremployee.Primary School 2 1 per 100 students 1 per Teaching Staff Member plus 1per 2 ancillary staffRestaurant/ Cafe 2, 31 per 10 sq. m of usable floor 1 space per 4 employeesspaceRetail Shop for ConvenienceGoods (Exceeding 250m 2 g.f.s.) 4 space per 4 employees86

Chapter 10: Development Control Standards1 per 23 sq. m g.f.s. 1 C.V. plus 1 space per 4 employeesRetail Shop 1 for Convenienceg.f.s.) 4Goods (not exceeding 250m 2Secondary School 2 1 per 25 students 1 per Teaching Staff Member plus 1per 2 ancillary staff1 per 70 sq. m g.f.s. 1 H.C.V. per 930m 2 .g.f.s.Warehouse 2 for ComparisonGoods (excluding Offices) 4Abbrev: P.C.U. – Passenger Car Unit H.C.V. – Heavy Commercial VehicleC.V. – Commercial Vehicle g.f.s. – Gross Floor SpaceNote 1 Where groups of shops together exceed the specified figure for g.f.s. they maycollectively be required to meet the standard for a single unit in excess of 250m 2 g.f.s.Note 2 It will be necessary to provide for Bus Parking and Set-Down/ Pick-Up spaces off thepublic road where such spaces are not already provided in a convenient location.Note 3 This standard may be relaxed in town centres where the vehicle usage associated withthe premises could be expected to be reduced due to the nature and location of thedevelopment.Note 4 Convenience goods are food etc and other general shops. Comparison goods are otheroutlets, which cannot be classified as convenience goods outlets.10.10 DEVELOPMENT CONTRIBUTIONSThe Planning and Development Act 2000 provides for a DevelopmentContribution Scheme whereby Planning Authorities may, on granting planningpermission, under Section 34 of the Act include conditions requiring thepayment of a contribution in respect of public infrastructure and facilitiesbenefiting the development in the area of the Planning Authority and that isprovided or intended to be provided by or on behalf of the Local Authority,regardless of other sources of funding for the infrastructure and facilities.Section 48 of the Act outlines the legal procedure for the implementation of thisScheme. Contributions will be levied in accordance with the DevelopmentContribution Scheme in place at the time of granting permission.10.11 BONDS AND SECURITYIn the development of private residential schemes (both houses and apartments),roads and services are to be provided in advance of dwelling completion. In thecase of large developments, provision of roads and services may be phased withthe approval of the Planning Authority.To secure the satisfactory completion and maintenance of all roads, footpaths,open spaces and other services within a development, it shall be necessary forthe developer, prior to the commencement of the development, to submit a bondfrom an insurance Company or other financial institution acceptable to thePlanning Authority. The amount of the security Bond will be calculated on thebasis of 25% of the estimated cost of the development works. This bond shallremain in force until such time as all the works are satisfactorily completed, and/or the development has been taken in charge by Waterford County Council. Inthe instance of a developer carrying out site development works only, a bondgreater than 25% may be required.87

Chapter 10: Development Control Standards10.12 INDUSTRIAL AND COMMERCIAL DEVELOPMENTS10.12.1 GeneralWith new industrial and commercial developments, adequate provision shall bemade on site for storage and stacking space (in addition to provision for parkingof vehicles). Storage and stacking areas should be located to the rear of thebuilding, where possible.Table 11;Site Coverage &Plot Ratiomaximum site coverage maximum plot ratioCommercial/ Retail 75% 1.5Industrial 75% 1.1All development of an industrial nature shall be appropriately screened in orderto protect and contribute to the general amenity of the area.Table 12Industrial EstateSetbacksSet backFrom front boundaryFrom rear boundaryFrom side boundaryFrom residential zoned landsFrom an alternative existing landuseDistance5m5m5m10m10mIn addition to any screen fencing proposed, and specifically where othercategories of land use zones occur immediately adjacent to industrialdevelopment/ industrial zoned land, these boundaries shall be attractivelylandscaped through the use of earthern berms and appropriate planting. Anyindustrial building on industrial zoned lands shall be set back a minimum of 7mfrom an adjoining Land Use Zone.10.12.2 Seveso EstablishmentsIn line with the requirements laid down by Directive 96/82/EC, and RegulationsSI No. 476 of 2000 the National Authority for Occupational Health and Safety,as the Central Competent Authority, is obliged to provide technical advice to thePlanning Authority in case of decisions taken regarding:-i. Development within the vicinity of existing Seveso site areas;ii. The proposed development of a new Seveso establishment; andiii. The modification of an existing establishment.This is in accordance with Regulation 29 of the said regulations, entitled "Adviceon Land Use Planning".Applicants considering any development as outlined above, will be required toconsult the Fire Services section of Waterford County Council, and the NationalAuthority For Occupational Health and Safety, prior to lodging any developmentapplication.88

Chapter 10: Development Control Standards10.12.3 New Seveso DevelopmentsIt is necessary for new “Greenfield/ Brownfield” establishments to demonstratethat they do not present a risk of a dangerous dose greater than 5 x 10 -6 to theircurrent neighbours or a risk of a dangerous dose greater than 1 x 10 -6 to thenearest residential type property. This may be relaxed in respect of neighbourswhere the new development is the same/similar to the existing neighbours, e.g. anew oil storage depot being set up in a location already occupied by tank farms.10.12.4 Garages and Petrol StationsThe Council considers that petrol stations are most appropriately located on thetown periphery within speed limit areas. All new or redeveloped petrol stationsshall be so designed as to permit safe access for customer and delivery vehiclesand shall be so laid out as to permit all such vehicles using the facilities to beaccommodated clear of the public road at all times.Larger site areas and more restrictive conditions may be required where it isproposed to store and sell liquid petroleum gas and regard will also be had insuch circumstances to the land use on adjoining sites. These requirements mayplace severe restrictions on the storage of liquid petroleum gas on sites in builtup areas and on sites of limited size. Petrol stations will be required to bedesigned to a high standard and standard corporate designs may be required tobe modified depending on local circumstances. All applications shall beaccompanied by comprehensive and detailed landscaping and screeningproposals which shall set out the type and location and timescale of plantingtogether with proposals for its maintenance. The planting proposals relating tothe rear and side view of the proposed petrol station will be particularlyimportant. In assessing petrol station applications the Council will have regard toimpact on existing amenities and the streetscape.The sale of goods other than those relating to the motor trade or the placing ofcars, tents, caravans or other structures on the station shall not be permittedexcept where planning permission has been specifically granted for such by theCouncil. The Council may permit other uses ancillary to the principal use of thesale of petrol to be carried on including the sale of domestic fuel and the use ofpart of the premises as small convenience shops for the sale of confectionery,newspapers and small grocery items. However, such retail areas will be limitedto a specific area and will only be permitted to sell convenience type goods.In considering proposals for new Filling Stations (and at the Councils discretionin the case of existing stations), the Council will apply the following criteria:Standards forpetrol stations1. The station should have a frontage to the road of not less than 21.33m. (70 ft.) andthis frontage shall be kept clear for a depth of not less than 4.25m (15ft.) from theroad boundary of the site.89

Chapter 10: Development Control Standards2. No pump, hosepipe or other service shall be situated less than 4.5m. (15 ft.) from theroad boundary of the site.3. Where the petrol pumps, hosepipes and other services are at a distance of 9.14m. (30ft.) or over from the road boundary of the site, the frontage may be reduced to12.19m. (40 ft.)4. While the focus points in the road system will have an obvious attraction for PetrolStations, the siting will not be permitted at or on road junctions or so close tojunctions that a traffic hazard or obstruction to traffic movement is created. Thefollowing principles will be observed:-(a): Where the road width is greater than 15.24m. (50 ft.)Vehicular entrances or exits shall not be sited nearer to a road junction than33.52m. (110 ft.) from a junction with a road of 15.24m. (50 ft.) in width orover, 22.85m. (75 ft.) from a junction with a road of between 7.62m. (25 ft.)and 15.24m. (50 ft.) in width.(b): Where the road width is less than 15.24 m.(50 ft.),Vehicular entrances or exits shall not be sited nearer to a road than 22.85m.(75 ft.) from a junction with a road of 7.62m. (25 ft.) in width or over.5. Where the junction occurs on the opposite side of the road from the station, thevehicular entrances or exits shall be sited not nearer than 22.85m. (75ft.) from thejunction where the width of the intersecting road exceeds 7.62m. (25 ft.).6. No pump, hosepipe or other service may be made or adapted to serve vehicles standingon the public road. The station shall not have more than two vehicles openings on anyroad. Such openings shall have a maximum width of 7.62m. (25 ft.).7. The road boundary of the station must be finished except at openings with a wall orrailing to a height of not less than 0.45m. (1’ 6”) over the level of the adjoining road.8. Where sufficient space is available and amenity requirements (including car parkingspace) are complied with, the station may incorporate Show Rooms for the sale ofmotor vehicles and/ or motor accessories. A workshop, car wash or use for retailtrading other than such showrooms shall be regarded as ancillary to a petrol station.9. It will be necessary that landscaping, including tree planting and suitable screening,be incorporated in petrol stations having regard to the amenity of the surroundingareas. This requirement will be of particular importance in regard to the rear and sideview of the petrol station.10. In considering applications for permission to erect petrol stations, the Planning Authoritywill have regard to the protection or improvement of existing amenities and will seek toprevent the creation of traffic hazards both from traffic movements and lightingarrangements. In regard to the latter, the character of the road, traffic volumes and speedswill be especially considered. Generally, petrol stations will not be allowed on dualmetalled surfaces on a bend or junction or where visibility is otherwise obstructed.11. Unless permission has been specifically granted for such, the placing of cars,caravans, kiosks, chalets or other structures on the station will be a contravention ofthe Development Plan.90

Chapter 10: Development Control Standards12. Canopy lighting and forecourt lighting should either be fully cut off or recessed soas not to cause dazzle or distraction to other road users.13. All new fascia shall be slated and not illuminated.14. All petroleum-retailing stations must comply with the Air Pollution Act, 1987(Petroleum Vapour Emissions) Regulations, 1997 (S.I. No. 375 of 1997). From the1 December 2004, all existing stations must be fitted with vapour recovery equipment.Petrol filling stations shall be used primarily for that purpose and any ancillaryretail use shall be limited in size to 100m 2 net.10.13 ADVERTISING10.13.1 GeneralAll advertisements and advertisement structures, other than those exemptedunder Part II, Second Schedule of the 2001 Planning and DevelopmentRegulations, shall be the subject of a formal planning application.CommercialSignageCommercial signage and advertising will be limited to the commercial built-uparea where it is already a feature. Within Portlaw town, the following generalpolicy will apply:●●●●●The size and scale of signs should not conflict with those existing structuresin the vicinity.Signs will not be permitted if they compete with road signs or otherwiseendanger traffic safety.Signs attached to buildings are preferable to those on freestanding hoardings.Signs should not interfere with windows or other features of the façade orproject above the skyline.Internally illuminated signs will generally not be permitted but illuminationby bracket or wash lighting will be allowed and good quality hanging signswill be encouraged where appropriate• Signs should not exceed 5.4m 2 .• The tradition of sign writing and the use of traditional materials inadvertising will also be encouraged.All fingerpost signs should be erected in accordance with the following:FingerpostSigns1. The signs shall conform to the design as illustrated in Appendix C;2. The signs shall be made by a manufacturer approved by the Department ofEnvironment;3. The signs shall be left in position only for so long as the facility indicated isavailable or until the expiry of the license, whichever is the shorter;4. The signs shall be placed on existing Local Authority poles erected in thelocations to be agreed with the Town Engineer. No part of the signs shall becloser than 0.5m to the carriageway edge.91

Chapter 10: Development Control Standards5. Any license shall be limited to 10 years from the date of issue, at which timeall signage and support poles shall be demolished and removed from the siteat the operators expense, and the site shall be restored to its natural state atthat time, unless a formal application for the extension of the license hasbeen made to, and issued by, the Waterford County Council;6. Where, in the opinion of Waterford County Council, by reason of theincrease or alteration of traffic on the roads, or of the widening of the roadsor any improvement of, or relating to, the roads, the structure/s causes anobstruction or becomes dangerous, the Council may, by notice in writing,withdraw the licence and require the licensee to remove any of thestructure/s at their own expense.10.13.2 Advertising Hoardings (Billboards)AdvertisingHoardingsConsideration may be given to the provision of advertising panels at lay-bysoutside the built areas of the town, where facilities in these areas can be listed,and the traders can advertise in a fashion that would provide information topassers-by without interference with the amenities of the area. Such signs maynot exceed 2.7 m 2.10.13.3 Signage for Tourist and Local FacilitiesSigns that are designed as guides to the location of tourist facilities such ashotels, restaurants and guesthouses will be permitted under licence outside builtupareas subject to:-● Compliance with the Traffic Signs Manual produced by the Departmentof the Environment, in 1996;● Being fingerpost signs;● Being limited in number to the minimum required for that purpose.10.13.4 Signage Local EventsThe Planning Authority will permit the advertising of local events under licence,in accordance with regulations, which shall be strictly enforced to ensure thatsuch advertising does not become detrimental to safety or visual amenity.10.14 DEMOLITION OF BUILDINGSPermission is required for the demolition of any habitable dwelling, protectedstructure or proposed protected structure under the Planning and DevelopmentAct 2000.10.15 PROTECTED STRUCTURESIt is the policy of the Council to preserve all the structures of historical,architectural, artistic, archaeological, social, scientific, technical and culturalinterest recorded in this Development Plan. Full details of the Record ofProtected Structures can be found in Appendix D.92

Chapter 10: Development Control StandardsDeclarationsCertain minor works are classified as exempted development. However, for aprotected structure, such works can be carried out without planning permissiononly if the works would not affect the character of the structure or any elementof the structure that contributes to its special interest. The owners and occupierscan seek a declaration under Section 57 of the Planning and Development Act2000 to clarify what categories of works are exempt and what requirespermission in the case of each building.DemolitionDemolition of Protected Structures and Proposed Protected Structures will notgenerally be permitted. In general, most structures can be practically andeconomically repaired, and a sustainable use can be found. The rehabilitation of anexisting building should generally be considered a more sustainable option than itsdemolition and construction of a replacement building. It allows the building tocontinue to contribute to the character of the area in which it is situated. Thedemolition of the interior and the retention of just the façade will also not beencouraged.Alterations and ExtensionsAlterations and extensions to Protected Structure are inevitable but it isimportant that the proposed changes do not result in damage to the specialcharacter of the structure. Extensions to Protected Structures are generallypermitted in principle, subject to compliance with certain conservationstandards. The scale and massing of the proposed extension should not dominatethe original structure. Owners of protected structures, who wish to alter orrenovate their properties, are encouraged to consult with the Council at the initialpre-planning stage. The Council will adopt a partnership approach to theappropriate renovation and improvement of protected structures, vernacularheritage and historic buildings by offering advice to property owners.Any proposed works to a Protected Structure should be in accordance with bestconservation practice. This is based on principles such as keeping a building inuse, protecting the character and special interest of the building, promotingminimum intervention, respecting earlier alterations of interest, repair rather thanreplace, honesty of repairs and reversibility of alterations. The PlanningAuthority will take account of the conservation guidelines issued by the Dept. ofthe Environment and Local Government and the R.I.A.I. All proposals foralterations or renovations will be submitted to Duchas for comment.If in the opinion of the council, proposed works have the potential to alter thecharacter a Protected Structure significantly, an Architectural Impact Assessmentmay be required.RecordingAny works to a Protected Structure have the potential to affect the character ofthe structure. To provide for sustainable reuse of a building, certain elementsmay be altered/ lost. A full record of the building before works and a statementof value and significance should be prepared.93

Chapter 10: Development Control StandardsWaterford County Council shall encourage the retention and development of thetraditional skills base in County Waterford with respect to traditional skills suchas thatching, stonework, etc.10.16 ARCHITECTURAL CONSERVATION AREA & VERNACULARHERITAGEIn an Architectural Conservation Area, protection is placed on the exterior of allstructures, and the carrying out of works to the exterior of a structure will onlybe exempted development only if those works will not materially affect thecharacter of the area. However, a declaration under Section 57 of the 2000 Actwill not apply (unless the structure is a RPS). All work done must be consistentwith the appearance of the neighbouring structures.It should be noted that designation of an ACA does not mean that there cannot benew developments, or growth within an area. The regeneration of old buildings andtheir continued reuse is the essence of sustainable development. The Council willassess how a proposed development would affect the ACA. To aid with this, theCouncil will have regard to the specific design guidelines to be drawn up for newdevelopments and acceptable repairs on existing structures within ACAs.The design of new buildings should appropriately consider the existingvernacular heritage. In this regard, it is acknowledged that what is appropriate inone environment is not necessarily appropriate in another.10.17 ARCHAEOLOGICAL HERITAGEIncreased development pressure increases the potential for impact on thearchaeological resources. All development which has the potential to impact onarchaeological heritage is required to follow the criteria set out in the documententitled: ‘Framework and Principles for the Protection of the ArchaeologicalHeritage’, published by the Department of Arts, Heritage, Gaeltacht and theIslands (1999).It is an objective of the Plan to ensure that development in the vicinity of a siteof archaeological interest shall not be detrimental to the character of thearchaeological site or its setting by reason of its location, scale, bulk or detailing.When considering development in the vicinity of all archaeological sites, theplanning authority will require the preparation of a full archaeologicalassessment detailing the potential impact of any development on upstandingstructures, buried structures and deposits. The assessment will also include avisual impact assessment to ensure adequate consideration of any potentialvisual impacts the proposed development may have on any upstanding remains.10.18 AREA OF ARCHAEOLOGICAL POTENTIALThe aim of the Council is to ensure that as far as possible archaeologicalmaterial is not unduly damaged or destroyed and sufficient opportunity is94

Chapter 10: Development Control Standardsprovided to investigate and record any material found on sites within the zone ofArchaeological Potential.Any persons considering development proposals within the zone ofarchaeological potential should:• Consult with the Department of EHLG; and• In certain cases it may be necessary to employ an archaeologist to carryout site investigations works or report on the archaeology of the site.Redevelopment within the medieval core shall have regard to the following:-• Protection and retention of the medieval street pattern;• The plot width;• Use of appropriate materials;• Medieval character of buildings in the area;• Vistas of existing medieval monuments; and• Appropriate paving and street furniture.10.19 SHOPFRONTSThe removal or major alteration of existing shopfronts listed for preservation isnot acceptable. Where minor repairs are effected they should be in sympathywith traditional design and be carried out with materials similar if not identicalto the original.The design of new shopfronts should relate primarily to the architecturalcharacteristics of the buildings of which they form part and reflect and respectthe scale and proportions of the streetscape. Large expanses of individual glasswill in general not be permitted and long runs of horizontal facades should bebroken up by elevation modelling and vertical proportioning. Tiled surrounds aregenerally considered to be inappropriate as are bright metal frames such asaluminum or stainless steel. If roller shuttering is to be provided it should belocated behind the line of the glazing.Fascia panels should be provided as an integral part of the shopfront and shouldbe of a depth appropriate to the size of the building and the proportion andlength of the shopfront. Where there are elements of the original shopfrontremaining these should be retained and integrated into the new shopfront andfeatures such as brackets, arches, plaster detailing and traditional colours allshould be considered in the new design.10.20 TREE PRESERVATION ORDERSIn recognition of the visual and ecological value of trees in some locations in theTown, the Council reserve the right to make tree preservation orders where treesmay be at risk.95

Chapter 10: Development Control Standards10.21 AGRICULTURAL DEVELOPMENTAgricultural developments within the agricultural belt around the town shallcomply with relevant guidelines as issued by the Department of Agriculture andForestry booklet entitled ‘Guidelines and Recommendations on Control ofPollution from Farmyard Waste’, 1985, EPA BAT Guidance Notes, the Code ofGood Agricultural Practise to Protect Waters from Pollution by Nitrates and theRural Environment Protection Scheme Guidance Documents (and as may beamended), as appropriate. It should be noted that certain agricultural developmentsmay require an Integrated Pollution Control Licence and the Local Authority willnot be able to deal with the environmental aspects of applications of this nature.This will be assessed by the Environmental Protection Agency (EPA).10.22 ENVIRONMENTAL IMPACT ASSESSMENTWhere a planning application is made in respect of a development or class ofdevelopment referred to in Schedule 5 of the Planning and DevelopmentRegulations 2001, that application shall be accompanied by an EnvironmentalImpact Statement. Information to be contained in an Environmental ImpactStatement is outlined in Schedule 6 of the Regulations. Appropriate scopingshould be undertaken as early in the process as possible. In this regard,applicants are advised to contact the Council and the EPA in the early stages ofthe Assessment.10.23 ZONING OBJECTIVESThe purpose of land use zoning is to indicate the planning control objectives forall lands within the Council's functional area. The zoning reflects the policies ofthe Council for different areas.The Land Use Zoning Map (Map 4) for Portlaw must be read and considered inconjunction with the Land Use Zoning Matrix and zoning objectives set out below.The Zoning Matrix provides an indication of the types of uses which wouldgenerally be considered either:-INormallyPermissibleUses which are generally acceptable in principle in therelevant zone. However, each application must be assessedon its individual merits and have regard to other factorssuch as townscape, design, and general amenity.O Open forConsiderationUses which would not be acceptable in principle in certainparts of the relevant zone but may be permitted where theplanning authority is satisfied that the use would not beinconsistent with the overall objective for the zone andwould not have any undesirable effects and would not beinconsistent with the proper planning and development ofthe area.96

Chapter 10: Development Control StandardsX NotPermissibleUses which are generally not considered acceptable withinthe designated zone, as they would be contrary to theproper planning and development of the area. Uses in aZone which are existing, and which are in conflict with theuse zoning objectives, shall be regarded as non-conforminguses.10.23.1 Non-conforming UseExisting minority non-conforming uses within any land use zone, shall besupported except where such use is incompatible with the major use in the area.In such an event the minority use will be encouraged to relocate to a moreappropriate area.At the discretion of the Planning Authority, consideration may be given toallowing minor building extension and alterations to non-conforming usesprovided that the continued use does not prejudice the proper planning anddevelopment of the area.10.23.2 Key to Different Land Use ZonesZone I: IndustryTo Provide for General Industrial/ Enterprise Development.Zone EC: Educational, Institutional and Community FacilitiesTo Provide for Institutional, Educational and CommunityDevelopment and Facilities.Zone OS: Open Space and AmenityTo Preserve Open Space for Amenity and Recreational uses (whichincludes the Preservation of Footpaths, Rights-of-way, Trees andHedgerows), and sporting fields (Active Open Space).Zone TC: Town CentreTo provide an integrated mix of uses including residential, socialand commercial.Zone R: Residential ZoneTo provide for sustainable residential development.Zone R: Residential Zone (Phase II)To provide for phased sustainable residential development using asequential approach. Development of this land will only be permittedafter residential zone to the south has been developed.97

Chapter 10: Development Control StandardsZone U: Utility ZoneTo provide for utility sites, facilities and services, eg. Wastewatertreatment plant; Fire station, ESB sub-station.Zone SUA: Special Use Zone ATo provide for an integrated mixed use development includingresidential, social, commercial and open space on the formerTannery site. Development will be subject to the approval of aMasterplan for the area. Having regard to the national importance ofthe industrial and architectural heritage of the site, its developmentwill be subject to Best Conservation Principles.Zone SUB: Special Use Zone BTo provide for a Nursing Home/facilities for the elderly atWoodlock House and the provision of ‘sheltered housing for theelderly’ within its curtilage. Development will be subject to theapproval of a Masterplan for the overall zone. The development ofthis site should have regard to the designation of Woodlock Houseand its curtilage as a Protected Structure and as such will be subjectto Best Conservation Principles.Zone A: AgricultureTo provide for the development of agriculture, to provide for a clearphysical demarcation to the adjoining urban area, to provide for theconstruction of dwellings for the personal habitation of existinglandowners and their immediate families, and to protect andimprove rural amenity.Zone RR: Road Reservation/realignmentTo preserve lands for future road uses.NC: Neighbourhood CentreTo provide for the development of a neighbourhoodcentre98

Chapter 10: Development Control StandardsTable 13 – Landuse Zoning MatrixI – generally permissible O – open to consideration X – not permissibleTYPEI EC TC R99RPhaseIIU OS SUA SUB A NC RRAgricultural Machinery Outlet I X X X X X X X X X X XAgricultural Structures X X X X X X X X X O X XAmusement Centre O X I X X X X X X X X XBed & Breakfast/ Guesthouse X X O O O X X O X O X XBoarding Kennels X X X X X X X X X O X XCafé/ Tea Shop X X I X X X X O O X O XCaravan Parks/ Camping/ Tenting X X X X X X X X X O X OCash & Carry I X O X X X X X X X X XCasual Trading O X O X X X X O X X X XCemetery X O X X X X X X X O X XCinema/ Dance Hall/ Disco X X I X X X X X X X X XCivic Amenity O O O X X X X O X X X XCommunity Facility X I O O O X O O O X I XCreche & Play/ school, group X I I O O X X O X X I XCultural/ Heritage Building X I I X X X X I X X O XDwelling X X I I I X X O O O O OEducation X I O O O X X O X X O XEnterprise Centre I X X X X X X O X X X XFuneral Home O O O X X X X X O X X XGarden Centre O X X X X X X X X O X OGolf Course X X X X X X O X X O X OHalting Site X X X X X X X X X O X XHealth Centre/ Clinic X I I X X X X X O X O XHospital X O O X X X X X X X X XHostel X X O X X X X O X X X XHotel / Tourist Accommodation X X O X X X X I X X X XIndustry – Light I X X X X X X X X X X XIndustry – Other O X X X X X X X X X X XMajor Playing Fields/ Sports Club X X X X X X O X X O X OMotor- Repair Garage I X X X X X X X X X X XMotor Sales O X X X X X X X X X X XNursing Home X I O O O X X O I X X XOff - Licence X X I X X X X X X X O XOffice (other than ancilliary to main user) O X I X X X X O X X X XPark & Ride Facility (including car parking) O X X X X O X X X X X XPark/ Playground X O O I I X O I O O O OPetrol Station O X O X X X X X X X O XPlace of Worship X I O X X X X O O X O XPublic House X X I X X X X X X X X XPublic Waste Water Treatment Plant O X X X X I X X X O X XRestaurant X X I X X X X O O X O XRetail Comparison Goods O X O X X X X X X X X XRetail Conv. (corner/neigh. shop; petrol X X I X X X X O O X I Xoutlet )Storage Depot/ Warehouse I X X X X X X X X X X XSupermarket/ Shopping Mall X X I X X X X X X X X XTake-Away X X I X X X X X X X O XTransport Depot O X X X X X X X X X X XVeterinary Surgery X X O X X X X X X X O XWaste Management Site (public & private) O X X X X I X X X X X XWholesale Outlets I X X X X X X X X X X XrOAD O O O O O O O O O O O INote 1 Retail Comparison goods: Refers to the sale of durable goods including carpets, furniture, and household goods. Retail Shop(Convenience): Generally refers to small-scale convenience goods shopping (goods purchased on a very frequent basis), - essentially localor neighbourhood shop.

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Chapter 10: Development Control StandardsAPPENDIX ALandscapingThe following indigenous species may be recommended for planting. Plants of local provenance arealways preferable and do not interfere with the genetics of other wild ‘populations’.YewAspenSilver birchDowny birchAlderHazelSessile oakPedunculate OakCrab appleMountain ashIrish whitebeamHawthornWild cherryAshTaxus baccataPopulus tremulaBetula pendulaBetula pubescensAlnus glutinosaCorylus avellanaQuercus petraeaQuercus roburMalus sylvestrisSorbus aucupariaSorbus hibernicaCrataegus monogynaPrunus aviumFraxinus excelsiorHawthornIrish native shrubs suitable for planting in Co. Waterford:Rusty willowEared willowGoat willowBlackthornBroomFurze / GorseDwarf gorseHollySpindleElderGuelder rosePrivetSalix cinerea oleifoliaSalix auritaSalix capreaPrunus spinosaCytisus scopariusUlex europaeusUlex galliiIlex aquifoliumEuonymus europaeusSambucus nigraViburnum opulusLigustrum vulgareYellow GorseIrish native dwarf shrubs suitable for planting in Co. Waterford:Cross-leaved heathBell heatherLingBilberry FraughanErica tetralixErica cinereaCalluna vulgarisVaccinium myrtillusBell Heather101

Chapter 10: Development Control StandardsThe following indigenous trees, shrubs and climber can be recommended for use in exposed coastalareas.HawthornBlackthornAshOakAspenWillowsIrish WhitebeamHollyElderMountain AshCommon AlderBurnet RoseIvyCrataegus monogynaPrunus spinosaFraxinus excelsiorQuercus petraeaPopulus tremulaSalix cinerea oleifoliaSorbus hibernicaIlexaquifoliumSambucus nigraSorbus aucupariaAlnus glutinosaRosa pimpinellifoliaHedera helixMountain AshThe following exotic species can be recommended for use in exposed coastal areas as they are notknown to spread by seed into habitats, though traditionally used in the countryside for decades.Scots Pine Pinus sylvestrisCorsican Pine Pinus nigra maritimaMonterey Pine PinusOleasterEleagnus spp.Escallonia Escallonia spp.Evergreen Oak Quercus ilexLaurustinus Viburnum tinusNew Zealand Holly Olearia macrodonta102

Chapter 10: Development Control StandardsAPPENDIX BRecord of Protected StructuresRPS Structure RPSRPS 180 The Tannery Complex whichincorporates the millrace, gatelodge and well as the Mainindustrial complexRPS 174Mayfield HouseRPS 176Woodlock HouseRPS 333Clodiagh HouseRPS 334CourthouseRPS 454Portlaw Bridge,RPS 505Caldbeck Memorial Fountain,The Square,103

Chapter 10: Development Control StandardsRPS 514St. Patrick’s Catholic ChurchRPS 515Holy Trinity Church, ChurchRoad, Portlaw, Co. WaterfordRPS 517The ManseRPS 518Portlaw Presbyterian ChurchRPS 523Springfield HouseRPS 332Royal Irish ConstabularyBarracks.RPS 492The Dispensary104

Chapter 10: Development Control StandardsAPPENDIX CLand Use Definitions & AcronymsMany of the land uses referred to in various sections of this developmentplan are self-explanatory. Set out below are definitions of those landuseswhose meaning the Council considers requires to be confirmed.AdvertisementBed and BreakfastConvenience GoodsComparison GoodsCrèche/ Playgroup/PlayschoolCultural BuildingEducationEnterprise CentreFuneral HomeGuesthouseHealth FacilityHome Based OfficeAny structure, device or representation employed or designed for thepurpose of advertising, announcement or direction. The definitionincludes the structure on which the advertisement is mounted.A building or part of a building where four or more bedrooms areprimarily available to provide sleeping accommodation for payingguests together with breakfast and other ancillary facilities. See also thedefinition of Guesthouse below.Convenience goods include grocery, other foods, chemists, tobacco,sweets and newspapers.Comparison goods include clothing and footwear and durablehousehold goods and ‘other non-food’.A building or part of a building that is used for the education and/orcare of children of a pre-primary school age.A building or part of a building for activities that may be open to thepublic with or without charge and includes art gallery, museum, library,public hall, theatre, social centre and community centre.A building or part of a building used as a school or college or for othereducational use and will include buildings on adjoining or adjacent sitesused as a residence for staff or students that is related to the principal use.A building or part of a building or land for small scale ‘starter type’industries and services, usually sharing grouped service facilities.A building or part of a building for the laying out of remains, theholding of burial services and the assembling of funerals.A guesthouse will provide similar facilities to Bed and Breakfast (seedefinition above) but on a more extensive scale and will generallyprovide additional facilities.A building or part of a building used as a clinic, health centre, dentalsurgery or consulting rooms.Small scale commercial activity carried out by resident of the housebeing subordinate to the use of the house as a single dwelling.105

Chapter 10: Development Control StandardsLight IndustryMotor RepairGarageNatural HeritageAreas (NHA’s –proposed)OfficePetrol StationPlace of PublicWorshipPlaying SurfacePublic ServiceInstallationRecreationalBuildingsA building or part of a building in which the processes carried on or theplant or machinery installed are such as could be carried on or installedin any residential area without detriment to the amenity of that area byreason of noise, vibration, smell, fumes, smoke, soot, ash, dust or grit.A building or part of a building used for providing repair, lubricationand mechanical services to vehicles and will generally include facilitiesfor the supply of fuel, washing facilities, spare parts for such vehiclesand may also include an area for sale of vehicles.NHAs are areas of special interest, noted for their fauna and/or flora orfor their geology/topography. It is EU policy that any developmentwithin a designated NHA, SPA or SAC (see over) must be compatiblewith the protection of the environment or it will not avail of EU grantaid.The DoEHLG has requested that it be advised by local authoritiesof any development likely to impact on NHAs.A building or other structure which is used for professional,administrative, financial, marketing or clerical work and in which theprincipal activity is the handling or processing of information orresearch and includes a bank or a building society but not a post officeor a betting office.A structure or land used for the retail sale of petrol, diesel, motor oils,car parts and accessories and the provision of minor services forvehicles such as air, water, cleaning facilities, car wash. It does notinclude a commercial garage or car salesrooms but may include smallconvenience shops limited to a specific area.A building or part of a building used as a church, chapel, oratory,monastery, convent, meeting house or other place of public devotion. Itwill also include the uses of structures for the social, recreational andeducational activities of a religious body using the structure.An outdoor facility for the playing of games and sports.A building or part of a building used for the provision of public serviceswhich will include electricity, telephone, television and other statutoryundertakers and structures required by statutory undertakers in thecarrying out of their functions. It will also include public lavatories,telephone boxes, bus shelters and other similar structures.A building or part of a building which is used as a swimming pool,skating rink, gymnasium, squash centre, health studio and for mostindoor sports facilities. It may also include a concert hall, a music hall,a dance hall/disco, theatre, cinema and similar type buildings. The useof any such building for any of those purposes specified above may berestricted by planning permission.106

Chapter 10: Development Control StandardsResidentialResidentialInstitutionRetail WarehouseShopShop- NeighbourhoodSpecial Areas ofConservation(SAC’s)Special ProtectionAreas (SPA’s)The use for human habitation of a building or a part of a buildingincluding houses, flats, mews buildings and including other buildingslocated within the curtilage of a dwelling which are used incidentally tothe enjoyment of the dwelling.A building or part of a building used for the boarding, care andmaintenance of persons and includes use for penal or corrective purposes.A building or part of a building selling heavy bulky goods such asvehicles, caravans, boats, building materials, carpets, furniture,gardening products or DIY products.A building or part of a building where the primary purpose is thecarrying on of any retail trade or retail business and includes the use ofa building as a post office, sale of tickets or a travel agency, the sale ofsandwiches or other cold food for consumption off the premises,hairdressing, the display of goods for sale, the hiring out of domestic orpersonal goods or articles, laundrettes or dry cleaners, the reception ofgoods to be washed, cleaned or repaired, off licences and other similaruses appropriate to a shopping area. It does not include use as a funeralhome, a garage, a petrol station, a hotel, a restaurant, a public house oruse as a takeaway.A neighbourhood shop is one that primarily serves a local communityand does not generally attract business from outside that community.SACs are being established under the EU Habitats Directive92/43/EEC for the protection of natural habitats and wild flora/fauna ofEuropean significance. They include SPAs and selected NHAs andwill normally form part of the Natura 2000 network, based on strictscientific criteria. All candidate SACs must be designated by 2004 byeach member state.Once an SAC is adopted, the member state is obliged to designate itand establish necessary measures to avoid deterioration of habitat ordisturbance of species. Any project which impacts on a SAC or SPAneeds a full Environmental Impact Assessment (EIA) and may only beallowed if there is no alternative solution and there are imperativereasons of overriding public interest.SPAs are established under the EU Wild Birds Directives (79/409/EEC,85/441/EEC and 91/244/EEC), now implemented under national lawby the European Communities (Natural Habitats) Regulations 1997.These directives oblige member states to adopt a range of measures toconserve wild bird habitats, especially listed rare or vulnerable speciesand migratory species. Within an SPA, Ireland is required to takeappropriate steps to prevent pollution, deterioration of habitat anddisturbance to the birds. SPAs will also form an integral part of a largerEuropean Entity rare or vulnerable species.107

Chapter 10: Development Control StandardsThe planning authority has a legal obligation to take the SPAdesignation into account when considering development which mightcause them or cause disturbance to birds.Storage DepotTakeawayTransport DepotWarehouseA structure or an open area used for the storage of materials such asagricultural supplies, building materials, coal, timber and other bulkygoods.A building or part of a building the sole or partial purpose of which isthe sale of hot food for consumption off the premises.A building or land used in association with the transport business andincludes the parking, servicing and repair of vehicles.A building or part of a building where business, principally of awholesale nature, is transacted and goods are stored or displayed butonly incidentally to the transaction of that business.AcronymsACACSODOEHLGEUMRFNIAHNSSOSIRMPRPGRPSVECWITArchitectural Conservation AreaCentral Statistics OfficeDepartment of the Environment, Heritage and Local GovernmentEuropean UnionMaterials Recovery FacilityNational Inventory of Architectural HeritageNational Spatial StrategyOrdnance Survey IrelandRecord of Monuments and PlacesRegional Planning GuidelinesRecord of Protected StructuresVocational Educational CollegeWaterford Institute of Technology108

Chapter 10: Development Control StandardsAPPENDIX DWaterford County CouncilDecision in accordance with Article 14A(6)(a) of the Planning & Development(Strategic Environmental Assessment) Regulations 2004IntroductionThis report is in relation to the review of the Portlaw Local Area Plan (LAP) 2002 -2008. The Planning and Development (Strategic Environmental Assessment)Regulations 2004 requires Planning Authorities to undertake a SEA screeningexercise in connection with the review of any Local Area Plan where the population isless than 10,000, to consider whether the implementation of the LAP would be likelyto have significant effects on the environment. The SEA screening exercise involvesassessing the likely effects of the review according to the environmental significancecriteria contained in Schedule 2A of the Planning and Development (SEA)Regulations.Following the screening exercise and the preparation of a screening report, thePlanning Authority considered that the review of the LAP would not have significantenvironmental effects at a strategic level and a full Strategic EnvironmentalAssessment was not necessary in this instance.The EPA, DoCMNR, and the DoEHLG were notified and requested to assess the SEAscreening exercise and respond to our position on the absence of a requirement for afull Strategic Environmental Assessment. In accordance with Section 14A(4)(a)(iii)of the Planning and Development (Strategic Environmental Assessment) Regulations2004, they had four weeks within which to make any observations.ObservationsNo written observations were received within the statutory period, however, aresponse was received from the DoEHLG outside of the statutory period and this wastaken into consideration. In addition, during the course of preparation of the SEAscreening report there was discussions with Tadhg O’ Mahony of the EPA in relationto key screening issues.The DoEHLG considered the review of the LAP would be likely to have significantadverse effects for the reasons outlined below and because of the uncertaintiesassociated with the effects. However, they stated that a change in the wording of theproposed LAP could avoid the likelihood of significant adverse impacts.1. The LAP is within, and otherwise drains into, the Lower River Suir cSAC,designated under European Communities (Natural Habitats) Regulations, 1997(S.I. No. 94 of 1997). The area was designated for eight species and sevenhabitats. Of these four species are associated with this area of the RiverClodiagh or Suir.109

Chapter 10: Development Control StandardsThe existing wastewater treatment plant is at capacity and these species may beaffected by the potential increase in suspended solids, nitrates, phosphates, heavymetals and BOD in the river as a result of discharges from the WastewaterTreatment Plant.2. The review may result in the deterioration or destruction of breeding sites orresting places of protected bat species. The habitat of bats are strictly protectedunder Regulation 23 of European Communities (Natural Habitats)Regulations, 1997 (S.I. No. 94 of 1997) and Ireland has been criticised by theEuropean Commission for failure to take systematic assessment prior to theapproval of construction or demolition works.However, to counter any potential significant environmental effects, the DoEHLGrecommended the insertion of the following policies into the Local Area Plan;1. It is the policy of the Planning Authority to ensure that developments are notpermitted to exceed the capacity of their wastewater treatment systems, andtreated effluent will not be permitted to adversely effect the River Suir cSACas a result of development leading to such overcapacity.2. It is the policy of the Plan to require a survey of old stone buildings forbreeding or roosting bats prior to redevelopment works being carried out.All developments will be subject to a requirement in the Local Area Plan that nodevelopment shall be permitted which would negatively impact on the quality of theground water or water quality in the Rivers Clodiagh or Suir. Provision will also bemade for the requirement for adequate surface water drainage with prospectivedevelopers being requested to liase with Sanitary Services with regard to same.Consideration will be given to the provision of interim facilities on site. Where thisoccurs a connection shall be made to the public sewerage scheme as capacity isavailable and the developer will be required to liase with Sanitary Services prior to thesubmission of an application for development.RecommendationIt is considered, that the insertion of policies on the protection of the River Suir cSACand requirement to survey old buildings for breeding/nesting bats, will avoid thelikelihood of significant adverse effects.Having regard to the mitigation measures included with the Local Area Plan to offsetany potential significant environmental effects, it is considered that a full StrategicEnvironmental Assessment is not necessary in this instance.110

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