11. Development Management Standards and Land Use Zoning Objectives

opendate_range18 Dec, 2019, 12:00pm - 6 Mar, 2020, 4:00pm

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11.1 Introduction

This Chapter sets out the development standards and land use zoning objectives to be applied in the assessment of planning applications to ensure that development takes place in an orderly manner in the interests of the common good.  

This chapter should be read in conjunction with the remainder of the Development Plan. Please note parking requirements for all development types are set out in Section 9. Section 4 which sets out general development standards should be considered in all cases when designing a development.

Chapter Index

SECTION 1
Statutory and Policy Context

11.2 Statutory Context

11.3 Policy Context

11.3.1 Environmental Impact Assessment

11.3.2 Appropriate Assessment

SECTION 2
Pre Application Discussions

11.4 Pre Application Discussions

11.4.1 Small Scale Projects and Rural Development

11.4.2 Economic Development

11.4.3 Strategic Housing Development

11.4.4 Strategic Infrastructure Development

SECTION 3
Public Realm

11.5 Public Realm

SECTION 4
General Standards

11.6 General Standards applicable to all Development Types

11.6.1 Energy Efficiency

11.6.2 Access for all

11.6.3 Public Lighting

SECTION 5
Residential Development

11.7 Residential Development

11.7.1 Urban Design

11.7.2 Density

11.7.3 Plot Ratio

11.7.4 Site Coverage

11.7.5. Building Line

11.7.6 Separation Distances

11.7.7 Dwelling Design, Size and Mix

11.7.8 Building at Height

11.7.9 Open Space

11.7.9.1Public Open Space

11.7.9.2 Private Open Space

11.7.10 Boundary Treatments

11.7.11 Naming of Residential Development

11.7.12 Art Work

11.7.13 Light and Overshadowing

11.7.14 Acoustic Privacy

11.7.15 Apartments

11.7.16 Build to Rent and Shared Accommodation

11.7.17 a) Infill Sites in Urban Areas

11.7.17 b) Backland sites in Urban Areas

11.7.18 Corner/Garden Sites in Urban Areas

11.7.19 Upper Floors/Living over the shop

11.7.20 Student Accommodation

11.7.21 Amendments to approved Residential Development

11.7.22 Family Flat Extensions

11.7.23 Extensions

11.7.24 Home Based Economic Activity

11.7.25 Waste Management

11.7.26 Short Term letting

SECTION 6
Employment Development

11.8.1 Retail Development

11.8.1.1 Fast/Food Takeaway Outlets

11.8.1.2 Shop Fronts

11.8.1.3 Local/Neighbourhood Shopping Facilities

11.8.1.4Service Stations

11.8.1.5 Retail warehousing

11.8.2 Industrial, Office, Warehousing and Business Park Development

11.8.3 Agricultural Buildings and Structures

11.8.4 Extractive Industry

11.8.5 Land Reclamation

SECTION 7
Community Development

11.9 Community Development

11.9.1 Sheltered Accommodation/Step Down Housing, Residential Care Homes, Retirement Homes, Nursing Homes, Retirement Villages

11.9.2 Childcare

11.9.3 Education

11.9.4 Places of worship

11.9.5 Allotments

SECTION 8
Energy Development

11.10 Energy Development

11.10.1 Solar Energy

11.10.2 Wind Energy

11.10. Energy Networks

11.10.4 Telecommunications and Broadband

11.10.5 Anaerobic Digesters

SECTION 9
Parking Standards

11.11.1 Parking Standards

11.11.2 EV Charging Points

11.11.3 Cycle Parking

11.11.4 Taxi Services

SECTION 10
Advertising

11.12 Advertising

11.12.1 Advertising Hoardings

SECTION 11
Development Contributions

11.13 Development Contributions

11.13.1 General Development Contributions

11.13.2 Special Development Contributions

11.13.3 Supplementary Development Contributions

SECTION 12
Dublin Airport Noise Zones

11.14 Development in proximity to Approach Zones/Noise Zones of Airports and Airfields.

SECTION 13
Seveso Sites

11.15 Seveso Sites

SECTION 14
Utilities

11.16 Utilities

SECTION 15
Land use zoning objectives

11.17.1 Introduction

11.17.2 Land Use Zoning Objectives

11.17.3 Permissible and Non Permissible Uses

11.17.4 Permissible

11.17.5 Open for Consideration Uses

11.17.6 Relaxation of Zoning Objectives for Protected Structures

11.17.7 Land Use Zoning Categories

Section 1

11.2 Statutory Context

Planning and Development Act 2000, as amended, and Planning and Development Regulations, 2001, as amended.

Section 34 of the Planning and Development Act 2000, as amended, sets out the process to be followed when seeking planning permission for the development of land. 

Section 28 of the Planning and Development Act 2000, as amended, provides that guidelines can be issued at any time by the Minister to Planning Authorities regarding any of their functions under the Act and Planning Authorities are required to comply with any guidelines issued under Section 28 in the performance of their functions.

Planning Authorities are required to have regard to Ministerial guidelines when assessing planning applications.

Planning and Development (Housing) and Residential Tenancies Act 2016

This Act provides that certain planning applications for certain types of housing development1 could be made directly to An Bord Pleanála. The associated regulations, the Planning and Development (SHD) Regulations 2017 came into effect in July 2017.

The Strategic Housing Development legislation was introduced as part of the Governments Policy- ‘Rebuilding Ireland’ and is intended to accelerate the delivery of large housing and student accommodation proposals.

11.3 Policy Context

This section is not exhaustive; however the principal documents which should be consulted are set out below. Further details can be obtained from www.housing.gov.ie.

  • Design Standards for New Apartments, Guidelines for Planning Authorities (2018), Department of Housing, Planning and Local Government.
  • Urban Development and Building Heights, Guidelines for Planning Authorities (2018), Department of Housing, Planning and Local Government.
  • Design Manual for Urban Roads and Streets (2019), (DMURS), Department of Transport, Tourism and Sport and the Department of Environment, Community & Local Government.
  • The Planning System and Flood Risk Management (and Technical Appendices) – Guidelines for Planning Authorities (2009), Department of Environment, Heritage & Local Government and OPW.
  • Sustainable Residential Development in Urban Areas (Cities, Towns & Villages) (2009), Department of Environment, Heritage & Local Government.
  • Sustainable Rural Housing Guidelines (2005), Department of Environment, Heritage and Local Government. The following circular was issued since the publication of these guidelines:
    • Circular PL 2/2017 Sustainable Rural Housing Guidelines for Planning Authorities 2005 – Local Needs Criteria in Development Plans.
  • Urban Design Manual-A Best Practice Guide (2009), Department of Environment, Heritage & Local Government.
  • Wind Energy Development Guidelines for Planning Authorities (2006), Department of Environment, Heritage & Local Government. A number of circulars have been issued since the publication of these guidelines including the following:
    • Circular PL 5/2017 Interim Guidelines for Planning Authorities on Statutory Plans, Renewable Energy and Climate change and Wind Energy Development Guidelines 2006- Update on Review.
    • Circular PL 20/2013 Review of Wind Energy and Renewable Energy Policies in Development Plans
    • Circular PL 19/2013 Review of 2006 Wind Energy Development Guidelines
    • Circular Letter PD/3/08 Wind Energy Developments – Planning Permission and Grid Connections
  • Telecommunications Antennae and Support Structures, Guidelines for Planning Authorities, (1996), Department of Environment and Local Government. The following circular was issued since the publication of these guidelines:
    • Circular PL03/2018 Revision of Development Contribution Guidelines in respect of Telecommunications Infrastructure.
  • Retail Planning Guidelines (2012), Department of Environment, Community and Local Government.
  • Spatial Planning and National Roads Guidelines, (2012), Department of Environment, Community and Local Government.
  • Development Management Guidelines (2007), Department of Environment and Local Government.
  • Childcare Facilities Guidelines (2001), Department of Environment, Heritage and Local Government.
  • Sustainable Residential Development in Urban Areas (2009), Department of Environment, Heritage and Local Government.
  • Urban Design Manual (2009), Department of Environment, Heritage and Local Government.
  • Part V of the Planning and Development Act 2000 (2000), Department of the Environment and Local Government. Further Guidelines on Part V of the Planning and Development Act were issued in 2003 and 2017. In addition, a number of circulars have been issued following the publication of these guidelines including the following:
    • Circular Housing 5 of 2017 – Part V of the Planning and Development Act 2000 – Guidelines January 2017, Department of Housing, Planning, Community and Local Government.
    • Circular Housing 20 of 2016 and Planning 4 of 2016.
    • Circular PL 10/2015 Part V – Implementation of Article 22(2)(e) of the Planning and Development Regulations 2001, as amended – Validation of Planning Applications.
  • Quarries and Ancillary Activities (2004), Department of Environment, Heritage and Local Government and Section 261A Supplementary Guidelines for Planning Authorities (2012), Department of Environment, Community and Local Government.
  • Towards Nearly Zero Energy Buildings in Ireland - Planning for 2020 & Beyond (2012), Department of Environment, Community & Local Government. European Energy Performance of Buildings Directive Recast  (EPBD -EU Directive 2010/31/EU) requires all new buildings occupied after the 31st December 2020 to be Nearly Zero – Energy Buildings (NZEB) and all new buildings owned and occupied by public bodies after the 31st December 2018 to be NZEB.  
  • Energy Efficiency in Traditional Buildings (2010), Department of Environment, Heritage and Local Government.
  • Bringing Back Homes Manual for the reuse of existing buildings (2018), Department of Housing, Planning and Local Government.
  • Best Practice Guidelines, Quality Housing for Sustainable Communities (2007), Department of Environment, Heritage & Local Government.
  • Smarter Travel – A Sustainable Transport Future – A New Transport Policy for Ireland (2009-2020), Department of Transport, Tourism and Sport.
  • Irish Design Manual for Urban Roads and Streets (2013), Department of Transport, Tourism and Sport and Department of Housing Planning and Local Government. 
  • National Cycle Policy Framework 2009-2020, Department of Transport, Tourism and Sport.
  • National Energy Efficiency Action Plan for Ireland 2009-2020, Department of Communications, Climate Action & Environment.
  • Government White Paper Ireland’s Transition to a Low Carbon Energy Future 2015-2030, Department of Communications, Energy & National Resources.
  • National Renewable Energy Action Plan, Ireland (2010), Department of Communications, Climate Change & Environment.
  • National Climate Change Adaptation Framework; Building Resilience to Climate Change (2012), Department of Environment, Community & Local Government.
  • National Mitigation Plan (2017), Department of Communications, Climate Change & Environment.
  • The Building Control Acts, 1990 and 2014 and technical guidance documents, particularly Part L of the Building Regulations for Domestic and non Domestic Buildings, conservation of fuel and energy. Part M regarding universal access.
  • Guidelines on Residential Development for 3rd Level Students (1999) and the supplementary review document of July 2005, Department of Education and Science.
  • A number of circulars have been issued by the Department of Housing, Planning and Local Government in relation to short-term letting as follows:
    • Circular PL 05/2019 Regulation of Short Term Letting – New Rent Pressure Zone Designations
    • Circular PL 04/2019 New Regulation on Short Term Letting
    • Circular Letter PL 10/2017 guidance on Planning Applications for Short Term Lettings

11.3.1 Environmental Impact Assessment2

Environmental Impact Assessment (EIA) is the process of examining the anticipated environmental effects of a proposed project - from consideration of environmental aspects at design stage, through consultation and preparation of an Environmental Impact Assessment Report (EIAR), evaluation of the EIAR by a Competent Authority, the subsequent decision as to whether the project should be permitted to proceed, encompassing public response to that decision.

Circular letter PL 1/2017 confirms that an EIAR submitted to the EPA or other Consent Authorities on or after the 16th May 2017 must meet the requirements of Directive 2014/52/EU.

An EIAR is required to accompany a planning application for development of a class set out in Schedule 5 of the Planning and Development Regulations 2001, as amended, which exceeds a limit, quantity or threshold set for that class of development.  In the assessment of the EIAR of the proposed development (including the entire project), the relevant guidelines include the DECLG3 (2013) Guidelines for Planning Authorities and An Bord Pleanála on carrying out Environmental Impact Assessment.    

The EIA Portal,  hosted on the Department of Housing and Planning’s website, is a central point for notification to the public on all applications for development consent that are subject to an EIA, including development, works or activities, made across the country and under the various legislative codes. Further information can be obtained from https://www.housing.gov.ie/planning/environmental-assessment/environmental-impact-assessment-eia/eia-portal.

11.3.2 Appropriate Assessment

Appropriate Assessment is a focused and detailed assessment in regard to the implementation of a plan or project, alone and in combination with other plans and projects, on the integrity of a Natura 2000 site. There are two phases to the process, firstly the preparation of a screening report and if, following screening, it is considered that further assessment is required a Natura Impact Statement (Stage 2 Appropriate Assessment) must be prepared (Refer to Chapter 8- Cultural Heritage , Natural Heritage, Landscape and Green Infrastructure).

Section 2

11.4  Pre-Application Discussions

Section 247 of the Planning and Development Act, 2000 (as amended) sets out the formal procedure for prospective applicants seeking planning advice. The Planning Authority actively encourages pre-application discussions prior to the submission of any planning application. 

The Planning and Development Act 2018 amended Section 247 of the Planning and Development Act 2000 to provide for at least one pre-application consultation for development of:

  •  (i) more than 10 housing units (to include Part V) ;
  • or non-residential development of more than 1,000 square metres gross floor space4,
  • or (ii) such other development as may be prescribed.

Such consultations shall be held within 4 weeks of the date of receipt of a request for a meeting, unless extended by a specified period. The failure of the Planning Authority to comply shall not prevent an applicant from making a planning application. Regulations may be made with respect to this procedure.

There are assessments that may be deemed necessary to accompany planning applications including, but not limited to: Flood Risk Assessment, Landscape Impact Assessment, Archaeological Assessment, Architectural Assessment, Ecology/Biodiversity- including for example bat surveys. These requirements are decided on a case by case basis, and these are discussed with the Planning Authority at pre-application discussion stage.

Traffic and Transport Assessment (TTA) and Road Safety Audits (RSA) are required to accompany planning applications for major developments with significant potential to generate traffic and or which could have a significant impact on a major road, particularly national roads. When preparing the TTA’s regard should be had to the provision of the NRA’s ‘Design Manual for Roads and Bridges’ and the ‘Traffic Management Guidelines, 2012’. Where a Transport and Traffic Assessment identifies necessary on and off site improvements for the development to be able to proceed, the developer will be required to fund the improvements by entering into a formal agreement with the Council.

The requirement for a TTA is at the discretion of the Council but the following thresholds can be used for guidance purposes only:

  • Traffic to and from the proposed development exceeds 10% of the traffic flow on the adjoining road;
  • Traffic to and from the proposed development exceeds 5% of the traffic flow on the adjoining road where congestion exists;
  • Residential development in excess of 100 dwellings5;
  • Retail and leisure development in excess of 1,000 sq.m;
  • Industrial development in excess of 5,000 sq.m, and;
  • Distribution and warehousing in excess of 10,000 sq.m.

11.4.1 Small-Scale Projects & Rural Development

Clinics which facilitate pre-application discussions for smaller scale projects, including residential development of less than 100 units, non-residential development of more than 1,000 square metres gross floor space and rural development are currently held fortnightly. Further information and how to obtain an appointment are set out at www.meath.ie.

11.4.2 Economic Development

The Council seeks to positively assist businesses during the planning process by offering relevant advice and assistance for proposals of economic importance. The Council's staff are available to advise and assist potential investors.

Pre-application enquiries for economic proposals are afforded priority. Decision making is expedited where possible. Further information and how to obtain an appointment are set out at www.meath.ie.

11.4.3 Strategic Housing Development (SHD)

Strategic Housing Development (SHD) applications are defined as applications for:

  • The development of 100 or more houses on land zoned for residential use or for a mixture of residential and other uses,
  • The development of student accommodation units which, when combined, contain 200 or more bed spaces, on land the zoning of which facilitates the provision of student accommodation or a mixture of student accommodation and other uses thereon,
  • Development as outlined above or containing a mix of houses and student accommodation.
  • The alteration of an existing planning permission where the proposed alteration related to development specified above.

The Planning Authority is statutorily required to facilitate pre-planning discussions in respect of prospective Strategic Housing Developments. 

The SHD provisions apply for an initial period, until the end of 2019. In accordance with the 2016 Act the Minister for Housing, Planning and Local Government may, by order, extend that period by a further limited period of 2 years, up to the end of 2021 to coincide with the timeframe of Rebuilding Ireland. However, prior to the making of such an order, and not later than 30 October 2019, the legislation requires that the Minister review the operation and effectiveness of the SHD arrangements and lay before both Houses of the Oireachtas a report of the conclusions of the review. This review has commenced and outcomes of same are awaited.

Further details regarding the SHD process are available from www.pleanala.ie.

11.4.4  Strategic Infrastructure Development (SID)

The Planning and Development (Strategic Infrastructure) Act 2006 provides that applications for permission/approval for specified private and public infrastructure developments should be made to An Bord Pleanála. These developments are listed in the 7th schedule of the Planning and Development Act 2000, as amended, and include major energy, transport, environmental and health infrastructure developments.

It is a mandatory requirement for a prospective applicant for planning permission for development listed in the 7th Schedule to enter into pre-application consultations with the Board and obtain notice from the Board stating whether or not the proposed development is regarded as strategic infrastructure development. For the purposes of these consultations, the prospective applicant must supply sufficient information to the Board to enable it to assess the proposed development in the light of the criteria set out for strategic infrastructure development.

Further details regarding the SID process are available from www.pleanala.ie

Section 3

11.5 Public Realm

Meath’s built, cultural and natural heritage has an intrinsic value in defining the character of urban and rural areas and adding to their attractiveness and sense of place. Public realm has a key role to play in this process. Public realm consists of all areas to which the public has access (such as roads, streets, paths, lanes, parks, squares and bridges). It includes the publicly accessible spaces between buildings, along with the buildings or other structures that enclose them.

Fig 11.1 Extract from the Ashbourne Public Realm Strategy

The quality of the public realm plays a vital role in the creation of a place with an enhanced sense of identity, where people will choose to spend their time.  It gives great scope for public art, community based activities, temporary interventions/events, ‘greening’ the town/village centres with landscaping and the inclusion of creative lighting schemes.  The public realm provides the context for highlighting the built heritage. Well maintained and presented buildings are an important component of the public realm.

There is now a better understanding of the economic, social and environmental benefits that public realm can contribute to an area. It is acknowledged that a successful public realm is a component of a successful place.  The importance of investment in public realm is recognised in the National Planning Framework, 2018 as one of the ‘key factors in developing, promoting and investing in a sense of place and aligning the objectives of creating high quality with that of spatial planning.’  (National Policy Objective 18 (a) refers). This is further reflected by the Governments commitment to public realm improvement projects in the Urban and Rural Regeneration and Development Funds.

Public Realm Plans have been prepared by Meath County Council for Ashbourne (Ashbourne Public Realm Strategy, July 2018) and Navan (Navan 2030-Public Realm Strategy, December 2016).  Public Realm Plans are nearing completion for Athboy, Bettystown/Laytown and Oldcastle and are due to be published in 2019.  Public Realm Plans are also currently advancing for brownfield underutilised sites in Navan in need of regeneration (i.e. Flowerhill/Abbeylands and lands at Railway Street) where funding was successfully secured through the Urban Regeneration Fund.  All of the aforementioned strategies are the result of input from multidisciplinary teams and extensive public consultation.  These consultations are instrumental in exploring and identifying the best way to help an area reach its full potential.

Fig 11.2 Public Realm Plan extract

The Public Realm Plans will be used as a tool to guide the development of these central areas into the future.  These strategies seek to strengthen and enhance the attributes of a town or village which contributes to the distinctive physical and social character of the area.  While these strategies are design-led, compliance with prevailing planning legislation and Development Plan context is required.  These strategies will continue to be promoted and it is proposed to extend this programme to include other settlements such as Kells, Ratoath and Duleek.

Policy

It is the policy of the Council:

DM POL 1:

To support, be proactive and implement the objectives, actions and recommendations of the Public Realm Plans as completed.

Objectives

It is an objective of the Council:

DM OBJ 1:

To prepare and implement Public Realm Strategies, throughout the County where appropriate, liaising closely with residents, community and local business groups and other relevant stakeholders.

DM OBJ 2:

To enhance the visual amenity of existing town and village centres, minimising unnecessary clutter, and provide guidance on public realm design, including wirescape, shopfront design, street furniture and signage.

DM OBJ 3:

To implement the following Public Realm Strategies: Navan 2030, Ashbourne, Athboy, Laytown/Bettystown, Oldcastle, Flowerhill, Navan and County Hall/St Pat’s Classic School, when complete.

DM OBJ 4:

To prepare a Public Realm Strategy for Kells and Ratoath over the life of this Development Plan.

Section 4

11.6 General Standards applicable to all Development Types

11.6.1 Energy Efficiency

Mitigation of the causes and impacts of climate change is one of the cross cutting themes of this Development Plan. The importance of reducing energy requirements associated with the built environment is one of the challenges identified in the Climate Action Plan 2019. The issues to be considered in addressing this challenge include selection of building materials, type of buildings being constructed, orientation on site and life time energy demands of the building. The challenge presented in measuring the carbon footprint of new residential development is currently being examined by EMRA in conjunction with other State Agencies. It is noted that ongoing research relating to the number of jobs located in towns and the size of the resident population forms part of this process. The ‘live work’ community concept, one of the key tenets of this plan represents a solution to the disconnect between where people live and work, this is particularly relevant to Co Meath which experienced the highest level of out-bound commuting in 2016.6

The Council’s approach to encouraging gains in energy efficiency is based on the following concepts:

  • Focus on compact sustainable growth as set out in the National Planning Framework;
  •  Increased energy efficiency in the design of buildings, 
  • Increased promotion of sustainable mobility measures in order to achieve significant future reductions in energy demands.

Policy

It is the policy of the Council:

DM POL 2

Appropriate energy conservation strategies should be employed in location, design, mass, orientation and the choice of materials of all new and renovated developments.

Objectives

It is an objective of the Council:

DM OBJ 5

Building design which minimises resource consumption, reduces waste, water and energy use shall be incorporated where possible, in all new and renovated developments.

DM OBJ 6

Building design shall maximise natural ventilation, solar gain and daylight, where possible, all new and renovated developments.

DM OBJ 7

SuDS7 measures are required to form part of the design of all developments.

11.6.2 Access for All

Universal equality of access to all aspects of the built and external environment is an essential part of an inclusive society. Part M of the Building Regulations8 sets out standards to ensure that buildings are accessible to and usable by everyone, including older people, people with disabilities and people with children.

Objective

It is an objective of the Council:

DM OBJ 8

The Council will seek to encourage the implementation of best practice standards with regard to access in both indoor and outdoor environments.

11.6.3 Public Lighting

Functioning public lighting that is well designed and suitably located is of critical importance to our urban communities.

It is important that trees and other vegetation do not impede the functions of public lighting units. Trees planted in close proximity to public lighting often block the light, rendering the light useless. This can lead to road safety issues, security concerns for residents and leads to demands on the Council to prune or remove the problematic trees.

Policies

It is the policy of the Council:

DM POL 3

All public lighting proposals shall be in accordance with the Councils Public Lighting Technical Specification & Requirements, June 2017, and the Council’s Public Lighting Policy, December 2017, (or any updates thereof).

Objectives

It is an objective of the Council:

DM OBJ 9

A separation distance of 5 metres between the lighting column and the outside of the crown is required for the lighting to work as designed. Trees or vegetation shall not be planted within 7 metres of a public light column.

DM OBJ 10

The design of all new developments shall take into consideration the layout of the proposed public lighting column locations and the proposed landscape design. Both layouts should achieve the 7 metres separation between all trees and public lighting columns.

Section 5

11.7 Residential Development

This section sets out the Development Management Standards for residential development in towns and villages.  

Development Management Standards for rural nodes, rural dwellings and rural extensions in the open countryside are contained in Chapter 9.

Please note that parking standards- car and cycle applicable to residential development are set out in Section 9.

Section 4 general development standards and Section 15 land use zoning objectives should also be consulted.

11.7.1 Urban Design

Design of development must demonstrate compliance with relevant National, Regional and Local planning policy while promoting best practice in architectural design incorporating the principles of sustainability, energy efficiency and accessibility. Urban design is concerned with the relationships of buildings to each other and to the spaces around them. Good urban design is fundamental to creating and shaping vibrant urban places.

The key principles of good urban design are set out in the Urban Design Manual as follows:

  • Context
  • Connections
  • Inclusivity
  • Variety
  • Efficiency
  • Distinctiveness
  • Layout
  • Public Realm
  • Adaptability
  • Privacy and Amenity
  • Parking
  • Detailed Design

Development proposals shall demonstrate compliance with the above principles.  

Policy

It is the policy of the Council:

DM POL 4

To require that all proposals for residential development demonstrate compliance ; with the Sustainable Residential Development in Urban Areas (Cities, Towns & Villages)and the Urban Design Manual-A Best Practice Guide, 2009 or any updates thereof.

Objective

It is an objective of the Council:

DM OBJ 11

A detailed Design Statement shall accompany all planning applications for residential development on sites in excess of 0.2 hectares or for more than 10 residential units.

The design statement shall:

  • Describe the design concept;
  • Clearly demonstrate how the 12 urban design criteria have been taken into account when designing schemes in urban area  (as per the 'Urban Design Manual - A Best Practice Guide’);
  • Set out how the development meets the relevant Development Plan Objectives,  Local Area Plan, Masterplan, Public Realm Strategy etc;
  • Provide site photographs;
  • Provide an open space/landscape strategy which identifies any areas of ecological interest and sets out proposals for same.
  • Set out how energy efficiency measures have been incorporated into the project design process (Refer to DM POL 2).

11.7.2 Density

In general the number of units to be provided on a site should be determined with reference to the Guidelines for Planning Authorities on ‘Sustainable Residential Development in Urban Areas’ (2009) or any update thereof. This Plan seeks to promote the development of ‘live work’ communities by promoting sustainable development by creating compact, high quality developments. Higher residential densities will be encouraged within walking distance of town centres and public transport infrastructure. 

It is acknowledged that there may be instances where specified densities cannot be achieved due to specific circumstances such as site constraints; however, all developments should strive to achieve the prescribed density in order to support the delivery of more compact development and to ensure a maximum return on investment in social and physical infrastructure.

Policy

It is the policy of the Council:

DM POL 5

To promote sustainable development, a range of densities appropriate to the scale of settlement, site location, availability of public transport and community facilities including open space will be encouraged.  

Objectives

It is an objective of the Council:

DM OBJ 12

To encourage a minimum density of 45 units/ha in the town centre of Regional Growth Centres and Key Towns and on lands in proximity to existing and future rail stations only on lands with an A2 residential land use zoning objective or as part of a mixed use development on B1(Town Centre)/C1(Mixed Use) zoned lands9. To encourage a density of up to 35 units per/ha elsewhere in these centres.

DM OBJ 13

To encourage a density of 35 units/ha on town centre and edge of centre sites in Self Sustaining Growth Towns and Self Sustaining Towns on lands with an A2 residential land use zoning objective and on B1 (Town Centre)/C1(Mised Use)10 zoned lands as part of a mixed use. development.

DM OBJ 14

In small towns a density of up to 25 units/ha is generally considered appropriate only on lands with an A2 residential land use zoning objective.

DM OBJ 15

In rural villages and rural nodes any development should take cognisance of the prevailing scale, pattern of development and services availability.

11.7.3 Plot Ratio

Plot ratio seeks to control the mass and bulk of buildings to prevent the adverse effect of over-development whilst ensuring the efficient and sustainable use of serviced land. Plot ratio is calculated as the gross building(s) floor area divided by the gross site area. For clarity, the gross floor area is the sum of all floor space within the external walls of the buildings, excluding basement, plant, tank rooms and above level car parking areas with the gross site area constituting all land within the curtilage of the site.

To ensure an appropriate level of development, plot ratio standards need to be used in combination with other development management standards, including site coverage, building height, public and private open space, and parking provision. Plot ratio will apply to both new buildings and extensions to existing buildings.

Objective

It is an objective of the Council:

DM OBJ 16

As a general rule, the indicative maximum plot ratio standard shall be 1.0 for housing at edge of town locations with an indicative maximum plot ratio of 2.0 in town centre/core locations.

11.7.4 Site Coverage

Site coverage standards seek to avoid adverse effects of over-development particularly in urban areas thereby safeguarding sunlight and daylight within or adjoining a proposed layout of buildings. Site coverage relates to the percentage of the development site covered by buildings and structures (excluding the public roads and footpaths) and is calculated by dividing the total area of ground covered by buildings by the total ground area within the site.

Objective

It is an objective of the Council:

DM OBJ 17

Site coverage shall generally not exceed 80%. Higher site coverage may be permissible in certain limited circumstances such as ­adjacent to public transport corridors; to facilitate areas identified for regeneration purposes; and areas where an appropriate mix of both residential and commercial uses is proposed.

11.7.5 Building Line

In the context of urban development, building lines should be followed where appropriate. Where located along major roads with significant traffic flows, increased set back may be required to provide for greater amenity and safety of road users and residents. On existing roads, building lines may be required to be set back to accommodate future road widening.

Objectives

It is an objective of the Council:

DM OBJ 18

To seek to ensure that development is not carried out forward of established building lines. In deciding where a building line should be located, the form of development to which it relates will be considered.

DM OBJ 19

To seek to provide building setbacks along Motorways, National Primary, National Secondary, Regional and Local Roads to allow for future road improvements.

11.7.6 Separation Distances

Objectives

It is an objective of the Council:

DM OBJ 20

A minimum of 22 metres separation between directly opposing rear windows at ; first floor level in the case of detached, semi- detached, terraced units shall generally be observed.

DM OBJ 21

A minimum of 22 metres separation distance of between opposing windows will apply in the case of apartments/duplex units up to three storeys in height.

DM OBJ 22

Any residential development proposal which exceeds three or more storeys in height shall demonstrate adequate separation distances having regard to layout, size and design between blocks to ensure privacy and protection of residential amenity.

DM OBJ 23

A minimum distance of 2.3 metres shall be provided between dwellings for the full length of the flanks in all developments of detached, semi-detached and end of terrace houses.

The relaxation of any of the standards set out at DM OBJ 20-23 will be assessed on a case-by-case basis and should not be accepted as the Council setting a precedent for future development.

11.7.7 Dwelling Design, Size & Mix

All residential schemes should ensure an appropriate mix of housing typologies and unit sizes to support the provision of a variety of household types and tenures that accord with the Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas.

The changing nature of the age profile of the County requires greater consideration of the housing needs of an ageing population. For those who wish to continue to live independently in their community but wish to downsize, it is imperative to offer a range of attractive and appropriately located accommodation choices which will in turn will enable the underutilisation of larger houses, particularly in more established areas, to be addressed.  Design of accommodation needs to take account of the needs of persons with a disability.

Housing with long term adaptability and potential for flexibility allows for change as circumstances alter or families grow. Adaptability that allows for the alteration of the fabric of a building and flexibility which allows for spaces to accommodate a range of uses are key considerations in the design of a home.

A high standard of building design, specification of materials and detailing are required.

Contemporary designs are welcomed and will be assessed having regard to the context of the site.

All applications for residential development shall include a phasing plan. Phasing proposals shall ensure that open space and infrastructure to serve dwellings in a given phase e.g. public lighting, footpaths, and community facilities such as crèches and playgrounds are completed to the satisfaction of the Planning Authority prior to the initiation of the succeeding phase.

Policy

It is the policy of the Council:

DM POL 6

To require that the unit typologies proposed provide a sufficient unit mix which addresses wider demographic and household formation trends. The design statement required at DM OBJ 11 shall set out how the proposed scheme is compliant with same.

Objectives

It is an objective of the Council:

DM OBJ 24

To ensure that all residential developments are of a high design quality, incorporating a suitable mix of unit types, high quality, durable external finishes and make a positive contribution to the visual amenities of the area.

DM OBJ 25

To ensure that new residential developments are designed in accordance with DMURS to create low-speed, people friendly, environments.

DM OBJ 26

To encourage the use of bespoke design solutions which compliment the character ; of the built environment of the area.

DM OBJ 27

To support the Lifetime Homes guidance contained in Section 5.2 of the Department of Environment, Heritage and Local Government ‘Quality Housing for Sustainable Communities – Best Practice Guidelines for Delivering Homes Sustaining; Communities’ (2007) and require residential unit design to incorporate lifetime adaptability, where feasible.

DM OBJ 28

The design of any housing scheme shall have regard to the requirement for connectivity between residential areas, community facilities etc. The design of any walkways, lanes or paths connecting housing estates or within housing estates shall be of sufficient width to allow for the safe movement of pedestrians and cyclists. They shall be adequately overlooked and lit and not be excessive in length.

DM OBJ 29

To require that all applications for residential development shall be accompanied by a detailed phasing plan which demonstrates the early delivery of key infrastructure associated with that scheme.

DM OBJ 30

To require the provision of EV charging points to serve residential development.

11.7.8 Building Height

The Urban Development and Building Height Guidelines, December 2018 require that Development Plans identify and provide policy support for specific geographic locations where increased building height is a fundamental policy requirement.

In this regard in accordance with SPPR1 of the Guidelines, the following locations have been identified as suitable to accommodate increased building height in the County:

  • Dunboyne at both Dunboyne Central and Pace rail stations,
  • Maynooth Environs,
  • Drogheda Environs,
  • Navan

Specific locations within these settlements in the case of Drogheda, Maynooth and Navan are identified by means of spot objectives in Volume 2 Written statements and Maps for settlements.

Policy

It is the policy of the Council:

DM POL 7

To require compliance with the Urban Development and Building Height Guidelines, December 2018, and any updates thereof.

Objectives

It is the objective of the Council:

DM OBJ 31

To require development with increased building height at the following locations:

  • Dunboyne Central rail station;
  • Pace Rail Station;
  • Maynooth Environs, Drogheda Environs and Navan.

Specific locations within these settlements in the case of Drogheda, Maynooth and Navan are identified by means of spot objectives in Volume 2 Written statements and maps for settlements.

In all cases all proposals for buildings in excess of 6 stories at these locations shall be accompanied by a statement demonstrating compliance with the Urban Development and Building Heights, Guidelines for Planning Authorities December 2018, or any updates thereof.

DM OBJ 32

In all other cases except for those locations identified at DM OBJ 31 there is a presumption against buildings in excess of 6 storeys unless it can be demonstrated that the proposal complies with the Urban Development and Building Heights, Guidelines for Planning Authorities December 2018, or any updates thereof with particular reference to the availability of high capacity and frequent public transport services.

DM OBJ 33

In assessing planning applications for increased height the following criteria will be taken into account:

  • The design of the proposed development should take privacy and overlooking into account.
  • The height of the proposal should not interfere with the scale, amenities or visual quality of existing development.
  • In general, there should be a gradual transition between high rise buildings and low rise buildings.
  • Where proposals occur on areas of architectural sensitivity the proposal should integrate and enhance the character of the area. While also taking note of the topography, cultural context, locations of key landmarks and the protection of key views. A landscape and visual assessment for such development proposals shall be undertaken by a suitably qualified practitioner.
  • When planning the redevelopment on larger sites the proposed developments should play a positive role in place-making, incorporating new streets and public spaces. While also responding to its overall natural and built environment.
  • The design of the proposal should be carefully modified to maximise access to natural daylight and to minimise overshadowing and loss of light.

11.7.9 Open Space

The provision of accessible and useable open space is a critical element in community building. Existing green infrastructure should be identified at the initial stages of the design process and should guide the design of an appropriate site layout. A landscaping plan submitted with an application should clearly illustrate how existing green infrastructure and opportunities to create more linkages have informed and been incorporated into the development layout.

11.7.9.1 Public Open Space

Public open space within residential developments should be designed so as to complement the residential layout and be informally supervised by residents. A variety of types and sizes of open spaces should be provided at suitable locations to cater for the active and passive recreational needs of children and adults of all ages.

Policy

It is the policy of the Council:

DM POL 8

Each planning application shall comply with the standards outlined in Section 4.18 of the Sustainable Residential Development in Urban Areas, Guidelines for Planning Authorities, DEHLG, (2009) or any updates thereof.

Objectives

It is an objective of the Council:

DM OBJ 34

Public open space shall be provided for residential development at a minimum   rate of 15% of total site area. In all cases lands zoned FI Open Space, G1 Community Infrastructure and H1 High Amenity cannot be included as part of the 15%. Each residential development proposal shall be accompanied by a statement setting out how the scheme complies with this requirement.

DM OBJ 35

Stand alone residential developments comprising of 5 residential units or less shall be exempt from the requirement to provide 15% open space. In all such cases the private amenity space serving each dwelling shall exceed the minimum requirements

DM OBJ 36

In all residential development applications where the future population will exceed 1000 persons, open space in addition to the 15% requirement set out at DM OBJ 34 shall be provided at a minimum rate of 3.2 hectares (8.0 acres) per 1000 population in accordance with Table 11.1. All such residential development proposals shall be accompanied by a statement setting out how the scheme complies with the requirements set out in & Table 11.1.

DM OBJ 37

Narrow tracts of open space, (less than 10 metres in width), incidental pieces of land at road edges and areas of archaeological interest are not generally acceptable as functional open space.

DM OBJ 38

Existing and proposed areas of open space shall, where possible, be linked thus providing green linkages for wildlife habitats and improving walking and cycling permeability throughout the site.

DM OBJ 39

The location, siting and design of the open space shall have regard to the following:
  • Be well designed and of a high visual standard, generally flat, so that it is functional and accessible to all;
  • Provide for the retention of natural features, for example; trees, hedgerows and wetland sites, and incorporate same into public open space areas, where possible.
  • Include proposals for drainage and landscaping of the public open space;
  • Houses shall not be permitted to back onto open spaces;
  • Provide high levels of natural surveillance and overlooking by as many houses as possible.

DM OBJ 40

All planning applications for residential development shall be accompanied by a landscaping scheme prepared by a suitably qualified professional.

DM OBJ 41

Areas dedicated for public open space in a residential development shall be transferred to the ownership of the Council where the development is taken in charge by the Council.

Proposed Use

Minimum Standard per 1000 population

Children’s play area

0.4 ha

Urban Parks/General Amenity Space

1.2 ha

Playing Fields

1.6 ha

Overall requirements

3.2 ha

Table 11.1 Public Open Space 
11.7.9.2 Private Open Space

All houses should have an appropriate and useable area of private open space, exclusive of car parking, to the rear of the front building line. The minimum area of private open space to be provided is set out in Table 11.2. Exceptions to this may only be considered in relation to the redevelopment of brownfield/regeneration sites where a focus should be on design led and performance based outcomes rather than specific absolute requirements in all cases.

Flexibility will only be permissible in response to well–designed development proposals.

Housing developments which provide private open space at the minimum standard throughout the scheme will be discouraged.

Policy

It is the policy of the Council:

DM POL 9

Residential development shall provide private open space in accordance with the requirements set out in Table 11.2. Each residential development proposal shall be accompanied by a statement setting out how the scheme complies with the requirements set out in Table 11.2.

House Type

Minimum Area of Private Open Space to be Provided

One/two bedroom

55sq.m.

Three Bedroom

60sq.m.

Four bedrooms or more

75sq.m.

Table 11.2 Minimum Private Open Space Standards for Houses 

11.7.10 Boundary Treatments

Policies

It is the policy of the Council:

DM POL 10

To require the provision of high quality, durable, appropriately designed, secure boundary treatments in all developments.

DM POL 11

To consider the retention of field boundaries where such boundaries are of ecological/habitat significance, as demonstrated by a suitably qualified professional.

Objectives

It is the objective of the Council:

DM OBJ 42

To require that boundaries between the rear of existing and proposed dwellings shall be a minimum of 1.8 metres high and shall be constructed as capped, rendered concrete block or brick walls, to ensure privacy, security and permanency. Alternative solutions will not be considered.

DM OBJ 43

To require that all rear boundaries within the development shall be a minimum of 1.8 metres high and shall be constructed as capped, rendered concrete block or brick walls, to ensure privacy, security and permanency. Alternative solutions will not be considered.

DM OBJ 44

Open plan front gardens will generally be discouraged and will only be acceptable in innovative layouts and where a high level of safety is achieved and services can be accommodated at a location which meets the needs of service providers. Open plan gardens will not be permitted on main access roads.

DM OBJ 45

In general, where provided, front boundaries shall be defined by walls or fences at least 0.5 metres high in keeping with the house design and to a uniform scheme design.

DM OBJ 46

In the case of residential development where the layout does not provide for front boundaries, there will be a general prohibition against the erection of front boundaries.

DM OBJ 47

To require the provision of concrete post and concrete panel fencing at a minimum as a side boundary between dwellings.

DM OBJ 48

To require the provision of walls at a minimum of 1.8 metres high capped, rendered concrete block or brick walls where residential sites abut public open spaces.

DM OBJ 49

All planning applications for residential development shall be accompanied by a schedule which demonstrates compliance with these requirements.

11.7.11 Naming of Residential Development

Policy

It is the policy of the Council

DM POL 12

The name proposed for all residential developments shall be clearly linked with the locality in which the scheme is located.

Objectives

It is an objective of the Council:

DM OBJ 50

In all cases the name chosen for a residential development shall reflect local place names, particularly townlands or local names which reflect the landscape or shall reflect culture and /or history, including names of historical persons who have some association with the area.

DM OBJ 51

Names shall be in English accompanied by an Irish translation. Name plates shall be fixed to walls and buildings where they can be clearly seen. Bilingual (Irish & English) street name plates, shall be erected on all estate roads at a location that is clearly visible.

DM OBJ 52

In order to assist the public and delivery personnel, all houses within housing estates or in street developments shall be provided with numbers and/or names, which shall be visible from the adjoining roadway.

DM OBJ 53

Applicants shall, as part of pre-application discussions include three draft name proposals in accordance with DM OBJ 50 and 51 for consideration.

DM OBJ 54

Three draft name proposals in accordance with above objectives shall be submitted to the Planning Authority as part of a planning application. The name shall be approved by the Meath County Council Naming Committee.11

11.7.12 Art Work

Objective

It is an objective of the Council:

DM OBJ 55

All proposals for residential developments above 75 units shall incorporate works of public art into the overall scheme or make a financial contribution to the Council to provide the piece of public art in order to enhance the amenities of local environment (Refer to Chapter 7, Community Building).

11.7.13 Light and Overshadowing

Policy

It is the policy of the Council:

DM POL 13

New residential development should be designed to maximise the use of natural daylight and sunlight. Innovative building design and layout that demonstrates a high level of energy conservation, energy efficiency and use of renewable energy sources will be encouraged. 

Objectives

It is an objective of the Council:

DM OBJ 56

Daylight and sunlight levels should, generally, be in accordance with the recommendations of Site Layout Planning for Daylight and Sunlight: A Guide to Good Practice (B.R.209, 2011), and any updates thereof.

DM OBJ 57

Where taller buildings are proposed adjoining/adjacent to lower buildings, the Council may require that the developer submit daylight and shadow projection ; diagrams by a suitably qualified person(s) to appropriately demonstrate that the adjoining/adjacent properties will not be unduly affected by the proposed development.

11.7.14 Acoustic Privacy

Excessive transmission of sound between adjoining residential units can cause a nuisance to occupiers.

Objective

It is an objective of the Council:

DM OBJ 58

To require that sound transmission levels in semi-detached, terraced, apartments and duplex units comply as a minimum with the 2014 Building Regulations Technical Guidance Document Part E or any updated standards, where appropriate a qualified sound engineer shall confirm that these levels have been met.

11.7.15 Apartments

Please note this section must be considered in conjunction with Sections 4, 9 and 14 of this chapter.

Policies

It is the policy of the Council:

DM POL 14

Apartment schemes shall generally be encouraged in appropriate, sustainable, locations, accessible to public transport in the following settlements: Drogheda, Navan, Dunboyne, Kilcock, Maynooth, Ashbourne and Dunshaughlin.

DM POL 15

In towns and villages, there will be a general presumption against apartment developments however there are opportunities for infill developments and consolidation which would contribute to the regeneration of these settlements.

DM POL 16

All planning applications for apartments are required to demonstrate compliance with ‘Sustainable Urban Housing; Design Standards for New Apartments’, Guidelines for Planning Authorities (2018) and any updates thereof. While these guidelines set out minimum design standards, the Council strongly encourage the provision of ; apartments above these standards, in the interest of creating attractive living environments and sustainable communities.

Objectives

It is an objective of the Council:

DM OBJ 59

An appropriate mix of units shall be provided to cater for a variety of household types and tenures. Apartment development proposals will be assessed having regard to the following requirements:

  • Aspect- dual aspect units are encouraged;
  • Mix of units- to cater for different size households;
  • Floor areas and room widths;
  • Private and communal amenity space;
  • Floor to ceiling height;
  • Car and bicycle parking;
  • EV Charging points;
  • Lift/ stair core access;
  • Storage provision;
  • Adaptability.

All planning applications for apartment development shall be accompanied by a statement which sets out how the scheme complies with this objective.

DM OBJ 60

A design statement is required to be submitted with any planning application for apartment development. The following minimum standards for floor areas, private open space provision and storage area requirements for apartments shall be complied with as set out in Table 11.3.

Apartment Unit Type

Floor area

Storage

Private Open Space

Studio

37 m²

3 m²

4 m²

One Bedroom

45 m²

3 m²

5 m²

Two Bedroom (3 person)

63 m²

5 m²

6 m²

Two Bedroom (4 person)

73 m²

6 m²

7 m²

Three Bedroom

90 m²

9 m²

9m²

Table 11.3 

Objectives

It is an objective of the Council:

DM OBJ 61

Apartment development proposals shall also have regard to the following:

  • A minimum of 33% of apartments in any apartment scheme shall be dual aspect;
  • A minimum floor to ceiling height of 2.7metres in apartment units, at ground floor level;
  • Private amenity space shall be provided, primarily accessible from the main living area of the apartment, generally in the form of balconies/ terraces. Vertical privacy screens should be provided between adjoining balconies;
  • Communal amenity space shall be provided suitable for passive recreation;
  • For apartment schemes of 10 or more, the majority of all apartments in a proposed scheme must exceed the minimum floor area standard for any combination of the relevant 1, 2 or 3 bedroom unity types, by a minimum of 10%.

11.7.16 Build to Rent and Shared Accommodation

The build to rent (BTR) and shared accommodation sectors are emerging sectors in housing provision. Specific Planning Policy Requirement 7 and 8 of the Sustainable Urban Housing: Design Standards for New Apartments sets out the requirements in respect of BTR schemes including specific reference in public notices that a BTR scheme is proposed, supporting communal and recreational amenities must be provided and details of same must accompany any planning application. 

The requirements in respect of shared accommodation or shared living/co-living are set out in Specific Planning Policy Requirement 9 of the Sustainable Urban Housing: Design Standards for New Apartments.

Objective

It is an objective of the Council:

DM OBJ 62

To require that all planning applications for Build to Rent Schemes demonstrate compliance with Specific Planning Policy Requirement 7 and 8 of the Sustainable Urban Housing: Design Standards for New Apartments 2018 or any updates thereof.

DM OBJ 63

To require that all planning applications for shared accommodation schemes demonstrate compliance with Specific Planning Policy Requirement 9 of the Sustainable Urban Housing: Design Standards for New Apartments 2018 or any updates thereof.

11.7.17 a) Infill Sites in Urban Areas

Infill development relates to development located in gaps between existing buildings in built-up urban areas. The Council will support infill development on appropriate sites that make the most sustainable use of serviced land and existing urban infrastructure.

Objectives

It is an objective of the Council:

DM OBJ 64

Proposals for infill development shall accord with the following:

  • Sustainable Residential Development in Urban Areas- Guidelines for Planning Authorities DEHLG, 2009 and the accompanying document Urban Design Manual or any updates thereof.
  • The Design Manual for Urban Roads and Streets, 2013, Department of Environment, Community & Local Government or any updates thereof.

DM OBJ 65

Infill development shall take account of the character of the area and where possible retain existing features such as building line, height, railings, trees,gateways etc.

11.7.17 b) Backland Sites in Urban Areas

Backland residential development relates to small scale development located to the rear of existing buildings in built-up areas.

Objectives

It is an objective of the Council:

DM OBJ 66

Having regard to the requirement to protect the residential amenity and character of existing A1 residential areas backland site development shall satisfy the criteria for infill development, avoid undue overlooking and overshadowing of adjacent properties and shall respect existing building lines where possible.

DM OBJ 67

Backland development proposals shall avoid piecemeal development that adversely impacts on the character of the area and the established pattern of development.

DM OBJ 68

In the case of backland development proposals in urban areas the  existing dwelling and the proposed dwelling shall have minimum individual private open spaces of 48sq.m for one or two bedroom units and 60sq.m plus for three/four+ bedroom units.

11.7.18 Corner/Side Garden Sites

Corner Site/Side Garden development refers to sub-division of an existing house curtilage to provide an additional dwelling in existing built-up areas.

Larger corner sites may allow for a variation in dwelling design, however, proposals should more closely relate to adjacent dwellings, albeit with a modern design in order to avoid a pastiche development. At the discretion of the Planning Authority there may be some relaxation in private open space and car parking standards for this type of proposal.

Objective

It is an objective of the Council:

DM OBJ 69

To require corner site /side garden development proposals to have regard to the following criteria: Size, design, layout, building line and the relationship with existing dwellings and immediately adjacent properties; External finishes; Accommodation standards for the occupants; Car parking for existing and proposed development; Private open space for existing and proposed development; Development Plan standards for dwellings; Side/gable and rear access/maintenance space, where possible.

11.7.19 Upper Floors/ ‘Living over the Shop’

One of the guiding principles of the RSES 2019-2031 is to, ‘Set out measures to reduce vacancy and the underuse of existing building stock and support initiatives that promote the reuse, refurbishment and retrofitting of existing buildings within urban centres’. It is desirable to maintain an element of residential use in or close to town centres as it provides night time activity. Further, a more substantial residential presence adds to the vitality and viability of a town centre. Unfortunately, residential uses in some of our towns and villages have become limited. As such, proposals for the residential conversion of the upper floors of retail and commercial premises will be favourably considered. Any proposed residential use must respect the historic fabric (if relevant), whilst also providing adequate residential amenity.

In recognising the need to protect the historic fabric of our towns/villages while encouraging people to live in upper floors of retail/commercial premises, it is not always possible or practical to achieve current residential standards. In this regard, at the discretion of the Planning Authority and subject to protecting residential amenity, a reduction in open space and car parking standards may be considered for ‘living over the shop’ accommodation proposals particularly in town centre locations. Minimum standards in relation to overall floor areas, storage space and natural light must be complied with in order to protect residential amenity.

The Department of Environment has brought in exemptions in relation to vacant commercial buildings being converted to residential use (applies until 31st December 2021). In this regard, a manual was launched by the Minister of State for Housing and Urban Development in 2019 entitled, ‘Bringing Back Homes’, to assist property owners, the public, local authorities and the construction industry to develop vacant buildings. Further information can be found at www.housing.gov.ie

Objectives

It is an objective of the Council:

DM OBJ 70

To require that these proposals accord with the relevant guidelines and standards contained in this Plan and should contribute positively to the renewal of these areas and to the established character and amenities of the area.

DM OBJ 71

To require that a separate and distinctive point of entry with an identifiable address be provided. Mitigation measures to address possible sources of external noise should be provided.

DM OBJ 72

To encourage residential uses in existing under-utilised or vacant building stock as a mechanism to combat vacancy in town centres.

DM OBJ 73

To require a high level of residential amenity ensuring natural light in living rooms and bedrooms and minimum standards are met in relation to overall floor areas and storage space requirements as set down in the Sustainable Urban Housing: Design Standards for New Apartments (DoHPLG, 2018).

DM OBJ 74

To allow a reduction in open space and car parking standards for ‘living over the shop’ accommodation proposals in town centre locations, subject to protecting residential amenity, where considered appropriate by the Planning Authority.

At the discretion of the Planning Authority and subject to protecting residential amenity, a reduction in open space and car parking standards may be considered for ‘living over the shop’ accommodation proposals particularly in town centre locations.

11.7.20 Student Accommodation

The demand for high quality student accommodation is increasing nationally.

DM POL 17

To promote the sustainable development of bespoke student accommodation at suitable locations in Maynooth Environs, Dunboyne and Drogheda.

Objectives

It is an objective of the Council:

DM OBJ 75

To require that all proposals for student accommodation comply with the Department of Education and Science Guidelines on Residential Development for Third Level Students (1999), the subsequent supplementary document (2005) and the ‘Student Accommodation Scheme’, Office of Revenue Commissioner (2007), or any updates thereof.

DM OBJ 76

To require that proposals for off-campus accommodation have regard to their proximity to existing or planned public transport corridors, cycle and pedestrian routes.

DM OBJ 77

To require that written confirmation of a ‘Qualifying Lease’ as defined in the Guidelines on Residential Developments for Third Level Students published by the Department of Education and Science in 199912 which demonstrates that the accommodation is let to students within the academic year.

DM OBJ 78

All permissions for student accommodation shall have a condition attached requiring planning permission for a change of use from student accommodation to other type of accommodation. These applications will only be permissible in cases where it is demonstrated that an over-provision of student accommodation exists in the area.

11.7.21 Amendments to approved residential development

Objective

It is an objective of the Council:

DM OBJ 79

Where an application is made for changes to the design or layout of elements of a ; residential scheme, the duration of the permission shall be linked by condition with that of the grounding permission. This is to ensure compliance with the Core Strategy and implementation of residential schemes in an orderly and integrated fashion.

11.7.22 Family Flat Extensions

Policy

It is the policy of the Council:

DM POL 18

The creation of a custom-built ‘family flat13’ to be occupied by a member of the occupant family with a housing need is generally acceptable subject to site suitability and compliance with DM OBJ 80.

Objectives

It is an objective of the Council:

DM OBJ 80

All applications for family flat development shall comply with the following criteria:

  • The flat shall form an integral part of the structure of the main house with provision for direct internal access to the remainder of the house i.e. not detached;
  • The flat shall be modest in size and shall not have more than one bedroom (2 bedrooms in exceptional circumstances). The unit shall not exceed a gross floor area of 50 square metres;
  • The flat  shall not have a separate access provided to the front elevation of the dwelling;
  • There shall be no permanent subdivision of the garden/private amenity space;
  • The flat shall remain in the same ownership as that of the existing dwelling on site. In this regard, the flat shall not be let, sold or otherwise transferred, other than as part of the overall property;
  • The design proposed shall enable the flat to easily fully revert to being part of the original house when no longer occupied by the family member(s);
  • If the site is not connected to public mains, the existing wastewater treatment system on site must be capable for any additional loading from the flat, and if not proposals should be submitted to accommodate the additional loading.

11.7.23 Extensions

Objectives

It is an objective of the Council:

DM OBJ 81

All applications for residential extensions in urban areas shall comply with the following criteria:

  • High quality design which respects, harmonises and integrates with the existing dwelling in terms of height, scale, materials used, finishes, window proportions, etc;
  • The quantity and quality of private open space that would remain to serve the house;
  • Flat roof extensions, in a contemporary design context, will be considered on their individual merits;
  • Impact on amenities of adjacent residents, in terms of light and privacy. Care should be taken to ensure that the extension does not overshadow windows, yards or gardens or have windows in the flank walls which would reduce a neighbour’s privacy;
  • Extensions which break the existing front building line will not normally be acceptable. A porch extension which does not significantly break the front building line will normally be permitted;
  • Dormer extensions shall not obscure the main features of the existing roof, i.e. should not break the ridge or eaves lines of the roof;
  • Proposed side extensions shall retain side access to the rear of the property, where required for utility access, refuse collection etc.
  • Ability to provide adequate car parking within the curtilage of the dwelling house;In all cases where diversion or construction over existing sewerage and/or water mains is required, the consent of Irish Water will be required as part of the application;
  • Extensions are subordinate to the existing dwelling with a presumption against the size of any extension exceeding 100% of the floor area of the existing dwelling.

11.7.24 Home Based Economic Activity

Home based economic activity is defined as small scale commercial activity carried out by residents of a house or person’s main residence, being subordinate to the use of the house as a single dwelling unit and includes working from home. The Council recognises that such working arrangements can benefit individuals, families and the local community in addition to contributing to more sustainable land use patterns by reducing the need for commuting. There is no objection to minor changes of use to allow for this provided the use remains ancillary to the main residential use, the applicant continues to reside in the house and the use has no adverse impact on the amenities of neighbouring dwellings.

Objectives

It is an objective of the Council:

DM OBJ 82

In determining applications for developments involving working from home, the Council will have regard to the following:

  • The nature and extent of the work.
  • The effects on the amenities of adjoining occupiers, particularly in relation to hours of work, noise and general disturbance.
  • Anticipated levels of traffic generated by the proposed development and the potential increased demand for parking.
  • Arrangements for the storage of refuse and collection of waste.
  • There will be a presumption in favour of this type of use in residential areas. However, such use will not normally be permitted in apartments except in the case of own-door units accessed from street level.

11.7.25 Waste Management

Regard should be had to the number of individual bins required to serve each residential unit at design stage and in particular the requirement for segregating waste for recycling and food waste, (Refer to Chapter 6 Infrastructure for further details)

Policies

It is the policy of the Council:

DM POL 19

All new residential schemes shall include appropriately sited and designed secure refuse storage areas, details of which shall be clearly shown in pre-application discussion and planning application documentation.

Objectives

It is an objective of the Council:

DM OBJ 83

In residential schemes, appropriately sized bin storage areas must be provided to the front of terraced dwellings in locations which are easily accessible by the householder. These areas shall be well screened and the design shall integrate with the dwelling.

DM OBJ 84

Apartment schemes shall make provision for waste segregation and recycling.

DM OBJ 85

In apartment schemes, bin storage shall generally be on the ground floor level of development, be adequately ventilated, screened from public view and adjacent to the block it serves. Where appropriate, the bin storage area shall be a separate structure to the apartment building.

DM OBJ 86

Shared bin storage areas shall be located conveniently for residents and collection ; service providers with appropriate security measures.

DM OBJ 87

Development proposals should ensure that production/management methods do ; not give rise to environmental pollution, result in undue loss of amenity or be detrimental to public health.

DM OBJ 88

All development proposals of five or more residential units shall include a Construction Environmental Management Plan (CEMP) with planning application documentation.

DM OBJ 89

Construction Environmental Management Plans (CEMP) shall focus on waste minimisation and optimise waste prevention, re-use and recycling opportunities.

DM OBJ 90

In the case of development which requires the removal of soil and stones, any removal requires the appropriate permits and disposal to authorised sites.

11.7.26 Short Term Letting

Legislation to regulate the short term letting sector, Planning and Development Act 2000 (Exempted Development) (No. 2) Regulations 2019 , came  into effect on 1 July 2019 which is applicable only in areas designated as “rent pressure zones” (please refer to chapter 3 Settlement and Housing Strategy to obtain further information on rent pressure zones). These regulations are intended to address the ‘impact on the private rental market by the use of residential homes for short-term tourism type letting in areas of high housing demand’. Short-term letting is defined as ‘the use of a bedroom or bedrooms14 in a home as paid overnight guest accommodation for a continuous period of up to 14 days.  Planning permission is now required to be obtained for a formal change of use.

Further details can be obtained from: https://www.housing.gov.ie/planning/private-rented-housing/new-regulation-short-term-letting

Section 6

11.8.1 Retail Development

Retailing has an important role in the economy of the County. Retail development is generally located at key locations in our urban areas and has an important contribution to make to the character and sense of place of urban spaces. It is essential therefore that retail development is of a high design quality and at an appropriate scale to the centre in which it is located. (Please refer to Chapter 4 Economy and Appendix 4 Retail strategy for further information)

Policies

It is the policy of the Council:

DM POL 20

To encourage the provision of new retail development in the County in accordance with the County Retail Strategy contained in Appendix 4, which will make a positive contribute to achieving the aims of the core strategy and the economic strategy.

DM POL 21

To require that all retail development complies with the Retail Planning Guidelines for Planning Authorities in April 2012 and accompanying Retail Design Manual, or any updates thereof.

Objectives

It is an objective of the Council:

DM OBJ 91

Retail development shall be in accordance with the role and function of the settlement in which it is located. Compliance with the sequential approach must be set out in pre application discussion and planning application documentation.

DM OBJ 92

All retail proposals exceeding 1,000 sqm shall provide a detailed Retail Impact (RIA) and a Transport Impact Assessment (TIA) in addition to any other information deemed necessary by the Council.

DM OBJ 93

To require the submission of a Construction Environmental Management Plan (CEMP) in respect of all retail proposals on sites exceeding 0.5 ha.

11.8.1.1 Fast Food/Takeaway Outlets

Fast food outlets have the potential to cause noise, littering and can detract from the amenities of an area. Therefore proposals for new or extended outlets will be carefully considered, particularly in locations where a proliferation of such uses already exists. Chapter 7 of the Development Plan sets out the Council’s policies and objectives in respect of its ‘Healthy Meath Strategy’. An over concentration of such uses will affect the achievement of the objectives of this strategy.

Policies

It is the policy of the Council:

DM POL 22

To assess the appropriateness of any proposal for a new or extended takeaway/fast food outlet on the potential cumulative effect of these uses on the amenities of an area.

DM POL 23

Give careful consideration to the appropriateness and location of fast food outlets in the vicinity of schools and, where considered appropriate, to restrict the opening of new fast food/takeaway outlets in close proximity to schools so as to protect the health and wellbeing of school-going children.

Objectives

DM OBJ 94

To require that all proposals for new or extended fast food/takeaway outlets address the following as part of any pre- application discussion or planning application documentation:

  • The cumulative effect of fast food outlets on the amenities of an area.
  • Opening/operational hours of the facility.
  • The location of vents and other external services
  • Advertising signage
  • External seating.

DM OBJ 95

To only consider drive-through restaurants in locations where development will not interfere with the free flow of traffic or detract from the amenities of an area.

Refer to Section 3 Public realm and section 11.8.1.2 Shop Fronts for further details.

11.8.1.2 Shop Fronts

Shop fronts make a significant contribution to the visual amenities of a settlement and many have strong heritage value which should be preserved.

The Council produced a ‘Shop front and Signage Guidance document in 2017 to assist designers of shop fronts and signage, which is available to download from www.meath.ie15 (Refer to Chapter 4 Economy and Employment Strategy).

Policy

It is the policy of the Council:

DM POL 24

To ensure new/replacement shop fronts are of an appropriate scale and design in order to integrate successfully with existing streetscapes.

Objectives

It is an objective of the Council:

DM OBJ 96

To require that proposals for new/replacement shop fronts have regard to the ‘Shop front and Signage Guidance’ document, 2017 or any updates thereof.

DM OBJ 97

New/replacement shop front design shall respect the scale and proportions of the streetscape by maintaining the existing grain of development along the street and respecting the appropriate plot width.

DM OBJ 98

Generally, individually mounted lettering or hand painted lettering is required. Letter design shall be simple and legible.

DM OBJ 99

The choice of materials shall compliment the character of the building and integrate with the overall visual unity of the street scheme.

DM OBJ 100

The use of roll-down or external type security screens will generally not be encouraged in town centre areas. Where the provision of screens is considered imperative, the use of perforated external and back lit screens or translucent internal screens will be considered.

11.8.1.3 Local/Neighbourhood Shopping Facilities

Shops in neighbourhood centres in our larger settlements perform a key function locally providing services including convenience shopping, laundry, hairdresser, takeaways etc. The aim of providing such shopping facilities locally serve catchment areas within approximately 800 metres is to reduce the necessity to travel by car to the town centre to avail of basic services and thereby ensure reduced traffic congestion and improved sustainability.

Additional neighbourhood facilities may be required as part of large residential developments, these will be determined on a case by case basis have regard to the policies and objectives  of Chapter 4 Economy and Employment and the Retail Strategy in Appendix 4.

In rural villages and nodes, these facilities often provide a focal point for the locality and can include post services etc

Policy

It is the policy of the Council:

DM POL 25

To enable convenience retail needs to be better met locally and to encourage the provision of local convenience shops at an appropriate scale in residential areas in urban areas where there is a clear deficiency in retail provision, subject to the protection of residential amenity.

DM POL 26

To encourage the provision of local convenience shops, exclusive of service stations, at an appropriate scale in rural villages and nodes where there is a clear deficiency in retail provision, subject to the protection of residential amenity.

Objective

It is an objective of the Council:

DM OBJ 101

To ensure that the scale, design and proposed uses accord with the Council’s Retail Strategy.

11.8.1.4 Service Stations

The role of service stations has become more diverse with the expansion from merely selling fuel to also providing convenience services and goods including functioning as rest areas. Ancillary uses include tyre repair, collection points for online retail activity and self service launderettes. 

Proposals for new and extended service stations will be carefully considered and will not generally be encouraged within the core retail area of urban centres or in rural areas outside of villages and rural nodes.

Policies

It is the policy of the Council:

DM POL 27

Proposals for petrol filling stations in close proximity to the National Road Network shall have regard to the “Spatial Planning and National Roads Guidelines for Planning Authorities”, Department of Environment Community and Local Government, 2012 and the Dangerous Substances (Retail and Private Petroleum Stores) Regulations 1979 to 2010 (or any such other relevant standards and legislation that may be enacted).

DM POL 28

Proposals for new and extended service stations will be carefully considered and will not generally be encouraged within the core retail area of urban centres or in rural areas outside of villages and rural nodes and shall be located in all cases within the speed limit restriction zones.

DM POL 29

Service stations will not generally be permitted in/adjoining residential areas, unless ; it can be clearly demonstrated no significant effect on residential amenities by reason of as noise, traffic, visual obtrusion, safety considerations or fumes and smells. Hours of operation will be limited if a service station is permitted in a residential area. Proposals to demonstrate the above will be required to be submitted as part of pre-application discussion and planning application documentation.

Objectives

It is an objective of the Council:

DM OBJ 102

The following shall be submitted as part of pre-application discussion and/or planning application documentation for a service station:

  • A high quality design including roof design, layout and external finishes to ensure it integrates and complements the surrounding environment. The layout should provide for safe pedestrian access to the shop and rest facilities.
  • Adequate provision of rest areas and toilets accessible safely by pedestrians and cyclists.
  • Where the development would be likely to have a significant impact on the historic or architectural character of the area, the use of standard corporate designs and signage may not be acceptable.
  • A comprehensive landscaping scheme prepared by a fully qualified landscape architect.
  • Any retailing component shall not exceed 100 sq.m. of retailing area and shall be restricted to convenience goods only. Where permission is sought for a retail floorspace in excess of 100sq.m, the sequential approach to retail development shall apply.
  • Forecourt lighting, including canopy lighting, should be limited where possible. All external lighting shall be cowled and diverted away from the public roadway to prevent a traffic hazard.
  • The placing of signs on footpaths, grass verges or any part of a public roadway will not be permitted. No advertisements or other structures, whether temporary or permanent, shall be placed on the forecourt which would interfere with the sight lines of motorists entering / egressing the site.
  • EV Charging points for electric cars shall be provided with every new/extended service station.
11.8.1.5 Retail Warehousing

The retail strategy has outlined that there is no current need for additional floorspace of this type within the County. A very cautious approach will therefore be taken regarding further such development over the period of the Plan, (please refer to Chapter 4 Economy Strategy and Retail Strategy contained in Appendix 4 for further details), other then completion of existing parks and areas identified in Volume 2.

Any retail warehousing development shall be restricted to ‘bulky goods’ or goods which are not easily portable by customers travelling by foot, bicycle, or bus (See Annex 1 of Retail Planning Guidelines 2012 for definitions of bulky goods), otherwise these developments could have a damaging material impact on the commercial viability of town centres. Ancillary products should not exceed 20% of the total net retail floorspace of the relevant retail unit.

Objectives

It is an objective of the Council:

DM OBJ 103

To ensure that retail warehousing is only permissible on lands identified in Volume 2 of this Development Plan for this use. All planning applications for retail warehousing shall set out clearly in the planning documentation how the proposal complies with the Retail Planning Guidelines 2012, this Development Plan and the Retail Strategy.

DM OBJ 104

Any retail warehousing development shall be restricted to ‘bulky goods’ as defined by Annex 1 of Retail Planning Guidelines (2012). Ancillary products shall not exceed 20% of the total net retail floorspace of the relevant retail unit.

11.8.2 Industrial, Office, Warehousing and Business Park Development 

Building on the momentum of the successful implementation of the Economic Strategy and having regard to the need identified in the RSES to address the disconnect experienced most acutely in the Mid East between where people live and work the Council is setting out an ambitious programme for the delivery of a wider spread of economic growth throughout the County. Support structures are in place in the Council to encourage the development of quality enterprise development.

The Development Plan identifies a range of lands to accommodate various employment uses. It is intended that these areas will develop as high quality, sustainable working environments which will attract further investment. Therefore the Development Plan places significant emphasis on ensuring development proposals are of high design quality, suitably landscaped, provide good facilities for pedestrians and cyclists and include staff facilities. The choice of coloured cladding used should be most suitable to Ireland’s natural landscape. The development of high quality employment development is a critical component to releasing and supporting the ‘live work’ community concept.

This section should be considered in conjunction with Chapter 4 Economy and Employment. Section 9 sets out the applicable parking standards for these developments.

Objectives

It is an objective of the Council:

DM OBJ 105

To require innovative contemporary designs for new industrial, office, ; warehousing and business park developments.

DM OBJ 106

DM OBJ 106        That indicative site coverage for industrial/commercial development on greenfield sites is 50% coverage unless the design characteristics of the ; scheme, proposed uses and mobility management plan indicate support for higher site coverage.

DM OBJ 107

In town centre locations, in order to encourage and facilitate the development of a compact town centre, and to achieve desirable massing and heights of buildings, plot ratio and site coverage of 1.5 and 70% respectively will generally be the norm.

DM OBJ 108

To require that full details of the proposed use(s), including industrial processes involved provided as part of any planning application.

DM OBJ 109

To require that full details of the hours of operation be provided as part of any planning application.

DM OBJ 110

To require that details of suitable access arrangements, internal roads layout including details of footpaths, turning areas, loading bays be provided as part of any planning application.

DM OBJ 111

Boundaries which are visible from the public road should be of a high architectural quality. Palisade fencing to the front of any building line shall not be permitted.

DM OBJ 112

The use of retention ponds as an urban design feature within business parks will be encouraged to enhance the setting, subject to compliance with all relevant safety requirements.

DM OBJ 113

To require that proposals for and location of on site areas for storage and disposal (if applicable) of waste be provided as part of any planning application. All external storage including bin storage, oil tanks, etc, shall be visually screened from public areas, details to be provided as part of any planning application.

DM OBJ 114

To require that waste and recycling areas be covered, screened and enclosed from public view and wind, compliant with the Council’s Waste Management Strategy.

DM OBJ 115

All overground oil, chemical storage tanks should be adequately bunded to protect against spillage.

DM OBJ 116

Existing trees and hedgerows of biodiversity and/or amenity value shall be retained, where possible.

DM OBJ 117

To require that a survey of any existing vegetation on site and a suitable landscaping scheme prepared by an appropriately qualified professional, taking account of same, be submitted as part of any planning application to enhance the development.

DM OBJ 118

Open space shall be provided in suitable locations as part of the development in order to enhance the development and provide amenity and passive recreation for future employees.

DM OBJ 119

To require that all significant Industrial, Office, Warehousing and Business Park Development incorporate works of public art in the form of outdoor sculptures, special architectural and landscape features or other appropriate art work in the development.

DM OBJ 120

To require that all planning applications for Industrial, Office, Warehousing and Business Park Development on sites in excess of 0.5 hectares are accompanied by a Construction Environmental Management Plan (CEMP).

DM OBJ 121

To require that all new developments with over 100 employees shall have a Mobility Management Plan.

DM OBJ 122

To encourage the provision of supporting  facilities for employees including ; childcare facilities, leisure uses and coffee shops in business parks.

DM OBJ 123

To encourage research and development activities as an ancillary part of all new and existing business parks in the County in conjunction with 3rd level Institutions.

11.8.3 Agricultural Buildings & Structures

The design, scale, siting and layout of agricultural buildings should respect, and where possible, enhance the rural environment, (Refer to Chapter 9 Rural Development for further information.)

Objectives

It is an objective of the Council:

DM OBJ 124

To require that buildings are sited appropriately in order to minimise obtrusion on the landscape, having regard to the Landscape Character Assessment contained in Appendix 5.

DM OBJ 125

The use of dark coloured cladding, for example dark browns, greys, greens and reds are most suitable for farm buildings, and roof areas should be darker than walls.

DM OBJ 126

Developments shall comply with the European Union (Good Agricultural Practice for Protection of Waters) (Amendment) Regulations 2014, (GAP Regs 2014).

DM OBJ 127

All planning applications for agricultural development shall be accompanied by ; comprehensive details of all land holdings and herd number(s), if applicable.

DM OBJ 128

All new and existing agricultural developments will be required to contain sufficient detail which demonstrates that all effluent, including yard run-off, is collected and stored within the confines of the development.

DM OBJ 129

In the case of new farm enterprises, a clear evidence base must be provided which demonstrates the need for the proposal and details of how any buildings proposed form part of a comprehensive business plan for the farm holding supported by Teagasc.

11.8.4 Extractive Industry

The Council recognises the contribution of the extractive industry in supporting jobs in the construction and aggregates section of the County. (Please refer to Chapter 9 Rural Development Strategy for grounding policies and objectives regarding extractive industries).

Policies

It is the policy of the Council:

DM POL 30

To require that all extract industry development complies with the requirements of Section 261 and Section 261A of the Planning and Development Act, 2000 (as amended), the Quarries and Ancillary Activities Guidelines 2004 or any updates thereof and EPA Guidelines for Environmental Management in the Extractive Industry 2006 or any updates thereof.

DM POL 31

To encourage the rehabilitation of disused pits and quarries to productive agricultural use where appropriate having regard to all appropriate environmental considerations.

Objectives

It is an objective of the Council:

DM OBJ 130

All applications for extract industry development shall comprehensively address the following criteria as part of a pre-application discussion and/or planning application proposal:

  • Impact on groundwater, surface water and important aquifers and compliance with the objectives of the Water Framework Directive (Refer to chapter 7 for further information on Water Framework Directive);
  • Impact on Natura 2000 sites, NHAs, sites of ecological importance, geological or geomorphological heritage features; (Refer to Chapter 8 Cultural Heritage, Natural Heritage, Landscape and Green Infrastructure for further information);
  • Impact on the quality of the landscape, particularly sensitive landscapes and protected views (Refer to Volume 3 Book of Maps for Views and Prospects, Appendix 5 Landscape Character Assessment, Appendix 6 Record of Protected Structures, Appendix 10 Protected Views and Prospects for further information.);
  • Visual impact of the development, a detailed landscape and visual assessment prepared by a suitably qualified professional;
  • Impact on existing local communities with regard to but not limited to:
  • Noise, vibration and subsidence;
  • Contents of the ‘Archaeological Code of Practice’ (Department of the Environment, Heritage and Local Government and Irish Concrete Federation, 2009);
  • The extent of land ownership, nature of the deposits and details of any ancillary processes (such as crushing, concrete manufacture, etc);
  • Proposals for surface water management and flood risk minimisation;
  • Transportation impacts with particular reference to details of all haul routes, trip movements  etc16
  • Effective control of  emissions and dust;
  • Phasing programme for extraction and rehabilitation;
  • A scheme of rehabilitation and after care for the site upon abandonment / exhaustion of resource. Details to be submitted should include plan and section drawings, detailing the following:
    • Anticipated finished landform and surface/landscape treatments (both of each phase and the whole excavation),
    •  
    • Quality and condition of topsoil and overburden,
    • Rehabilitation works proposed,
    • Type and location of any vegetation proposed,
    •  
    • Proposed method of funding and delivery of restoration/reinstatement works etc. Please note that provision for sinking funds under the control of the Council may be conditioned to ensure satisfactory reinstatement on completion of extraction, if considered appropriate.
  • A detailed proposal which recommends a sum of money to be paid as bond as a security for the suitable restoration of the site. The proposal shall include details as to how the bond  was calculated with an associated schedule of works, materials and costings.

DM OBJ 131

Where possible, sites shall be subject to rehabilitation and landscaping programmes in tandem with the various phases of extraction. Possible uses post closure could include local recreational facilities and habitat areas, where appropriate community support exists and subject to funding.

11.8.5 Land reclamation

The Council recognises the need for land reclamation for the improvement of agricultural lands. It is also of note that in recent years significant pressure has come on the Council to facilitate the provision of waste recovery sites for soil and stone.

Policy

It is the policy of the Council:

DM POL 32

To require that all land reclamation developments which include the importation of any material onto site have the requisite waste authorisation is in place in accordance with the stipulations of the Waste Management Act 1996.

Objectives

It is an objective of the Council:

DM OBJ 132

All applications for land reclamation / soil and stone recovery shall comprehensively address the following criteria as part of a pre-application discussion and/or planning application proposal:

  • Impact on groundwater, surface water and important aquifers and compliance with the objectives of the Water Framework Directive (Refer to chapter 7 for further information on Water Framework Directive);
  • Impact on Natura 2000 sites, NHAs, sites of ecological importance, geological or geomorphological heritage features; (Refer to Chapter 8 Cultural Heritage, Natural Heritage, Landscape and Green Infrastructure for further information);
  • Details of the overall and annual quantities of material to be brought on to the site in tonnes having regard to Mandatory EIA Thresholds set out in Schedule 5 Part 2 of the Planning and Development Regulations 2001-2018;
  • Details of the nature of material including EWC or LoW codes for all waste materials proposed for acceptance at the site;
  • Justification for agricultural improvement and detail of proposed agricultural use;
  • Transportation impacts with particular reference to details of all haul routes, Load size, Trip movements17
  • Details of site services including wheel wash, site office, security  welfare facilities quarantine areas and weighbridges;
  • Phasing programme for reclamation with accurate drawings showing the development in layout and sections through the phases to completion;
  • Impact on existing local communities with regard to but not limited to:
    • Noise, dust, emissions;

Section 7

11.9 Community Development

11.9.1 Sheltered Accommodation/Step Down Housing, Residential Care Homes, Retirement Homes, Nursing Homes, Retirement Villages

The Council recognises that the provision of care for the elderly and other vulnerable people in our community is an essential requirement particularly in the context of changing national demographics. A range of accommodation options fall within this sector including: step down housing which supports independent living as support services are available in a complex arrangement, nursing homes , retirement homes etc (Please refer to Chapter 7 Community Building for further details).

Nursing homes, residential and retirement homes and retirement villages should be located in towns and villages for reasons of sustainability, accessibility and proximity to services.

There is a presumption against this type of development in the open countryside for reasons relating to sustainability, poor accessibility and lack of public transport, social exclusion and isolation.

Policy

It is the policy of the Council:

DM POL 33

Require that residential care homes, retirement homes, nursing homes, retirement villages and sheltered accommodation/step down housing be located in towns and villages for reasons of sustainability, accessibility, social inclusion, and proximity to the availability of services, except where a demonstrated need to locate in a rural environment because of the nature of the care required can be clearly established.

Objectives

It is an objective of the Council:

DM OBJ 133

Planning applications for the change of use of a residential dwelling or other building to nursing home, residential care home, or for the construction of new residential care homes, retirement homes, nursing homes, retirement villages or sheltered accommodation/step down housing, shall be assessed for compliance with the following criteria:

  • The Health Act 2007 (Care and Welfare of Residents in Designated Centres for Older People) (Amendment) Regulations 2010 (or any such other relevant standards and legislation that may be enacted);
  • The National Quality Standards for Residential Care Settings for Older People in Ireland, 2009;
  • Sustainability, is the location served by good public transport links, pedestrian and cycle facilities close to local services and facilities;
  • Suitability of the size and scale of the proposal having regard to the site constraints and the area in which it is located;
  • The degree to which the residential amenity of surrounding properties is protected;
  • The requirement for a high standard of design and external finishes;
  • The adequacy of off street car parking;
  • High quality open space proposals with comprehensive landscaping plans prepared by a fully qualified landscape professional;
  • Availability of services.

DM OBJ 134

Reduced open space standards may be acceptable for the following development types: residential care homes, retirement homes, nursing homes, retirement villages and sheltered accommodation only in cases where it is clearly demonstrated with a supporting evidence base that it is appropriate by having regard to the specific open space needs of residents and only where suitable accessible public open space is available as part of the development.

11.9.2 Childcare

There is a continuing demand for suitable high quality childcare facilities in the County, (Refer to Chapter 7 Community Building for the grounding policies in respect of childcare development).

Applicants are encouraged to seek the advice and support of the County’s Childcare Committee, Tulsa, HSE and other relevant bodies in the design and layout of proposed childcare facilities prior to the submission of a planning application.

Policy

It is the policy of the Council:

DM POL 34

To facilitate the provision of childcare facilities in appropriate locations as set out in DM POL 35 in accordance with the provisions of the DoEHLG ‘Childcare Facilities Guidelines for Planning Authorities’ (2001).

DM Pol 35

Development of childcare facilities at the following locations will normally be encouraged:

  • Areas of concentrated employment and business parks;
  • Within new and existing residential developments;
  • Neighbourhood centres;
  • Large retail developments;
  • Schools or major educational facilities;
  • Adjacent to public transport nodes, and
  • Villages and Rural Nodes.

Objectives

It is an objective of the Council:

DM OBJ 135

Planning applications for childcare facilities shall be assessed for compliance with the following criteria:

  • Suitability of the site for the type and size of facility proposed.
  • Impact on residential amenity of surrounding residential development;
  • Adequate availability of indoor and outdoor play space;
  • Convenience to public transport nodes, pedestrian and cycling facilities;
  • Local traffic conditions;
  • Safe access and sufficient convenient off-street car parking and/or suitable drop-off and collection points for customers and staff;
  • Number of such facilities in the area. In this regard, the applicant shall submit a map showing the locations of childcare facilities within the vicinity of the subject site and demonstrate the need for an additional facility at that location;

DM OBJ 136

All applications for childcare facilities shall comprehensively set out the following as part of a pre-application discussion and/or planning application proposal:

  • The type of childcare facility proposed – Full day care; sessional service including playgroups, preschools and Montessori; Child minding;
  • No. of children;
  • No. of employees;
  • Proposed hours of operation;
  • Car-parking provision; (please refer to Section 11.11.1)
  • Location of secure external play area including secure site boundaries.

DM OBJ 137

In the case of proposals within an existing dwelling the Council will consider whether there is sufficient private open space remaining for the enjoyment of the occupant of the dwelling. The potential impact on the residential amenities of adjoining residences will also be considered. In such cases a significant residential component shall be retained.

11.9.3 Education

The Council will be guided by the Department of Education and Skills as to the need for new educational facilities or expansion of facilities at existing schools (Please refer to Chapter 7 Community Building for grounding policies in respect of educational facilities).

Policies

It is the policy of the Council

DM POL 36

All sites for schools shall comply with the requirements of the following:

  • ‘The Provision of Schools and the Planning System A Code of Practice for Planning Authorities’, 2008, or any update thereof;
  •  Technical guidance document TGD-025 (or any such updated document) in respect of primary schools;
  • Technical guidance document TGD-027 (or any such updated document) in respect of post primary schools.

Objectives

It is an objective of the Council:

DM OBJ 138

Assessing planning applications for new schools and/or redevelopment/extensions ; of existing schools, the Planning Authority will have regard to the following:

  • Site location, proximity of school to catchment area, size of site relative to outdoor space requirements and the future needs of the school (i.e. sufficient space provided for future expansion).
  • Public transport availability.
  • Traffic and transport impact, good, safe accessible pedestrian and cyclist routes to and from the school from nearby residential and commercial areas.
  • Provision of safe and adequate set down etc facilities for buses.
  • Provision of adequate, secure, covered cycle facilities.
  • Provision of safe access and adequate car parking and set down areas to facilitate drop off/pick up.
  • Adequate signage, lighting and boundary treatments.
  • Impact on local amenities and out of school hours uses.

DM OBJ 139

Temporary classrooms will be assessed on a case-by-case basis and will generally be accepted for a temporary period not exceeding five years and such classrooms should not interfere with onsite car/cycle parking spaces or unduly impact the usability of outdoor play/sports facilities. Any such proposal shall be accompanied by a timeline for the construction of permanent facilities.

DM OBJ 140

Extensions to schools will generally be accepted subject to scale, high quality design and satisfactory integration with the existing structure. School extensions should not negatively impact on adjoining amenities and amenities within the school site.

DM OBJ 141

Dual function of sports facilities/halls etc, outside of school hours will be encouraged where the use of such facilities will be of a benefit to the wider community, however, any outside hours usage of the school should not be to the detriment of adjoining residential amenities.

DM OBJ 142

To require that all planning applications for new schools are accompanied by a Mobility Management Plan. Existing schools seeking permission to expand will also be required to provide a Mobility Management Plan.

11.9.4 Places of Worship

The pattern of religious practice is becoming increasingly diverse in County Meath arising in part from the significant in migration into the County. This Development Plan supports proposals for the regular use of a building as a place of worship or religious instruction in the context of the land use zoning of the site and the amenities of the area.

Objectives

It is an objective of the Council:

DM OBJ 143

To require that details in relation to the capacity of the facility (seating capacity), hours of operation and a traffic assessment (including details of the proposed parking provision) accompany any pre application discussion and/or planning application proposal.

DM OBJ 144

To require that all planning applications for new places of worship are accompanied by a Mobility Management Plan. 

11.9.5 Allotments

Objective

It is an objective of the Council:

DM OBJ 145

All proposals for allotment development of shall be assessed against the following criteria:

  • Site location - the suitability of the site comparable to the location of the population served; sites in or at the edge of the settlements are more preferable;
  • The adequacy of the public road network serving the site and car parking provision; and,
  • The adequacy of water supplies.

Section 8

11.10 Energy Development

The Council encourages and facilitates early pre-application discussions on these projects.

Refer to Chapter, 6 Infrastructure which contains the grounding policies and objectives relevant to energy related development.

Refer to Section 11.4.4, Strategic Infrastructure Development as the proposal may fall within a category of development which constitutes SID.

Policy

It is the policy of the Council:

DM POL 37

To encourage renewable development proposals which contribute positively to reducing energy consumption and carbon footprint.

Objectives

It is an objective of the Council:

DM OBJ 146

In the assessment of individual energy development proposals, the Council will take the following criteria into account:

  • The proper planning and sustainable development of the area;
  • The environmental and social impacts of the proposed development;
  • Traffic impacts including details of haul routes;
  • Impact of the development on the landscape, (please refer to Appendix 5 Landscape Character Assessment) ;
  • Impact on protected Views and Prospects, (please refer to Appendix 10 Protected Views and Prospects);
  • Impact on public rights of way and walking routes, (please refer to Appendix 12 Public Rights of Way) ;
  • Connection to the National Grid (where applicable);
  • Mitigation features, where impacts are inevitable;
  • Protected of designated areas - NHAs, SPAs and SACs, areas of archaeological potential and scenic importance, proximity to structures that are listed for protection, national monuments, etc. (Please refer to Chapter 8 Cultural Heritage, Natural Heritage, Landscape and Green Infrastructure and Appendices 6-9 inclusive for further details);
  • Cumulative Impact of proposal.

11.10.1 Solar Energy

There are a variety of solar technologies available in the form of roof-top domestic, roof-top commercial, large-scale ground land (where solar cells are mounted to supply energy to the grid) and solar energy storage facilities. There are a significant number of solar farm planning applications in the system nationally. Section 28 Guidance is awaited from the Department of Housing and Planning to assist in the assessment of this development type.

Policy

It is the policy of the Council:

DM POL 38

To implement Section 28 Guidelines from the Department of Housing, Planning and Local Government on Solar Farms when available.

Objectives

It is the objective of the Council:

DM OBJ 147

To require that any pre-application discussion and/or planning application proposal for solar farm development sets out how the project complies with DM OBJ 146 above.

DM OBJ 148

To ensure that proposals for the development of solar farms are not located within areas identified as being within Flood zones A or B as per the Planning System and Flood Risk Management Guidelines 2009 for Planning Authorities (or any updated guidelines)

11.10.5 Wind Energy

Policy

It is the policy of the Council:

DM POL 39

To require compliance with the Wind Energy Development Guidelines, (2006) and Circular PL20-13, and any updates thereof. Any proposal shall be supported by both a technical and an environmental statement prepared to an acceptable standard which sets out how the proposal complies with the Guidelines.

Objectives

It is the objective of the Council:

DM OBJ 149

To require that any pre-application discussion and/or planning application proposal for wind farm development sets out how the project complies with DM OBJ 146.

DM OBJ 150

Topographical enclosures and extensive areas of degraded or previously developed lands should be identified for wind farm development to help minimise visual impacts and to harmonise wind turbines with the landscape.

DM OBJ 151

In general, matt finishes and neutral colours for turbines and structures are required.

DM OBJ 152

The Council will support appropriate innovative designs for wind farms.

DM OBJ 153

All planning applications shall be accompanied by detailed proposals for the restoration of the site after removal of the turbines and associated infrastructure including access roads. Adequate financial security will be required to ensure site restoration and removal of the wind farm.

11.10.6 Energy Networks

Objectives

It is an objective of the Council:

DM OBJ 154

In the assessment of individual proposals, the Council will take the following criteria into account:

  • The proper planning and sustainable development of the area;
  • The environmental and social impacts of the proposed development;
  • Traffic impacts including details of haul routes;
  • Impact of the development on the landscape, (please refer to Appendix 5 Landscape Character Assessment);
  • Impact on protected Views and Prospects, (please refer to Appendix 10 Protected Views and Prospects);
  • Impact on public rights of way and walking routes, (please refer to Appendix 12 Public Rights of Way);
  • The development is required in order to facilitate the provision of significant economic or social infrastructure);
  • Mitigation features, where impacts are inevitable;
  • Protection of designated areas - NHAs, SPAs and SACs, areas of archaeological potential and scenic importance, proximity to structures that are listed for protection, national monuments, etc. (Please refer to Chapter 8 Cultural Heritage, Natural Heritage, Landscape and Green Infrastructure and Appendices 6-9 inclusive for further details);
  • Cumulative Impact of proposal.

11.10.4 Telecommunications and Broadband

High quality communications and information technology networks are critical for the continued implementation of the Economic Strategy. Please refer to Chapter 6 for grounding policies for telecommunications and broadband.

Policy

It is the policy of the Council:

DM POL 40

To require compliance with the requirements of the “Telecommunications Antennae and Support Structures – Guidelines for Planning Authorities” July 1996, except where they conflict with Circular Letter PL 07/12 which shall take precedence, and any subsequent revisions or expanded guidelines in this area.

Objectives

It is an objective of the Council:

DM OBJ 155

Encourage the location of telecommunications structures at appropriate locations within the County, subject to environmental considerations.

DM OBJ 156

Require the co-location of antennae on existing support structures and where this is not feasible require documentary evidence as to the non-availability of this option in proposals for new structures.

DM OBJ 157

To avoid the location of structures in sensitive landscapes, in nature ; conservation areas, in highly sensitive landscapes and where views are to be preserved. (Please refer to Chapter 8 Cultural Heritage, Natural Heritage, Landscape and Green Infrastructure and Appendices 6-9 inclusive for further details).

DM OBJ 158

To generally discourage the use of wires or other devices affixed to the facade of buildings in town and village centres.

DM OBJ 159

To encourage the development of open access networks in all developments.

11.10.5 Anaerobic Digesters

Anaerobic Digesters are widely used in the agricultural sector in the form of small on‐farm digesters producing biogas to heat farmhouses and other farm buildings.

An Anaerobic Digestion plant typically comprises of:

  • a digester tank
  • buildings to house ancillary equipment such as a generator, a biogas storage tank
  • a flare stack (3‐10m in height)
  • associated pipework.

Plants can vary in scale from small schemes treating the waste from an individual farm through medium‐sized centralised facilities dealing with wastes from several farms (potentially supplemented by crops such as maize grown specifically to feed the digester) to sizeable industrial AD plant handling large quantities of municipal solid waste. In the case of small plants it is likely that the plant can be accommodated within the vicinity of existing farm buildings. Some forms of biomass produce digestate and other end products which must be disposed of.

Siting is a key consideration when assessing proposals for Anaerobic Digesters. The development of a bio energy project regardless of scale has development implications on the environs in which it will be situated.  The development impacts which may be exacerbated by an improperly sited bio energy project. Key considerations include:

  • Visual Impact;
  • External Finishes.
  • Sky lining.
  • Residential Amenity;
  • Transport;
  • Road Capacity o Site Entrance
  • Light Pollution;
  • Noise Pollution.

Objective

It is the policy of the Council:

DM OBJ 160

To seek to facilitate the development of alternative energy sources where such proposals are consistent with landscape preservation, the protection of natural habitats, the protection of visual and residential amenities and Development Plan policy and the principles of proper planning and sustainable development.

Section 9

11.11.1 Parking Standards

One of the cross cutting themes of the Development Plan is to encourage a shift to more sustainable forms of transport. The provision of sufficient car parking is important particularly in areas of the County which are currently poorly served by public transport networks. Therefore the rationale for the application of car parking standards is to ensure that consideration is given to the accommodation of vehicles in assessing development proposals while being mindful of the need to promote a shift towards more sustainable forms of transport.

Objective

It is the objective of the Council:

DM OBJ 161

Car parking shall be provided in accordance with Table 11.4 and associated guidance notes.

Table 11.4 Car Parking 

Land Use – Residential

Car Spaces

Dwellings

2 per conventional dwelling

Flats/ Apartments18

2 per unit

Hotel Accommodation (excluding bars, functions rooms, etc.)

In all cases, 1 visitor space per 4 apartments

B&B / Guesthouse

1 per bedroom

Hostel Accommodation

1 per bedroom

Self-Catering Accommodation

1 per bedroom or 1 per 10 beds

Caravan/Mobile Home Parks

1 per unit

Institutions

1 per employee

Student Accommodation

To be determined on a case by case basis

Land Use – Employment

Manufacturing Industry

1 per 50 sq.m. gross floor area

Warehousing

1 per 100 sq.m. gross floor area

Offices

1 per 25 sq.m. gross floor area. Where the floor area exceeds 1,500 sq.m. gross floor area, 1 space per 50sq.m. gross floor area.

Data Centres

1 per 100 sq.m. gross floor area

Land Use – Commercial

Food Retail

1 per 20 sq.m. gross floor area. Where the floor area exceeds 1,000 sq.m. gross floor area, 1 space per 14 sq.m. gross floor area.

*Provision should be made for taxi drop off spaces.

Non Food Retail

1 per 20 sq.m. gross floor area.

Retail Warehousing

1 per 20 sq.m. gross floor area

Cash and Carry

1 per 50 sq.m. gross floor area

Banks

1 per 20 sq.m. gross floor area

Restaurants

1 per 5 sq.m dining area

Bars, Night Clubs, Lounges, Function Rooms incl. such spaces in hotels

1 per 4 sq.m. of public area

Vehicle Service Station

4 per fuel pump provided

Retail Outlets within Vehicle Service Garages

1 per 10 sq. m of net floor area.

1 HGV parking space per 30sq.m. net floor area is required where food is served on the premises.

Land Use - Health and Education Facilities

Hospitals

1 per bed

Surgeries

2 per consulting room

Nursing Homes

1 per 3 beds and one space per employee

Schools

3 per classroom plus dedicated pick up/set down area within site boundary

Colleges/Third Level Institutions

To be determined by the Planning Authority.

Land Use - Community Facilities

Places of Public Worship

1 per 4 seats

Libraries 

1 per 20 sq.m. gross floor area

Cultural buildings

To be determined by the Planning Authority

Crèches

1 per employee & dedicated set down area and 1 per 4 children plus dedicated set down area

Cinemas/Theatre

1 per 3 seats. Where gross floor area exceeds 1000 sq.m., 1 space per 5 seats.

Funeral Homes

1 per 5 sq. m. gross floor area

Community Centres

1 per 5 sq. m. gross floor area

Allotments

1 space per plot

Land Use - Sports Facilities

Sport Clubs-including swimming pools, tennis courts, gyms, fitness studios, etc.

2 per court, 5 per 100 sq.m.

Golf / Pitch & Putt courses

3 per hole

Golf Driving Ranges

1 per 2m of base line/per trap whichever is less

Bowling Alleys

5 per lane

Stadia

To be determined by the Planning Authority

Playing fields

15 spaces per pitch

Guidance Notes

  • Where parking is permitted in the view of the general public, adequate soft landscaping shall be provided to soften the appearance of hard surfaced areas;
  • Parking areas shall be reserved solely for the parking of vehicles and should not be used for the storage of materials or goods associated with the development, nor for the parking of goods or other heavy vehicles;
  • The standards set out in Table 11.4 shall apply to all new developments, be it new construction or a new extension or a material change of use of existing buildings.
  • Accessible car parking spaces shall generally be provided at a rate of 5% of the total number of spaces, for developments requiring more than 10 car parking spaces, with the minimum provision being one space (unless the nature of the development requires otherwise). Such spaces shall be proximate to the entry points of buildings and comply with the requirements of the Building Regulations.
  • Age Friendly car parking spaces should generally be provided, where possible, in all developments.  
  • In the case of any specific uses not listed in the above table, the Council will specify its requirements in relation to parking.
  • The above car parking standards shall be applied at the discretion of the Council in the County’s rural towns and villages having regard to the availability and adequacy of on street parking, existing or proposed off street parking to serve the development and the status of the town/village within the settlement hierarchy of the County.
  • Non-residential car parking standards are set down as “maxima” standards.
  • Adequate car parking bays should be provided within the confines of the public areas of residential areas to address public needs.
  • All parking areas shall be clearly demarcated and numbered with indelible paint which shall be permanently maintained to the satisfaction of the Planning Authority.

Objective

It is an objective of the Council:

DM OBJ 162

The dimension of parking bays shall comply with Table 11.5

Table 11.5 Car Parking Bays 

Parking dimensions (Perpendicular to Kerb)

5.0m x 2.5m

Where space is adjacent to a wall or other obstruction

5.0m x 2.75m

Parking dimensions (Parallel to Kerb)

6.0m x 2.5m

Accessible Parking Bay to comply with Building Regulations.

5.0m x 2.5m + 1.2m to the sides and rear of each space

Loading Bay

6.0m x 3.0m

Circulation Aisles

6.0m in width

Objective

It is an objective of the Council:

DM OBJ 163

Car parking provision shall normally be provided within the curtilage of the development site. Where, in the opinion of the Council, it would be impracticable for individual developers to provide for on-site parking, a contribution may be required.

DM OBJ 164

Loading bays shall be located and designed to prevent any obstructions to traffic circulation and to accommodate vehicular manoeuvring on site.

DM OBJ 165

New residential development should take account of the following regarding car parking:

  • Vehicular parking for detached and semi-detached housing should be within the curtilage of the house;
  • Vehicular parking for apartments, where appropriate, should generally be at basement level. Where this is not possible, parking for apartments and terraced housing should be in small scale informal groups overlooked by residential units;
  • The visual impact of large areas of parking should be reduced by the use of screen planting, low walls and the use of different textured or coloured paving for car parking bays;
  • Consideration needs to be given to parking for visitors and people with disabilities; and,
  • Provision of EV Charging points.

11.11.2 EV Charging Points

The Climate Action Plan, 2019 acknowledges that the pricing structure for EV vehicles is a major factor in consumers decision making. However the Plan also acknowledges the importance of ‘ensuring the EV Charging network underpins public confidence.’19 The Council will encourage the provision of EV charging points in all developments for future proofing.

Objective

It is an objective of the Council:

DM OBJ 166

All car parks shall include the provision of necessary wiring and ducting to be ; capable of accommodating future Electric Vehicle charging points, at a rate of 10% of total space numbers.

DM OBJ 167

In any car park in excess of 20 spaces where public access is available, one fully functional charging point for Electric Vehicles shall be provided in accordance with IEC 61851 Standard for Electric Vehicle Conductive Charging Systems.

11.11.3 Cycling Parking 

The Council will require an appropriate amount of cycle parking facilities to be provided with new development.

Objectives

It is an objective of the Council:

DM OBJ 168

To require the provision of cycle parking facilities in accordance with Table 11.6 Cycle Parking Standards.

DM OBJ 169

Cycle parking facilities shall be conveniently located, secure, easy to use, adequately lit and well sign posted. All long-term (more than three hours) cycle racks shall be protected from the weather.

DM OBJ 170

Secure cycle parking facilities shall be provided in new office, residential apartment ; development, retail and employment generating developments. Such facilities shall be within 25 metres for short-term parking, (shops) and 50 metres for long term parking (school, college, and office). The number of stands required will be a third of the number of car spaces required for the development, subject to a minimum of one stand.

DM OBJ 171

In residential developments without private gardens or wholly dependent on balconies for private open space, covered secure bicycle stands should be provided in private communal areas;

DM OBJ 172

All cycle facilities in multi-storey car parks shall be at ground floor level and segregated from vehicle traffic. Cyclists shall also have designated entry and exit routes at car parks.

Table 11.6 Cycle Parking Standards 

Type of Development

Cycle Parking Standard

Residential units

1 private secure bicycle space per bed space (note – design should not require bicycle access via living area), minimum 2 spaces

Apartments

1 visitor bicycle space per two housing units

Shops

1 space for every 10 car spaces or 1 space per till/checkout, whichever is greater

Offices

10% of employee numbers subject to minimum of 10 bicycle places or one bike space for every car space, whichever is the greatest.

Schools20

25% of pupil registration numbers/minimum of 10 spaces. Consider separate teacher/employee parking.

Other developments

1 bike space per car space, or 10% of employee numbers in general

Off Street car parks (including Multi-Storey Car Parks)
Park and Ride locations

10% of total car spaces/minimum provision of 50 spaces
Consider sheltered parking at P+R

On-street (public)

Minimum of 5-10 spaces, depending on expected level of usage

Public Transport pick up points/interchanges

2.5% of number of daily boarders at that point/station, minimum of 10 bicycle spaces

Events

5% of forecast attendees

11.11.3 Taxi Services

Accessible taxi services are important in providing a demand responsive 24 hour door-to-door service.

Objective

It is an objective of the Council:

DM OBJ 173

Planning applications for significant commercial, industrial and other developments taxi services shall demonstrate the provision of adequate drop-off and set-down ; areas for taxi services.

DM OBJ 174

To require the provision of facilities for taxis in all new supermarket and neighbourhood development proposals.

Section 10

11.12 Advertising

Advertising structures are an accepted and necessary part of commercial activity and are essential for way finding.

Policy

It is the policy of the Council:

DM POL 41

To permit only advertisements which enhance the appearance and vitality of an area and make a positive contribution to the streetscape.

Objectives

It is an objective of the Council:

DM OBJ 175

The following signage types will be discouraged:

  • Signs which advertise general products or services,
  • Animated, moving, flashing, rotating or sound-emitting signs,
  • Billboards,
  • Roof mounted signs or signs which project above the ridge height of the building,
  • Internally illuminated awnings,
  • Changeable message signs,
  • Pole mounted signs
  • Wall signs.
  • Free standing signs.

DM OBJ 176

In assessing advertising signage, the Council will consider the following criteria:

  • The size and scale of signs which should not conflict with existing structures in the vicinity.
  • The potential impacts on the streetscape of the proposal.
  • Large scale commercial advertisement structures are not acceptable on or near Protected Structures, Architectural Conservation Areas (please refer to Map 8.3), in public parks and in areas of high amenity.
  • Signs should not interfere with windows or other façade features or project above the skyline.

DM OBJ 177

Advertisement structures will not be permitted where they give rise to a potential traffic hazard. In general, advertisement structures will not be permitted at roundabouts, at traffic signalised junctions, at locations where they obstruct sight lines, compete with other traffic signs, give rise to confusion for road users or p; endanger traffic safety.

DM OBJ 178

Applications for advertisement structures along national routes and along approach roads to towns and villages will generally not be permitted except for tourist attractions of national or regional importance which utilise the approved designated signage.

DM OBJ 179

The number of advertisement structures for any one premises shall be kept to a minimum and will generally be restricted to a maximum of two in the local area. In exceptional cases this maximum may be exceeded at the discretion of the Council.

DM OBJ 180

The use of electronic variable messaging signs commonly known as “VMS signs”, shall be reserved strictly for use in roadwork activities, hazard information and or as part of an approved event traffic management plan. Advanced written consent of the Council will be required prior to installation and usage of such signage.

DM OBJ 181

In urban centres where public realm strategies have been prepared the Council reserve the right to de-exempt any signage in the interests of visual amenity in these areas.

11.12.1 Advertising Hoardings

Advertising hoardings, including tri-vision and three-dimensional signs, if inappropriately located can constitute one of the most obtrusive elements of all forms of outdoor advertisement. They rely for their impact on size, scale and location and are thus usually detrimental to the character of the area in which they are situated and in some cases contribute to a traffic hazard. However, they can help to screen derelict or obsolete sites awaiting re-development, in certain circumstances.

The practice of parking trailers or other mobile objects bearing advertisements in fields adjoining roads has become a feature of Irish roads over the past number of years. Such advertisements can be harmful to the visual amenities of the area, represent a traffic hazard by virtue of distracting motorists and could have impacts on biodiversity. Where such advertisements do not have the benefit of planning permission, the Council shall take appropriate enforcement action. The potential negative impacts of such development shall also be taken into account in assessing applications for such development.

Objective

It is an objective of the Council:

DM OBJ 182

Outdoor advertising hoardings shall not be permitted where it would detract from applications for such development will be considered on the basis of the visual impact of the proposed advertising hoarding and the potential for a traffic hazard arising from same will be imperative. The number and scale of hoardings in the vicinity of the site will be a material consideration.

Section 11

11.13 Development Contributions

Section 48 of the Planning and Development Act 2000 (as amended) allows the Planning Authority when granting planning permission to include conditions requiring the payment of a financial contribution in respect of public infrastructure and facilities benefitting development in the area of the planning authority and that is provided, or that it is intended will be provided, by or on behalf of a local authority. The current Meath County Development Contributions Scheme 2016 – 2021 (as amended)21 sets out the contributions applicable to development, the scheme should be consulted in advance of the making of a planning application. There are three type of development contributions; General, Special and Supplementary.

11.13.1 General Development Contribution

These contributions apply in respect of public infrastructure and facilities provided by or on behalf of the Planning Authority that benefit development in its functional area, as noted above. Section 48 (1) of the Act outlines that a Planning Authority when making a grant of permission, may include a condition requiring the payment of a contribution in respect of public infrastructure and facilities such as open spaces, community and recreational facilities and amenities and landscaping works; infrastructure to facilitate public transport, cycle and pedestrian facilities; refurbishment, upgrading, enlargement or replacement of roads and surface water drainage infrastructure.

11.13.2 Special Development Contributions

In circumstances where additional specific infrastructure for an area is required, the Council may attach a special contribution. Developers may also be required to carry out works at their own expense to facilitate their development and this would be specified as a condition of the planning permission.

11.13.3 Supplementary Development Contributions

Under Section 49 of the Act, a Planning Authority may, when granting permission include conditions requiring the payment of a contribution in respect of any public infrastructure service or project specified in a “Supplementary Development Contribution Scheme” that will benefit the development to which the planning permission relates.

The Council has adopted Supplementary Development Contribution Schemes for the following projects:

  • Navan - Dublin Rail Line
  • Kells Backlands.

These schemes remain active. The Council will consider the need for additional contribution schemes over the plan period.

Section 12

11.14 Development in Proximity to Approach Zones/Noise Zones of Airports and Airfields22

Developments shall be restricted (and where appropriate, prohibited) in public safety zones and approach zones of airports and airfields, and in noise zones associated with airport flight operations as illustrated on Map 5.4.1 & 5.4.2. In the assessment of such applications regard shall be had to the relevant policy documents and consultation shall take place with the relevant authorities. Please refer to Chapter 5 Movement.

Policies

It is the policy of the Council:

DM POL 42

To strictly control inappropriate development and require noise insulation where appropriate within the Outer Noise Zone.

DM POL 43

To  actively resist new provision for residential development and other noise sensitive uses within the Inner Noise Zone, as shown on Map no. 5.4.1 and 5.4.2.

DM POL 44

Under no circumstances shall any dwelling be permitted within the predicted 69 dB LAeq 16 hours noise contour. Residential development in areas likely to be affected by levels of noise inappropriate to residential use should be avoided.

Comprehensive noise insulation shall be installed for any house permitted. Any planning application shall be accompanied by a noise impact assessment report produced by a specialist in noise assessment which shall specify all proposed noise mitigation measures together with a declaration of acceptance from the applicant with regard to the recommendations of the noise impact assessment report.

Objective

It is an objective of the Council:

DM OBJ 183

Development should be restricted which would give rise to conflicts with aircraft movements on environmental or safety grounds on lands in the vicinity of Dublin Airport and on the main flight paths serving Dublin Airport.

Section 13

11.15 Seveso Sites

The Seveso III Directive, 2012/18/EU came into force in Ireland on 1st June 2015 replacing the Seveso II Directive, 96/82/EC. The Seveso III (Directive 2012/18/EU) was adopted taking into account, amongst other factors, the changes in EU legislation on the classification of chemicals and the increased rights for the public to access information and justice.

This Directive is aimed at the prevention of major accidents involving dangerous substances. However, as accidents may nevertheless occur, it also aims at limiting the consequences of such accidents not only for human health but also for the environment.

The Directive covers establishments where dangerous substances may be present (e.g. during processing or storage) in quantities above a certain threshold. Excluded from the Directive are certain industrial activities which are subject to other legislation providing a similar level of protection (e.g. nuclear establishments or the transport of dangerous substances).

Depending on the amount of dangerous substances present, establishments are categorised in lower and upper tier establishments, the latter are subject to more stringent requirements.

The Chemicals Act (Control of Major Accident Hazards involving Dangerous Substances) Regulations 2015 (S.I. No. 209 of 2015) (the “COMAH Regulations”), implement the Seveso III Directive (2012/18/EU). The purpose of the COMAH Regulations is to lay down rules for the prevention of major accidents involving dangerous substances, and to seek to limit as far as possible the consequences for human health and the environment of such accidents, with the overall objective of providing a high level of protection in a consistent and effective manner.

The intention is to achieve this through tiered controls on the operators of the establishments subject to the Regulations - the larger the quantities of dangerous substances present at an establishment, the more onerous the duties on the operator.

The European Communities (Control of Major Accident Hazards Involving Dangerous Substances) Regulations 2006 and the European Union (Control of Major Accident Hazards Involving Dangerous Substances) (Amendment) Regulations 2013, which implemented the Seveso II Directive (96/82/EC), have been revoked by the European Union (Control of Major Accident Hazards Involving Dangerous Substances)(Revocation) Regulations 2015 (S.I. No. 208 of 2015) and replaced by the COMAH Regulations.

Part 7 of the COMAH regulations 2015 provides that appropriate consultation procedures must be put in place to ensure that before decisions are taken, technical advice is available to Planning Authorities in respect of:

  1. the siting and development of new establishments;
  2. modifications to establishments of the type described in Regulation 12(1);
  3. new developments including transport routes, locations of public use and residential areas in the vicinity of establishments, where the siting, modifications or developments may be the source of, or increase the risk or consequences of, a major accident;

Such technical advice will be taken into account in the consideration of applications for planning permission.

The Central Competent Authority in the case of planning advice is the Health and Safety Authority (“HAS”). The HSA are also obliged to provide the Planning Authority with information to assist in the long term planning of the County in order to:

  1. to maintain appropriate safety distances between establishments covered by these Regulations and residential areas, buildings and areas of public use, recreational areas, and, as far as possible, major transport routes;
  2. to protect areas of particular natural sensitivity or interest in the vicinity of establishments, where appropriate, through appropriate safety distances or other relevant measures; and;
  3. for the operator to take additional technical measures, in the case of existing establishments, in accordance with Regulation 7, so as not to increase the risks to human health and the environment.
Table 11.5: List of Seveso Sites in County Meath or Sites where Consultation Distances extend into the County, these are illustrated on Map 11.1 

Map 11.1

Name of Company

Seveso Location

Seveso Tier

Consultation Radius Distance from Facility

County

Site 1

Boliden Tara Mines DAC

Knockumber Road, Navan, Co. Meath

Upper Tier

1,000 metres

Meath

Site 2

Xtratherm Limited

Liscarton Industrial Estate, Kells Road, Navan

Lower Tier Site

1000 metres

Meath

Site 3

Grassland Fertilizers Limited

The Pound Road, Slane

Lower Tier Site

700 metres

Meath

Site 4

Flogas Ire. Ltd

Marsh Road, Drogheda

Upper Tier Site

600 metres

Louth

Site 5

Irish Industrial Explosives Limited

Clonagh, Enfield

Upper Tier Site

1000 metres

Kildare

Site 6

Clarochem Ireland Ltd

Damastown, Mullhuddart,

Lower Tier Site

1000 metres

Fingal

Site 7

Chemco (Ireland) Limited (t/a Chemsource Logistics)

Macetown North, Damastown Industrial Estate, Mullhuddart

Upper Tier Site

1,000 metres

Fingal

Site 8

Aestellas Ireland Co. Ltd

Damastown Industrial Park, Mullhuddart

Lower Tier Site

1,000 metres

Fingal

Site 9

Guerbet Ireland ULC

Damastown Industrial Estate, Mullhuddart

Upper Tier Site

1,000 metres

Fingal

At present there are 3 no. Seveso III sites in the County. In addition, there are 5 no. Seveso III sites in neighbouring counties Louth, Fingal and Kildare where the ‘Seveso Consultation Distance’ extends into the County or whose consultation distance overlaps with the consultation distance of adjoining sites which extend into the County.

Policies

It is the policy of the Council:

DM POL 45

To comply with the Seveso III Directive in reducing the risk and limiting the potential consequences of major industrial accidents.

DM POL 46

To permit new Seveso development only in low risk locations within acceptable distances from vulnerable residential, retail and commercial development.

DM POL 47

To ensure that land use policies take account of the need to maintain appropriate distances between future major accident hazard establishments and residential areas, areas of substantial public use and of particular natural sensitivity or interest.

DM POLM48

To have regard to the advice of the Health & Safety Authority when proposals for new SEVESO sites are being considered or modifications to existing Seveso sites are being considered.

DM POL 49

To have regard to the advice of the Health & Safety Authority when proposals for development within the consultation zone of a SEVESO site are being considered.

Objective

It is an objective of the Council:

DM OBJ 184

Have regard to the provision of the ‘Major Accident Directive’ (Seveso III) (European Council Directive 2012/18/EU) and in consultation with the HSA impose restrictions, on developments adjoining or within proximity of a Seveso site. The extent of restrictions on development will be dependent on the type of risk present and the quantity and form of the dangerous substance present or likely to be present.

Section 14

11.16 Land Use Zoning Objectives

11.16.1 Introduction

This section sets out the general land use and zoning policies and objectives of this Plan. These zoning policies primarily relate to urban areas.

The zoning strategy for the County is based on the following principles:

  • To ensure that sufficient lands are zoned to allow the aims of the core strategy to be realised.
  • The consolidation of development in established settlements that identifies opportunities for the redevelopment of under-utilised infill and brownfield lands in order to add vitality to existing settlements and to ensure the efficient use of urban lands.
  • To support the intensification of development in centres in the upper tiers of the settlement hierarchy adjacent or close to public transport nodes and corridors to maximise the use of public transport, minimise trip generation and distribution and to promote sustainable development.
  • To support the creation of compact settlements by following the sequential approach in the identification of lands for development.
  • To promote particular classes of use in appropriate locations and to provide certainty to the public and in particular communities and investors.
  • To promote and support economic development and employment generation in suitable locations.
  • To promote and support ‘live work’ communities in suitable locations.
  • To only consider lands for zoning if there is a likelihood that these lands can be accessed and serviced within the life of the Plan.
  • To protect and promote our rural areas and rural nodes for a range of appropriate uses acknowledging, biodiversity, the rural landscape, and the built and cultural heritage.

11.16.2 Land Use Zoning Objectives

The following section sets out the land use zoning objectives that will be applicable to all statutory land use plans and the zoning objectives for the urban centres to be included in the County Development Plan. Table 11.7 below provides an explanation of each land use zoning.

Table 11.7 Land Use Zoning Objectives 

Zoning

Objective

A1 Existing Residential

To protect and enhance the amenity and character of existing residential communities.

A2 New Residential

To provide for new residential communities with ancillary community facilities, neighbourhood facilities and employment uses as considered appropriate for the status of the centre in the Settlement Hierarchy.

B1 Commercial/Town or Village Centre

To protect, provide for and/or improve town and village centre facilities and uses.

B2 Retail Warehouse Park

To provide for the development of a retail warehouse park.

C1 Mixed Use

To provide and facilitate mixed residential and business uses.

D1 Tourism

To provide for appropriate and sustainable visitor and tourist facilities and associated uses.

E1 Strategic Employment Zones (High Technology Uses)

To facilitate opportunities for high technology and major campus style office based employment within high quality accessible locations.

E2 General Enterprise and Employment

To provide for the creation of enterprise and facilitate opportunities for employment through industrial, manufacturing, distribution, warehousing and other general employment/enterprise uses in a good quality physical environment.

E3 Warehousing and Distribution

To facilitate logistics, warehousing, distribution and supply chain management inclusive of related industry facilities which require good access to the major road network.

F1 Open Space

To provide for and improve open spaces for active and passive recreational amenities.

G1 Community Infrastructure

To provide for necessary community, social, and educational facilities.

H1 High Amenity

To protect and improve areas of high amenity.

R1 Rail Corridor

To provide for a strategic rail corridor and associated physical infrastructure.

WL White Lands

To protect strategic lands from inappropriate forms of development which would impede the orderly expansion of a strategic urban centre.

TU Transport &Utilities

To provide for essential transport and public utilities and infrastructure including rail stations, park and ride facilities, water and waste water infrastructure, electricity, gas, and telecommunications infrastructure.

RA Rural Areas

To protect and promote in a balanced way, the development of agriculture, forestry and rural-related enterprise, biodiversity, the rural landscape, and the built and cultural heritage.

RN Rural Nodes

To provide for small scale infill development serving local needs while maintaining the rural nature of the node.

11.16.3 Permissible and Non-Permissible Uses

This section provides guidance on the various uses that are considered acceptable in principle in each of the zoning objectives. Uses other than the primary use for which an area is zoned may be permitted provided the use is not in conflict with the zoning objective or any other policies and objectives in the Plan.

Any use not listed in the permissible or open for consideration categories is deemed not to be acceptable in principle. Such uses will be considered on their individual merits and will only be permitted if they enhance, complement, are ancillary to, or neutral to the zoning objective.

There are instances across the County of established uses that do not conform to the zoning objective for the particular location. Any proposals for the expansion, improvement, or alteration of such uses will be considered on their merits.

The guidance provided in this section is not intended to replace the normal planning process. An indication that a proposal would be ‘permissible’ within a particular land use zoning objective should in no way be taken to imply a grant of permission, or indeed that a planning application may necessarily be successful.

Individual applications are a matter for the Council to decide upon, taking into consideration the wider policies and objectives that pertain to statutory land use planning including Development Plan Standards, Ministerial Guidance, and the merits of individual proposals.

11.16.4 Permissible Uses

A “permissible use” is one which is generally acceptable in principle in the relevant zone, but which is subject to normal planning consideration, including policies and objectives outlined in the Plan.

11.16.5 Open for Consideration Uses

An “open for consideration use” is one which may be permitted where the Council is satisfied that the proposed development would be compatible with the overall policies and objectives for the zone, would not have undesirable effects on any permitted uses, and would otherwise be consistent with the proper planning and sustainable development of the area.

11.16.6 Relaxation of Zoning Objectives for Protected Structures

The Council actively encourages and supports uses which are compatible with the character of Protected Structures. In certain limited cases, to ensure the long-term viability of a Protected Structure, it may be considered appropriate not to stringently apply generic zoning restrictions, including site development standards, provided the Protected Structure is being restored to the highest standard, the special interest, character and setting of the building is protected and the use and development is consistent with conservation policies and the proper planning and sustainable development of the area.

11.16.7 Land Use Zoning Categories

This section sets out the details of each of the zoning categories, including the specific zoning objective and permissible uses and uses open for consideration.

For clarification purposes the definition of the following uses included in these categories are as follows:

  • A Convenience outlet is a single level store selling food and other convenience items with a net sales area of not more than 200m².
  • A Health Care Centre is a stand alone premises (i.e. not connected with a dwelling) generally with multiple consulting rooms which may cover a variety of health disciplines.
  • A Healthcare Practitioner is a practice operated by the owner/occupier of a dwelling and which is ancillary to the primary use of the dwelling as a normal place of residence.
  • Home based economic activities are small scale commercial and professional activities carried out by the owner/occupier of the property that is ancillary to the main use of the property as residential accommodation.
  • A Supermarket is a single level, self-service store selling mainly food, with a net retail floorspace less than 2,500m².
  • A Superstore is generally a single level, self-service store selling mainly food, or food and some non-food goods, with at least 2,500m² net retail floorspace but not greater than 5,000m² net retail floorspace and with integrated or shared parking.
  • A Shop is a comparison retail outlet excluding retail warehouse units.
  • Sheltered Housing: The Irish Council for Social Housing define sheltered housing as schemes with on site communal facilities for assisted independent living. Sheltered housing schemes usually have an on-site warden, may include care supports such as the provision of meals and assistance with personal hygiene, and on site facilities can include recreation areas, alarm systems, and a laundry.
  • Utilities comprise of water, wastewater, electricity, telecommunications, transport infrastructure.

Zoning Category

A1 Existing Residential

Objective: To protect and enhance the amenity and character of existing residential communities

Guidance

Lands identified as ‘Existing Residential’ are established residential areas. Development proposals on these lands primarily consist of infill developments and the extension and refurbishment of existing properties. The principle of such proposals are normally acceptable subject to the amenities of surrounding properties being protected and the use, scale, character and design of any development respecting the character of the area.

Permitted Uses

Residential , Sheltered Housing, B & B / Guest House, Community Facility / Centre, Home Based Economic Activities, Utilities.

Open for Consideration Uses

Bring Banks, Convenience Outlet, Childcare Facility, Halting Site, Sheltered Housing, Healthcare Practitioner, Leisure / Recreation / Sports Facilities, Bar, Retirement Home / Residential Institution / Retirement Village, and Veterinary Surgery.

Zoning Category

A2 New Residential

Objective: To provide for new residential communities with ancillary community facilities, neighbourhood facilities as considered appropriate.

Guidance

This is the primary zone to accommodate new residential development.

Whilst residential zoned lands are primarily intended for residential accommodation, these lands may also include other uses that would support the establishment of residential communities. This could include community, recreational and local shopping facilities.

These facilities must be at an appropriate scale and can not interfere with the primary residential use of the land. The detail of ancillary uses to be provided as part of a residential development shall form part of pre-application discussions in respect of any planning proposal unless otherwise indicated in Volume 2  of the Development Plan.

Individual convenience stores in neighbourhood centres on A2 zoned lands should generally not exceed 1,000m² net retail floorspace unless otherwise identified in a Local Area Plan.

In order to protect the built heritage in the County sensitivity should be given to the design of any residential development within the grounds of or in proximity to any protected structures(Please refer to Appendix 6).

Permitted Uses

Residential / Sheltered Housing, B & B / Guest House, Bring Banks, Community Facility / Centre, Childcare Facility, Convenience Outlet, Childcare Facility, Children Play / Adventure Centre, Education (Primary or Second Level), Halting Site / Group Housing, Home Based Economic Activities, Leisure / Recreation / Sports Facilities, Retirement Home / Residential Institution / Retirement Village, Utilities.

Open for Consideration Uses

Betting Office, Caravan Park, Cultural Facility, Education (Third Level), Enterprise Centre, Health Centre, Healthcare Practitioner, Hotel / Motel / Hostel, Offices <100m23, Place of Public Worship, Bar/ Restaurant / Café, Take-Away / Fast Food Outlet, Veterinary Surgery.

Zoning Category

B1 Commercial/Town or Village Centre

Objective: To protect, provide for and/or improve town and village centre facilities and uses.

Guidance

Town and Village centres are characterised by a concentration of shops, services, meeting points, and places of employment. Centres in the upper tier of the settlement hierarchy have a more comprehensive range of shops and services than smaller settlements.

The majority of new commercial and retail uses will be accommodated on B1 lands in towns and villages. Whilst the principle of a retail outlet on town/village centre lands is acceptable in principle, the size and scale of any such development should be reflective of the role and function of the town and village in the settlement hierarchy. Such developments will be assessed against the relevant policies and objectives in the Retail Strategy in Appendix 4, retail policy in Chapter 4 of this Plan,  the DECLG ‘Guidelines for Planning Authorities Retail Planning’ (2012) and Section 6 of this Chapter.

The primary land use in B1 zones is employment generating, service and retail provision.  In order to achieve balanced development and create vibrant urban communities, residential use can also be considered on these lands. In order to ensure the delivery of commercial uses commensurate with the status of the settlement  the percentage of residential development in B1 zones shall generally not exceed 30 % of the quantum of development in any development proposal in Key Towns, Self-sustaining Growth Towns, Self Sustaining Towns. Exceptions may be facilitated on a case by case basis.

Permitted Uses

B & B / Guest House, Bank / Financial  Institution, Betting Office, Bring Banks, Cinema, Community Facility / Centre, Conference/Event Centre, Convenience Outlet, Childcare Facility, Children Play / Adventure Centre, Cultural Facility, Night Club, Education (Primary or Second Level), Education (Third Level), Funeral Home, Health Centre, Healthcare Practitioner, Home Based Economic Activities, Hotel / Motel / Hostel, Leisure / Recreation / Sports Facilities, Research & Development, Offices <100m², Offices 100 to 1,000m², Offices >1,000m², Place of Public Worship, Public House, Residential / Sheltered Housing, Restaurant / Café, Supermarket / Superstore, Shop, Take-Away / Fast Food Outlet, Telecommunication Structures, Veterinary Surgery, utilities.

Open for Consideration Uses

Amusement Arcade, Car Park (incl. Park and Ride), Enterprise Centre, Garden Centre, Hospital, Motor Sales / Repair, Plant & Tool Hire, Factory Outlet Stores, Retirement Home / Residential Institution / Retirement Village, Science & Technology Based Enterprise.

Zoning Category

B2 Retail Warehouse Park

Objective:  To provide for the development of a retail warehouse park

Guidance

The objective of B2 zones is to provide for the development of retail warehouse parks.

Permitted Uses

Cinema, Factory Outlet Stores, Leisure / Recreation / Sports Facilities, Retail Warehouse, Telecommunication Structures, Service Stations, Utilities.

Open for Consideration Uses

Bring Banks, Childcare Facility, Children Play / Adventure Centre, Drive Through Restaurant, Enterprise Centre, Garden Centre, Research & Development, Motor Sales / Repair, Offices24 , Restaurant / Café, Take-Away / Fast Food Outlet, Science & Technology Based Enterprise, Wholesale Warehousing / Cash and Carry.

Zoning Category

C1 Mixed Use

Objective:  To provide for and facilitate mixed residential and employment generating uses

Guidance

Lands identified for mixed use development are only appropriate in higher tier settlements. The objective on these lands is to provide opportunities for high density mixed use employment generating activities that also accommodate appropriate levels of residential development thereby facilitating the creation of functional ‘live work’ communities. These areas are generally located in proximity to high frequency public transport corridors.

In order to achieve balanced development the percentage of residential development in C1 zones shall generally not exceed 50 % of the quantum of development.

Permitted Uses

B & B / Guest House, Bring Banks, Childcare Facility, Children Play / Adventure Centre, Community Facility / Centre, Convenience Outlet, Cultural Facility, Education (Primary or Second Level), Education (Third Level), Enterprise Centre, Health Centre, Healthcare Practitioner, Home Based Economic Activities, Hotel / Motel / Hostel, Offices <100m² Offices 100 to 1,00m², Offices >1,000m², Service Station, Place of Public Worship, Pub, Residential / Sheltered Housing, Restaurant / Café, Utilities.

Open for Consideration Uses

Betting Office, Car Park (incl. Park and Ride), Cinema, Conference/Event Centre, Dance Hall / Night Club, Drive Through Restaurant, Funeral Home, Garden Centre, Hospital, Industry – Light, Leisure / Recreation / Sports Facilities, Motor Sales / Repair, Offices >1,000m², Plant & Tool Hire, Research & Development, Retirement Home / Residential Institution/Retirement Village, Science & Technology Based Enterprise, Shop, Supermarket, Take-Away / Fast Food Outlet, Telecommunication Structures, Veterinary Surgery, Wholesale Warehousing / Cash and Carry.

Zoning Category

D1 Tourism

Objective  To provide for appropriate and sustainable visitor and tourist facilities and associated uses.

Guidance

D1 zones have been identified to provide for tourism type uses such as accommodation, and entertainment.

Permitted Uses

B & B / Guest House, Caravan Park, Children Play / Adventure Centre, Community Facility / Centre, Conference/Event Centre, Medical & related uses, Craft Centre / Craft Shop, Cultural Facility, Hotel / Motel / Hostel, Leisure / Recreation / Sports Facilities, Restaurant / Café, Water Services / Public Services.

Open for Consideration Uses

Amusement Arcade, Cinema, Convenience Outlet, Childcare Facility, Cultural Facility, Dance Hall / Night Club, Offices <100m², Public House, Shop, niche type commercial supports, Telecommunication Structures.

Zoning Category

E1 Strategic Employment Zones (High Technology Uses)

Objective  To facilitate opportunities for high end technology/manufacturing and major campus style office based employment within high quality and accessible locations

Guidance

E1 zones facilitate opportunities for high end, high value added businesses and corporate headquarters. This adheres to the concept of 4th Generation Science & Technology Parks. It is envisaged that such locations are suitable for high density employment generating activity with associated commercial development located adjacent to or in close proximity to high frequency public transport corridors. This will apply to suitable lands in Navan, Drogheda, Dunboyne and Maynooth Environs.

Permitted Uses

Bio Technology Manufacturing, Call Centres, Childcare Facility, Convenience Outlet, Cafe, Leisure facilities, Data Centres, Green / Clean Light Industries, Education (third level), High Technology Manufacturing, Information Communication Technologies, International and National Traded Services, Knowledge Based Economic Development, Offices 100 to 1,000m², Offices >1,000m², Medical and Related Uses25, Research & Development, Science & Technology Based Enterprise, Telecommunication Structures, Utilities, Public Park.

Open for Consideration Uses

Conference/Event Centre, Education, Enterprise / Training Centre,  Hotel / Aparthotel, Industry – Light, Transport Depot/Logistics, Warehousing.

Uses which are ‘open for consideration’ or not identified as ‘permitted’ under the E1 zoning objective will only be considered where they do not compromise the objective of the overall zoning objective of E1 lands, as a strategic employment zone for high technology uses

Zoning Category

E2 General Enterprise and Employment

Objective  To provide for the creation of enterprise and facilitate opportunities for employment through industrial, manufacturing, distribution, warehousing and other general employment/enterprise uses in a good quality physical environment

Guidance

E2 lands constitute an important land bank for employment use which must be protected. The development of E2 lands seek to provide for the creation and production of enterprise and facilitate opportunities for industrial, manufacturing, distribution, warehousing and other general employment / enterprise uses in a good quality physical environment.

Permitted Uses

Bring Banks, Builder’s Providers, Childcare Facility,  Car Park (incl. Park and Ride), CHP / Waste to Energy Facilities,  Domestic Fuel Depot, Energy Installation, Enterprise & Business Start Ups, Enterprise / Training Centre, Factory Shop, Furniture Showroom (only where product displayed is manufactured on site), Go Kart Track, Industry – General, Industry – Light, Heavy Vehicle Park, Logistics, Mart / Co-op, Motor Repair / Servicing, Plant & Tool Hire, Recycling Facility (Civic & Amenity), Science & Technology Based Enterprise, Telecommunication Structures, Transport Depot, Warehousing, Utilities.

Open for Consideration Uses

Abattoir, Car Dismantler / Scrap Yard, Construction & Demolition Waste Recycling Facility, Garden Centre, Leisure Facilities, Motor Sales, Offices 100 – 1,000m26,  Service Station, Restaurant / Café, Veterinary Surgery, Waste Recycling / Transfer / Sorting Centre, Wholesale Warehousing / Cash and Carry.

Uses which are ‘open for consideration’ or not identified as ‘permitted’ under the E2 zoning objective will only be considered where they do not compromise the objective of the overall zoning objective of E2 lands, for general enterprise and employment uses.

Zoning Category

E3 Warehousing and Distribution

Objective  To facilitate logistics, warehousing, distribution and supply chain management inclusive of related industry facilities which require food access to the major road network

Permitted Uses

Bring Banks, Childcare Facility, Car Park (incl. Park and Ride), CHP / Waste to Energy Facilities, Data Centres, Distribution & Supply Chain Management, Domestic Fuel Depot, Energy Installation, Fuel Depot, Heavy Vehicle Park, Logistics, Plant Storage, Recycling Facility (Civic & Amenity), Telecommunication Storage Depot, Transport Depot, Warehousing, Water Services / Public Services, Wholesale Warehousing / Cash and Carry, Utilities.

Open for Consideration Uses

Enterprise & Business Start Ups, Enterprise/Training Centre, Garden Centre, Industry – Light, Petrol Station, Restaurant / Café, Waste Recycling / Transfer / Sorting Centre.

Uses which are ‘open for consideration’ or not identified as ‘permitted’ under the E3 zoning objective will only be considered where they do not compromise the objective of the overall zoning objective of E3  lands, for general enterprise and employment uses.

Zoning Category

F1 Open Space

Objective  To provide for and improve open spaces for active and passive recreational amenities.

Permitted Uses

Car Park for Recreational Purposes, Craft Centre / Craft Shop, Community Facility / Centre, Cultural Facility, Cycleways / Greenways / Trail Development, Leisure / Recreation / Sports Facilities, Playing Pitches, Playgrounds, Utilities.

Open for Consideration Uses

Allotments, Bring Banks, Childcare Facility, Place of Public Worship.

Zoning Category

G1 Community Infrastructure

Objective  To provide for necessary community, social, and educational facilities

Permitted Uses

Allotments, Car Park (incl. Park and Ride), Cemetery/Crematorium, Children Play / Adventure Centre, Childcare Facility, Community Facility / Centre, Cultural Facility, Education , Health Centre, Hospital, Leisure / Recreation / Sports Facilities, Place of Public Worship, Playing Pitches, Playgrounds, Recycling Facility (Civic & Amenity ), Utilities.

Open for Consideration Uses

Bring Banks, Funeral Home, Gymnasium, Halting Site / Group Housing, Healthcare Practitioner, Residential / Sheltered Housing, Restaurant / Café, Retirement Home / Residential Institution / Retirement Village, Telecommunication Structures.

Zoning Category

H1 High Amenity

Objective  To protect and improve areas of high amenity

Permitted Uses

Cycleways / Greenways / Trail Development, Land & Water Based Recreational Activities Open Space, Cultural Activities.

Open for Consideration Uses

Kiosk, Restaurant, Tea Room

Zoning Category

R1 Rail Corridor

Objective To provide for a strategic rail corridor and associated physical infrastructure

Guidance

The RSES includes an objective supporting the implementation of the extension of the rail from Dunboyne to Navan27. The protection of the designed route of the extension of the Clonsilla to Parkway rail line to Navan differs from most of the land use zoning objectives included in this Development Plan. It has a single purpose use which is to protect the designed route from development which would compromise its future delivery. It is not necessary to therefore identify the suitability or otherwise of individual uses on said lands as the intention of Meath County Council is clear.

Zoning Category

WL  White Lands

Objective  To protect strategic lands from inappropriate forms of development which would impede the orderly expansion of a strategic urban centre

Guidance

White Lands are located in Navan, South Drogheda and Enfield. These are strategic lands and their designation is to allow for a long term, integrated approach to the taken to the expansion of an urban area.  Should the Planning Authority be satisfied that a project proposed for lands with a white land designation would assist with the implementation of the Economic Strategy, these lands can be released for development during the plan period.

Zoning Category

TU Transport and Utility Infrastructure

Objective To provide for essential transport and public utilities and infrastructure including rail stations, park and ride facilities, water and waste water infrastructure, electricity, gas, and telecommunications infrastructure.

Guidance

Guidance: These lands have been identified to provide for essential public infrastructure. The nature of these facilities is such that the use of the lands is dedicated to the provision and maintenance of this infrastructure. It is acknowledged however that there are instances where additional uses may be appropriate. This would primarily relate to rail stations and park and ride facilities close to or within town centres where additional commercial uses may be acceptable. Applications for a commercial/mixed use on such lands will be assessed on a case by case basis and will be required to demonstrate that such a use would be compatible to the location and would not undermine the primary use of the land which is to provide essential infrastructure and services.

Zoning Category

RA Rural Areas

Objective: To protect and promote in a balanced way, the development of agriculture, forestry and sustainable rural-related enterprise, community facilities, biodiversity, the rural landscape, and the built and cultural heritage.

Guidance

The primary objective is to protect and promote the value and future sustainability of rural areas. Agriculture, forestry, tourism and rural related resource enterprises will be employed for the benefit of the local and wider population. A balanced approach involving the protection and promotion of rural biodiversity, promotion of the integrity of the landscape, and enhancement of the built and cultural heritage will be adopted.

Permitted Uses

Agriculture, Agricultural Buildings, Agri-Tourism, Boarding Kennels28, Burial Grounds, Extractive Industry/Quarrying, Equestrian, Farm Shop29, Forestry related activities, Horticulture, Caravan and Camping Park30, Golf Course, Open Space, Research and Development31, Residential32, Restaurant/Cafe33, Sustainable Energy Installations, Utility Structures.

Open for Consideration Uses

Community Facility, Cultural Facility, Education, Garden Centre, Micro Businesses34, Playing Fields, Recreational Facility, Sports Club, Telecommunication Structures, Workshop35, Veterinary Clinic.

Zoning Category

RN Rural Nodes

Objective:  To provide for small scale infill development including community facilities and supporting services serving local needs while maintaining the rural nature of the node.

Guidance

Rural Nodes are intended to provide a viable alternative to settlement in the open countryside and to support small –scale infill development by providing the rural community with an opportunity to choose more rural-style housing than is provided within villages and towns. Rural nodes are to develop as local centres for rural catchments, with growth appropriate to cater for local demand, by facilitating the development of small scale and home-based enterprise among members of the rural community.

Permitted Uses

Agri-Tourism, Artisan Retail, Burial Grounds, Community Facility, Cultural Facility, Childcare Facilities, Education, Farm Shop36, Guest House37, Health Practitioner, Open Space, Park/Playground, Playing Fields, Public House, Recreational Facility/Sports Club, Residential38, Retail – Local, Restaurant/Cafe39, Sustainable Energy Installations, Utility Structures, Veterinary Clinic.

Open for Consideration Uses

Agricultural Buildings, Boarding Kennels40, Caravan and Camping Park41, Golf Course, Micro-businesses42, Place of Worship, Research and Development43, Workshop.44

  • 1-  Residential Development in excess of 100 units/student accommodation in excess of 200 beds.
  • 2-  Planning and Development Regulations 2017

    - Draft guidelines on the information to be contained in EIAR’s were published by the EPA in August 2017.

  • 3- Replaced by Department of Housing, Planning and Local Government
  • 4- Gross floor space is clarified as meaning the internal measurement of the floor space on each floor of a building (including internal walls and partitions), disregarding any floor space provided for the parking of vehicles.
  • 5- Applications for 100 or more dwellings are decided by An Bord Pleanála as an SHD.
  • 6 - Census 2016
  • 7- Sustainable Urban Drainage Systems
  • 8- Public buildings and residential dwellings
  • 9- A maximum 30% of any development on C1 or B1 zoned lands can comprise of residential development, please refer to Chapter 2 Core Strategy for further details.
  • 10- A maximum 30% of any development on C1 or B1 zoned lands can comprise of residential development, please refer to Chapter 2 Core Strategy for further details.
  • 11 - Comprising of the Senior Executive Officer, Planning Department, Conservation Officer, Planning Department and County Librarian.<
  • 12- supplementary review document in 2005
  • 13- May also be referred to as a ‘granny flat
  • 14- Applicable to an apartment, house or rooms in a house, that is not a person’s principal private residence
  • 15https://www.meath.ie/system/files/media/file-uploads/2019-05/Shopfront%20and%20Signage%20Guidelines.pdf
  • 16- A special contribution may be attached to a grant of permission in accordance with Section 48 of the Planning and Development Act, as amended.
  • 17- A special contribution may be attached to a grant of permission in accordance with Section 48 of the Planning and Development Act, as amended.
  • 18- Refer to the Design Standards for New Apartments in relation to reduced car parking requirements for development adjacent to existing and future rail stations and minimum requirements in peripheral/or less accessible urban locations.
  • 19- Climate Action Plan 2019 To Tackle Climate Breakdown
  • 20- Rural schools will be assessed on a case by case basis.
  • 21https://www.meath.ie/council/council-services/planning-and-building/planning-permission/apply-for-planning-permission/development-contribution-schemes
  • 22- Chapter 5, section 5.12 refers.
  • 23- Not for visiting members of the public
  • 24- Uses where the services are not principally for visiting members of the public
  • 25- Includes hospital
  • 26- Uses where the services are not principally for visiting members of the public.
  • 27- This is subject to a Draft Ministerial Direction in relation to the RSES 2019-2031.
  • 28- Where the use is ancillary to the use of the dwelling as a main residence.
  • 29- Only where the bulk of the produce is produced on the farm
  • 30- No static mobile homes or permanent structure (unless ancillary to the operation of the campsite) shall be permitted
  • 31- Rural related research and development only
  • 32- Subject to compliance with the Rural Settlement Strategy
  • 33- Only where ancillary to tourism uses or conversion of protected or vernacular structures
  • 34Refer to the Economic Chapter for further information
  • 35Only where ancillary to an existing dwelling where it is demonstrated that the proposed activity is carried out by a resident of the dwelling, with no visiting members of the public.
  • 36- Only where the bulk of the produce is produced on the farm.
  • 37- Where the use is ancillary to the use of the dwelling as a main residence.
  • 38- Subject to compliance with the Rural Settlement Strategy.
  • 39- Only where ancillary to tourism uses or conversion of protected or vernacular structures.
  • 40- Where the use is ancillary to the use of the dwelling as a main residence.
  • 41- No static mobile homes or permanent structure (unless ancillary to the operation of the campsite) shall be permitted.
  • 42- Refer to Chapter 4 Economy and Employment Strategy for further information on micro businesses.
  • 43- Rural related research and development only.
  • 44- Only where ancillary to an existing dwelling where it is demonstrated that the proposed activity is carried out by a resident of the dwelling, with no visiting members of the public

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Objection on proposal
I am formally attempting to object the proposed change in Meath developments, accurately made difficult by the council for the layman’s people. The proposed changes I feel will damage the...
Health and Safety Authority - Approach to Land Use Planning
By Post 17/1/2020