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Tullow
Draft Local Area Plan
2003
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2003
Section Page No.
Introduction 3
Two Public Consultation/Issues 5
Three Strategic Frame Work 6
Four Development Strategy 7
Five Population/Employment Profile 8
Fourteen Likely significant Effects of Implementing the Plan 27
Carlow County Council may prepare a Local Area Plan in respect of any area, which requires economic, physical and social renewal. The Planning and Development Act 2000 requires that a Local Area Plan shall be consistent with the objectives of the County development plan and shall consist of a written statement and a plan or plans indicating the objectives in such detail as may be determined by the planning authority for the proper planning and sustainable development of the area to which it applies, including detail on community facilities and amenities and on standards for the design of developments and structures.
This Draft Local Area Plan outlines the actions that will most effectively facilitate achievement of the social, economic, cultural and environmental objectives arising from public consultation and the expressed views of the Elected Members of Carlow County Council and Tullow Electoral Area. The Local Area Plan will promote the proper planning and sustainable development of Tullow for the six-year period up to 2009 and will have regard to any Regional Planning Guidelines made for the South East Region.
Tullow (Tulach O’Bhfleim the hill of the O’Bhfleim territory) is situated on the River Slaney, 9 miles from Carlow, 11 miles from Baltinglass and 50 miles from Dublin. It is prosperous market town with a good agricultural hinterland and a developing light engineering background.
Tullow is one of five settlements in Carlow originating from Anglo Norman Times. Along with Leighlinbridge and Carlow Town it has survived as a population centre since that time.
The town declined in size during the later Middle Ages, but with the revival of English influence in Ireland during the sixteenth and seventeenth centuries, the town took on a new prosperity and much of its present layout particularly around Market Square originated from that time.
Tullow Town centre has altered radically in recent years with the introduction of Tullow relief road promoting riverside development. The construction of in-fill housing schemes off Barrack St and the removal of industry to the perimeter of town. The local economy has been greatly boosted by the resort development at Mount Woseley, which includes extensive golfing and leisure facilities along with varying accommodation needs. In 2003 welcome development has taken place on the west side of town, which includes industrial activity along with further residential development.
Under the provisions of the new PLANNING & DEVELOPMENT ACT 2000, a Planning Authority may at anytime prepare a local area plan in respect of any particular area within its functional area. A Planning Authority shall take whatever steps it considers necessary to consult the public before preparing a local area plan. Carlow County council has consulted with local groups and business interests by way of submission, public meeting and local workshop in relation to the above plan. The following is a summary of the matters arising form this process:
1. Designation of lands at Castledermot Rd, Bunclody Rd, Dublin Rd, Ballymurphy Rd and Shillelagh Rd.
2. Car-parking
3. Amenity – Provision of land areas/Recreational facilities
4. Relief Roads – Road improvements & Traffic Management
5. Provision of Housing
6. Retail Requirements
7. Protected Structures
8. Flooding
9. Industrial Development
10. Town Renewal
The Local Area Plan will consider the above issues in conjunction with strategies for economic development, settlement, service provision and community/amenity development. The Local Area Plan will indicate a development strategy, appropriate policy and specific objectives, which will progress resolution of the above issues and the achievement of development targets. The process will be informed by the policy guidelines adopted in the National Spatial Strategy.
The issues outlined will be considered in this plan in conjunction with; present status, proposed policy and specific objectives, which will relate to the Local Area Plan period.
Tullow Town Environs has a range of strategic roles. At a local level the town and its environs have the potential to meet the development needs of the area, providing for residential, commercial, recreational and industrial needs. At a county level the development of key uses within the environs area will reinforce the development of Tullow as a significant settlement in the South East, provide for identified development pressures such as housing demand and promote the town as a development node. At a regional level the development and expansion of the town will promote the overall development of the South East Region. Close proximity to large urban centres, including Dublin, will attract considerable future development.
Tullow is an important urban settlement in County Carlow with a current population of almost 3,000. There are a number of established industries and businesses in the area. The town is well served by primary and secondary schools and avails of third level educational facilities at nearby Carlow town. Located on the River Slaney the town is central to a thriving agricultural hinterland. Tullow has not yet benefited significantly from the overall expansion of economic activity of the South East region. This has been noted by the submissions of the South East Regional Authority to the National Development Plan.
The town is well located in relation to the road infrastructure in the region. Local infrastructure, townscape and River Slaney amenity have improved the attractiveness of the town as an industrial growth centre and as a residential settlement. Recent promotion of industrial development and active town centre renewal have dramatically enhanced the growth prospects for the Local Area Plan period. Imminent housing development presents a challenge to provide adequate community, amenity and recreational facilities. Tullow is well located and equipped to avail of regional tourism growth.
This plan will endeavour to provide a framework, which will facilitate ongoing development of residential, commercial, industrial and recreational facilities. Tullow will fulfil its role as a key settlement within County Carlow and the South East Region as a whole.
4.0 Development Strategy
The Proposed Local Area Plan will provide for the proper planning and sustainable development of the Tullow Environs for the period 2003 – 2009 while also promoting the aims of national policy and objectives.
The plan sets out lands that will be suitable for possible development during the plan period. The approach is based on the need to identify the entire development area and zone lands for development in those areas while;
1. Zoning lands for development purposes that will provide for a range and mix of uses and set out urban design and development control objectives for their development,
2. Zone individual sites for a range of residential, industrial and community purposes where appropriate
3. Identify infrastructure works of local and regional benefit.
This approach is the most effective mechanism to allow for the development of Tullow and its environs in a controlled manner that will maximize the potential of town centre and environs development.
4.1 Identifying Development Lands
The recommended development lands have been identified having regard to the need to promote a compact urban form with easy access by foot to public services, transport, community and recreational facilities.
The Local Area Plan development strategy is illustrated in the attached plan. The plan illustrates the proposed zones for a range of land uses that should be developed in line with guidance contained in this document and consistent with the standards of the County Development Plan.
The proposed plan will be known officially as the Tullow Local Area Plan 2003. It is intended that the majority of this Plan’s objectives are, where feasible, to be implemented within 6 years from the date of it’s adoption by the Council.
SECTION FIVE – POPULATION/EMPLOYMENT PROFILE
5.1 Population
The published data from the 2002 Census is used to confirm the population total for the Local Plan area. The official figure for Tullow Urban Area is 2314 persons. This figure represents a small increase in population since 1991 and 1996, when the population was 2,277 and 2,244 persons respectively. There has been a minor increase also at Tullow Rural area – from 421 to 503 persons.
The Local Area Plan under consideration includes Tullow Town and immediate environs. It is estimated that the population of the study area is 2600 persons at 2002 Census levels.
Planning permission has been granted for 200 units approx. since the 2002 Census study. It is expected that the population of the study area will increase to 4,000 approx. during the plan period i.e. up to 2009.
5.2 Employment Profile
Consideration of the Census data available indicates a sharp rise in the number of people at work from Tullow environs between 1991 (1,012) and 1996 (1,989). The data for 2002 has not yet been published but the number of persons at work is not expected to have decreased during a buoyant period in the National Economy.
The unemployment rate for Tullow has been similar to the national standard – 19.7% in 1991. The current number unemployed from Tullow Urban Area is 220 approx. This figure indicates an unemployment rate of less that 9%. This decrease in unemployment is notable. However, Tullow’s unemployment rate is still above the National Level (6%).
Appendix B (County Development Board Strategy) of this plan includes further information on employment activity in the Tullow planning area.
SECTION SIX – RESIDUAL LANDS ANALYSIS & FUTURE LAND REQUIREMENT
The identification of zoned and undeveloped lands within the local area plan have been carried out, from this, lands can be classified into distinct categories.
There are almost 100 hectares of zoned and serviced lands within the town and environs are at present. These lands are either developed or have current planning permission with the exception of 35 hectares approx. on the north side of the town. These lands are all zoned for high-density residential development. Town centre activity has catered for up to 100 units during the last plan period, with capacity for further high-density town centre residential development. There are no lands zoned for low-density residential developments.
· Industrial lands
There are 32 hectares approx. zoned for industrial development. Development has commenced on these lands most notably on those land adjacent to the Carlow road. These lands will cater for local industrial firms.
· Commercial/Town Centre Lands
There are 50 hectares approx. of commercial/town centre activity. The cohesiveness of this activity has been strengthened by local enterprise, town renewal development and considerable community based amenity work. The area adjacent to the new relief road has not benefited from this activity.
Lands within the environs area have the potential to be developed and served by the existing services and proposed extensions to infrastructure. These lands can be developed for a range of uses including residential, commercial, industrial and amenity lands. The following specific issues arose during public consultation:
It is the policy of the Council to identify development lands within the Tullow town environs area to meet potential development requirements relating to the above issues. It is the Councils policy to insure that adequate amenity and recreational facilities are provided in conjunction with the increased settlement population. It is considered that there are adequate zoned lands with related permissions for high-density residential developments. Accordingly the plan will reduce the quantity of lands zoned for this purpose. The provisions of low density residential developments at the perimeter of existing development will best respond to the nature of future varying housing need.
6.3 Specific Objectives
It is the policy if the Council to;
· Limit availability of lands for high-density residential development.
· Promote and develop existing industrial land base
· Designate lands for amenity and recreational purposes, such lands are now critical to the amenity of new housing development on the west side of town.
· Provide low-density residential lands (43 hectares approx) at perimeter of existing development at Ballymurphy Rd, Castledermot Rd, Shillelagh Rd and Ardattin Rd.
· Provide lands for industrial development (18 hectares at Bunclody Rd, adjacent to existing industrial estate.
· Provide lands for mixed-use development (9 hectares) to allow for more flexible commercial development and to catalyse growth.
· Zone lands (8.215 hectares) for nursing home/associated retirement village at Shillelagh Rd.
· Designate lands for amenity and recreational purposes. These lands (8 hectares approx.) include the continuation of the River Slaney parkland amenity and a new town park, integrating St. Austin’s Abbey and the Slaney amenity to the developing town centre.
· Endeavour to purchase and develop lands for serviced housing sites.
SECTION SEVEN – URBAN FORM, STRUCTURE & RESIDENTIAL DEVELOPMENT
Tullow is a comparatively old town originating from Anglo-Norman times, the town declined in size during the later middle ages but evolved during the 16th and 17th centuries as a market town. The present layout evolved around Market Square with a compact town centre. Development in recent years has progressed to residential activity. There has been welcomed town centre residential development. Through the benefits of the town renewal scheme some lands adjacent to the town centre have to date been available for desirable and required development. Although residential and commercial development to date has been well located there is a deficit in the provision of recreational amenity areas. The current plan will endeavour to address some of the above matters.
7.1 Issues
1. The recently issued Residential Density – Guidelines for Planning Authorities (Department of the Environment and Local Government, Sept 1999) state that outer suburban/ ‘Greenfield’ sites may be defined as “open lands on the periphery of cities or town whose development will require the provision of new infrastructure, roads sewers and ancillary social and commercial facilities, schools, shops, employment and community facilities.
2. The development of higher densities may not be appropriate in all areas. Areas have been identified as appropriate locations for the provision of higher density developments these include:
a) Infill sites and other undeveloped (zoned and serviceable lands)
b) Transport Routes/Access Nodes.
3. The development of higher densities will not be appropriate in all areas. Areas have been identified for lower density development at the perimeter of existing development areas – in accordance with Guidelines for Planning Authority (Department of the Environment and Local Government, Sept 1999).
4. National Spatial Strategy/Regional Planning guidelines.
5. Need for development lands for mixed uses and industrial purposes.
6. Requirement of amenity and recreational facilities.
7.2 Policy Response
It is the policy of the Council to:
1. Encourage the development of limited mixed-use areas so as to provide opportunities for employment generating activities in proximity to residential areas that do not interfere with residential amenity.
2. Require high standards of design and layout from all developments so as to ensure the creation and development of an attractive residential and employment environment. High standards of landscaping and amenity areas will also be required in order to promote the development of a sustainable environment capable of serving local needs.
3. Designate lands for amenity purposes
4. Identify areas suitable for industrial and mixed use development.
5. It is the policy of the Council, as required under Section 95 of the Planning and Development Act 2000, that 20 per cent of land zoned for residential use, or for a mixture of residential and other uses, shall be reserved for the provision of housing for the purposes of either or both:
(i) Housing for persons referred to in Section 9(2) of the Housing Act, 1988
(ii) Affordable housing (as defined at Section 93 of the Planning Act, 2000)
Where developments solely provide for the accommodation of special needs groups, the elderly or students there may be no requirement for the provision of land for social and affordable housing.
Conditions attached to planning permissions for residential development to which the 20% social and affordable housing quota applies, will require applicants to enter into an agreement with the relevant planning authority. Such agreements will provide options for site transfers as set out in the legislation.
In determining the number of social and affordable units to be provided and a description of the proposed units, the Council’s will have full regard to:
(a) The policies contained in the County Development Plan and any relevant Local Actions Plans,
(b) The need to ensure the overall coherence of the development,
(c) The views of the developer with regard to the impact of the agreement of the proposed development,
(d) The need for social integration.
The accommodation needs of the travelling community have been specifically dealt with through the preparation and implementation of the Travelling Accommodation Programme. The Council will continue to implement and monitor the operation of this programme and will meet their obligations regarding the provision of adequate and suitable accommodation for the Travelling community through consultation with Travellers and the general public.
5. It is the Council’s policy to promote the protection of trees of amenity value it the area where these contribute to the character and amenity of the area and are likely to be removed as part of any development.
7.3 Specific Objectives
It is the objective of the Council to:
1. Require the development of zoned lands for the uses identified in the attached land use zoning map and as per the uses Permitted in Principal and Open for Consideration.
2. New development shall incorporate the existing natural features and particularly those natural features such as mature stands of trees, hedgerows, established walls and boundary treatments. The preservation of these features, many of which represent long established boundaries in the plan area will be sought by the Planning Authority. These represent features of importance in encouraging the sustainable development of emerging urban areas set out above. Where necessary the retention and replacement of these features will be required as a condition of planning permission in order to ensure the retention and improvement of the areas character. Landscape considerations will take into account the impact on any elements of demesne designed landscape.
3. Within new housing estates, pedestrian and vehicular movements should be convenient, safe and pleasant. In addition, estates should be so designed to ensure that the opportunities for crime and vandalism are reduced to the greatest possible extent.
4. In recognition of the role that roads have in children’s play, all efforts should be made to eliminate through-traffic from new housing schemes and long straight roads should be avoided. Where such long straight roads are unavoidable, traffic-calming methods should be provided. Housing layouts consisting of short cul-de-sacs with good provision for pedestrian safety and preferred.
5. Shared surfaces in residential areas (i.e. the provision of areas shared by vehicles and pedestrians where footpaths are not provided) will only be acceptable where vehicle speeds are at or near walking pace due to design features such as curves, ramps, pinch points or other design features.
6. In residential developments parking provision shall be provided off the carriageway, principally within the house curtilage for residents and in grouped parking areas for visitors. In cul-de-sacs, the turning circle shall be adequate to provide for visitor parking and also to permit public service vehicles to turn.
7. The standard applicable to public open space in residential developments is as follows:
· Generally, a minimum of 10% of total site area
· The Public Open Space requirements specified by the Guidelines for Planning Authorities on Residential Development will apply to all residential developments.
· The Private Open Space requirements specified by the Guidelines for Planning on Residential Development will apply to all residential developments.
8. Generally, new developments may not be carried out in front of an existing building line or sited where it would conflict with a building line as established or determined by the planning authority.
9. Proposals for mixed-use developments on large sites of 10 hectares or more within the plan area should provide a master plan detailing the development proposed, urban design concept layout, design details such as landscaping and boundary treatments to ensure that the character of any development is consistent with the established built environment, is of high quality and can be incorporated into the surrounding topography and environment. Where such developments provide for residential development the application of design approach utilised in the Department of the Environment Transportation and the Regions (UK) document Places Streets and Movement (1998) should be considered by all applicants in developing high quality developments. Development on these sites must:
· Make a positive contribution to its locality and take best advantage of its location by the use of site topography, i.e. levels, views, landscape and design orientation, i.e. sunlight and daylight, to optimise sustainability.
· Have a sense of identity and place and legible spatial hierarchy associated with the places within and the routes through the scheme.
· Have a public area design, which is guided by the best principles of passive surveillance to encourage a safe sense of place and discourage anti-social behaviour.
· Be characterised by an easily legible design approach to the grading from public to private areas.
10. Provide lands suitable for low density residential development at appropriate locations both in the interests of the provision of serviced sites for those who would avail of same and in accordance with the proper planning and development of the area.
SECTION EIGHT – TRANSPORTATION & TRAFFIC MANAGEMENT ASSESSMENT
· Tullow is located on the N81 Wexford to Dublin route. This route has been subject to increasing demand by Wexford traffic accessing the motorway system to Dublin and locations north of Dublin.
8.1 Issues
1. The availability of an efficient transport system is vital for the development of Tullow, as it will enhance the capability of the town to support the business, commercial and manufacturing activities that are crucial for its continued development. The transport system includes all relevant modes of transport and types of transport infrastructure.
2. It is the aim of the Council to facilitate a safe and integrated system of public and private transport so as to encourage the expansion of business activities in Tullow.
3. Tullow’s location on the N9 corridor is an important factor in the town’s development, as it provides links to the sea and airports of Dublin and Waterford. The location of this proposed new road is an important factor affecting the physical expansion of Tullow. The positioning of interchanges with the existing road system serving Tullow will have an influence on the location and viability of new industrial and business areas that are developed, as accessibility to this transport corridor is an important business determinant.
4. The relief of the town centre traffic congestion due particularly to heavy goods vehicles using the east west corridor.
5. Traffic congestion/lack of car parking at Church Street and Market Square.
8.2 Policy Response
1. The location and size of developments should be considered in relation to existing and proposed road and transport infrastructure. Where possible, transport infrastructure should be provided in concert with developments.
2. The location of new employment centres must be considered in relation to residential areas to minimise the need for car commuting.
3. Public Transport is an important element of development strategy that could have impact on the siting of developments. Ideally, provision of public transport facilities and services should form part of new development proposals.
4. The Council will encourage and facilitate the efficient growth of public transport and to promote its maximum use by the travelling public. Public transport routes and services should be designed to provide for both commuting and off-peak demands.
5. The Council will co-operate with Iarnród Éireann, Bus Éireann, private bus companies and taxi operators in the provision of an efficient and integrated public transport network.
6. The Council shall take such measures as are necessary to facilitate public transport vehicles
7. Attention should be given to the provision of readily accessible information for the assistance of public transport users.
8. Alternative transport schemes such as car shared ownership and “smart” taxi services should form part of the transport strategy.
9. Consider the provision of car parking adjacent to Church Street/Market Square and associated access from Dublin Road and Barrack Street.
8.3 Specific Objectives
The proposed local area plan identifies specific areas for development. These will generate a need for the provision of new supporting road infrastructure and improvements to existing roads.
The objectives given in this section result from the need to service existing and proposed development.
1. Confirm Tullow relief road system to facilitate by-passable traffic using the regional road network to east coast/midlands and the National Primary Road corridor, following detailed study of the traffic flow patterns.
2. Reserve corridor for N81 bypass to Regional Road to Castledermot.
3. Reserve corridors for relief routes from the Shillelagh Road to N81 at Bunclody Road and to the Castledermot Road.
4. Continue to upgrade the condition of road and footpath surfaces in conjunction with the Council’s annual roads programme.
5. Monitor and upgrade, where necessary, the standard of public lighting throughout the town.
6. Provide access roads to lands zoned for residential developments.
7. Provide lands for car parking adjacent to Church Street.
8. Reserve corridor for access to future development lands at the north of Church Street from Dublin Road and from Barrack Street.
9. Lands will be identified to accommodate parking for lorries, currently parking in residential areas.
10. Provide carparking facilities adjacent to proposed town park and town centre zone in the south east quadrant of the proposed Plan, with vehicular access from the N80 Bunclody Road. This car park will require pedestrian bridge access, as described, to the town centre.
Tullow serves an extensive retail catchment area that includes adjoining areas in County Wicklow and to a lesser extent Wexford and Kildare. The core trading area of the town has been limited to the town centre with limited progression of retail units towards suburban development. The recent development of large retail units along with town renewal initiatives has enhanced town centre use and activity. Business units within the town include retail, restaurant, banking and professional service facilities. The progression of residential development towards the West of Tullow lacks local retail and service facilities.
9.1 Issues
1. Recent studies of the town suggest that sufficient retail demands exist within the
plan area to justify the creation of additional retail space. Additional retail space will have to be provided within the development area to meet local demands and this will have to be of an appropriate scale and location so as to ensure that such retail space provides for local needs, does not detract from the town centre facilities and links effectively with the existing town centre so that there may be commercial synergy.
2. It is acknowledged that appropriate services and facilities will have to be provided
within the developing areas to meet needs. Within this area the aim will be to ensure that sufficient retail facilities are located within the local catchment areas.
9.2 Policy Response
The Retail Planning Guidelines indicate that Local Authorities should do the following tasks:
a. Confirm the role of retail centres and the size of main town centres.
b. Assess the requirement for additional retail floor space.
c. Provide strategic guidance on the location and scale of retail development.
d. Draft policies to encourage the improvement of town centres
e. Identify criteria for the assessment of retail schemes.
Carlow County council will prepare business development plans in conjunction with local stakeholders during the period of the Plan.
9.3 Specific Objectives
a) The role of retail centres and the size of main town centres:
The established retail core of Tullow Town must be maintained and promoted as the main retail centre in the immediate catchment area. Local retailing will be promoted in all smaller centres at central focal points and in areas where existing car parking is available. These areas will generally cater for neighbourhood provision to meet the needs of existing and proposed residential areas. These neighbourhood facilities must be centrally located.
b) The requirement for additional retail floor space:
Additional floor space will be allowed to meet emerging demands. All retail developments will be assessed in light of the provisions of the Retail Planning Guidelines 2000.
c) Strategic guidance on the location and scale of retail development:
Future retail provision should have regard to the application of the ‘sequential test’ in the identification of retail locations. In this respect the development of retail facilities in area identified as neighbourhood centre locations will preferred.
d) Improvement of town centres:
No retail development should locate within the environs area that would have an adverse impact on the vitality and viability of the town centre. In this respect, local and neighbourhood retailing only will be encouraged.
e) Identify criteria for the assessment of retail schemes:
In general terms any retail scheme proposed should:
· Have regard to the adequacy of existing retail shopping in the area.
· The size and location of existing retail shopping outlets.
· The effect on existing communities, including the effect on established retail shopping outlets and employment.
· The need to counter urban decline and to promote urban renewal.
· The impacts on traffic.
· The potential for new retail facilities to provide for an expanding population.
· The need for all retail development to promote good urban design and where developed in proximity to the Town Centre to encourage linkages to the town centre.
· All retail schemes in the region of and over 1,000 sq. m. (nett) should provide a Retail Impact Statement in the interests of encouraging the careful planning and identification retail needs.
More detailed assessment of development proposals can be carried out through the planning application process.
SECTION TEN – COMMUNITY FACILITIES, RECREATION & AMENITY
There is a range of excellent sporting and recreational organizations within Tullow area. However the expansion of the town will mean that expanding recreational demands will have to be catered for through the development and provision of facilities with the plan area. The resort development of Mount Wolseley has added greatly to the amenity leisure and accommodation facilities available to Tullow and the South East region.
The established recreational facilities within the town area provide for the established community. The development of amenity areas within the environs provide for future need including commercial and residential. The town will require the provision of additional recreational facilities.
The town centre lacks appropriate amenity facilities.
10.1 Issues
1. The expansion of the town will mean that additional recreational demands will have to be catered for through the development and provision of facilities for active and passive recreation within the plan area.
2. Pressure is likely to be placed on key open space areas for development within the lifetime of the plan. Development of key open space areas, including the demesnes landscape areas for uses that would be inconsistent with their character is not appropriate.
3. Limited community facilities are available within the environs area at present given the limited range of development that has taken place.
4. Limited recreational facilities available for increased development.
10.2 Policy Response
The full range of provision of community facilities and amenities will have to be promoted and facilitated through the Proposed Local Area Plan. This will include provision for:
Such facilities are best provided in association with other services such as local retail facilities and local/neighbourhood scale retail development.
10.3 Specific Objectives
1. The location of community facilities (buildings) and services within the development areas, or the provision of contributions to the development of such facilities will be required of all developers. Developers will be required to provide such contributions in respect of public infrastructure and facilities benefiting development in the area.
2. The loss of existing public or private recreational open space will normally be resisted by the planning authority unless alternative recreational facilities are provided in a suitable accessible location, or it can be demonstrated that there is no longer sufficient demand to sustain the facility.
3. The Council will investigate ways of improving the quality and capacity of existing sporting and recreational facilities through initiatives in both the public and private sector.
4. Developers will be required to make provision for sport and recreational infrastructure commensurate with the needs of the development as an integral element of their proposals. Such provision should include direct provision on or off site or a development levy to enable the Council to make appropriate alternative provision. “The said levy shall be in accordance with the requirements of Section 48 (3)(9) of the Planning and Development Act, 2000”.
5. Designate lands for recreational and amenity purposes. This provision is vital to ensure that increased housing development can avail of adequate recreational facilities.
6. Provide new Town Park adjacent to St. Austin’s Abbey and River Slaney.
SECTION ELEVEN – HISTORIC BUILDINGS & STRUCTURES
11.1 Issues
The protection and preservation of the built environment is important to the future of Tullow environs.
11.2 Policy Response
Carlow County Development Plan contains a list of Protected Structures and proposed Protected Structures, which it is the policy of Carlow County Council to protect in accordance with the provisions of Part IV of the Planning and Development Act, 2000, as amended.
11.3 Specific Objectives
Carlow County Council will endeavour to designate Architectural Conservation Areas following detailed inventory study. Such a survey should be carried out in accordance with the standards set down by the National Inventory of Architectural Heritage Section of the Department of the Environment, Heritage and Local Government and using the methodology suggested by this body.
SECTION TWELVE – INFRASTRUCTURE & ENVIRONMENT
Waste Water Collection & Treatment
Tullow is well served by a newly upgraded sewerage treatment plant and extended pipe network. The sewerage treatment plant has capacity for further development, both residential and industrial and can readily be upgraded to cater for extended development beyond the plan period. Pumping facilities have been added to cater for increased development on the Ardattin Rd. These sources are adequate for the next ten-year period.
Water supply
The water supply for Tullow and its environs comes a local treatment plant on the River Slaney and supplemented by the Carlow North regional supply scheme.
Environment
The construction of the sewerage treatment plant has ensured that the major environmental objective of improving quality in the River Slaney has largely been achieved. This improvement will be monitored during the plan period. The matters of air pollution and noise pollution are dealt with on a continuous basis through planning control and enforcement.
Waste Management
Domestic, commercial and industrial waste are collected at Tullow by private operators and disposed of mainly at the council’s central landfill site at Powerstown.
12.1 Issues
Upgrade sewage treatment plant to cater for new developments
12.2 Policy Response
This section sets out Carlow County Councils proposed policy in relation to the environmental aspects of the proposed development in Tullow and its Environs. The proposed policy and specific objectives are dealt with in separate sections of this report. The infrastructural aspects are addressed as follows:
1. Wastewater Collection and Treatment:
· Development shall be limited to the capacity of the wastewater facility available.
· The surface water system will continue to discharge to the River Slaney
and will be connected to a separate system from the foul sewer where possible.
· A review of the existing sewer networks, storm and foul, will be undertaken.
2. Water Supply
· Carlow County Council will seek to provide adequate water to supply future developments needs and to reduce wastage within the existing system.
3. Environment
· Carlow County Council will implement the objectives of the County Development Plan and of any guidelines set out by the South East River Basin District Management Plan.
4. Waste Management
The fundamental principle with respect to waste management and water management infrastructure is that of sustainability. The proposed Council policy in respect of waste management is that of placing priority on the EU Waste Hierarchy of waste reduction/minimisation, then recycling, followed by recover, with landfill disposal having the lowest priority.
The proposed Council Policy must extend to the implementation of the polluter pays principle. The implementation of this policy will ensure that the waste producer will cover the cost of waste management.
There is a Waste Management Plan for the South East Region, which is under the direction of the South Eastern Regional Authority. Carlow County Council as a constituent of this body shall adhere to the aims and requirements of this plan.
· Implementation of the EU waste hierarchy.
· Implementation of the polluter pays policy.
· Implementation of the Waste Management Plan for the South East Region as it applies to Carlow County Council
12.3 Specific Objectives
1. Waste Water Collection and Treatment
· The phased upgrading of the existing wastewater treatment facilities to cater for the expanding population and commercial loading from the town and environs
· Expansion and upgrading of the trunk sewer network to facilitate development in the zoned land in the environs of Tullow.
2. Water Supply
· To reduce wastage in the town supply.
3. Environment
· Continue monitoring water quality at River Slaney in conjunction with the objective of the southeast river basin District Management Plan.
4. Waste Management
The specific objectives in relation to waste infrastructure are as follows:
· Continue provision of adequate civic amenity facilities for both residential developments and commercial industrial developments. This will involve the development of new civic amenity facilities along with the upgrading of the existing facilities to cater for the future population and commercial/industrial demand.
· Implementation of a charge structure for waste management to cover the cost as required under the polluter pays principle. This will provide a source of revenue for the construction and operation of waste management facilities.
· Instigation of a requirement on developers to recycle and re-use construction and demolition wastes generated during construction projects in the environs area.
SECTION THIRTEEN – FLOODING
There have been a number of serious flooding incidents from River Slaney in recent years – the 50-year flood level occurring on one occasion. Water Ways Ireland are the authority for the River Slaney. Carlow County Council liaise with Water Ways Ireland in relation to possible remedial measures to mitigate flood occurrence and impact.
13.1 Issues
· Continuous flooding from the River Slaney, which affects residential and commercial properties particularly in Tullow town centre.
13.2 Policy Response
· Liaise with the Office of Public Works and Waterways Ireland to identify remedial measures to alleviate flooding.
13.3 Specific Objectives
· Put in place any affordable measures to relieve flooding as a result of Office of Public Works studies.
· Monitor upstream River Slaney flows to give advance flood warning.
· Assist in provision of local flood relief measures.
SECTION FOURTEEN – LIKELY SIGNIFICANT EFFECTS OF IMPLEMENTING THE PLAN
Assessment of the Likely Significant Effects of Implementing the Plan
This element of the plan has been prepared having regard to the provisions of Section19(4)(a) of the Planning and Development Act 2000, S.I.No. 93 of 1999, the EPA Guidelines on Environmental Impact Assessment and EU Council Directive (96) 5111 + (99) 73. Identifies the manner in which the potential environmental impact of the development choices identified in this plan have been considered in the interests of achieving a balance between location, volume and mix of land uses, the development needs of the town and the potential environmental impacts that could be expected.
Overall Strategy
The development of the area will have an impact on its environmental amenity. The impact the development of individual parcels of land will have will be both positive, negative and neutral. However, the overall impact of the range and mix of land uses proposed is intended to allow for a sustainable and balanced approach.
In summary, in order to be sustainable the range and mix of development uses proposed is intended to allow for:
A vibrant mix of uses: Mixed working areas and new residential areas
with the opportunity for some employment generating uses.
The provision of facilities: Shops, Educational Facilities and Community facilities.
A hierarchy of open spaces: Local Parks, Neighbourhood Parks, Regional Parks.
Integrated transport system: Opportunity for model choice, pedestrian movement as a key mode of movement, cycle ways.
The proposed zoning and development strategy allows for all of the above. However, as noted previously development will have an impact on individual elements of the environment. These are detailed on the following pages.
Human beings
The effect of development on existing human beings within the plan area will be significant. The development of additional housing, commercial and industrial lands will result in an increase in the built area of the town and its environs. However, these lands are provided in a planned manner that is consistent with a sustainable development strategy and in general terms the provision of appropriate residential land and employment lands will provide for socio-economic needs.
Flora
The principal impacts in flora in the area will occur as a result of the development of the new built up areas. However, development will occur in area that are not unique in flora terms and are already committed to development as a result of current planning permissions.
Fauna
The principal impacts on fauna in the area will occur as a result of the development of the extensive built up areas. However, development will occur in areas that are not unique in fauna terms and are already committed to development as a result of current planning permission.
Soils
No significant impact will occur to soil resources in the area as a result of the development. Impacts will occur to soil in the area as a result of re-profiling and excavation associated with the development; this is unavoidable. The impact will not however be significant.
Water
The principal impacts in the area’s water resources will occur as a result of an increase in demand for water resources and an impact due to surface water run-offs and foul water discharges from new development areas. These can be catered for with improvements to foul and surface water infrastructure and water provision in the area. In the respect the impact on the area’s water resources will be neutral.
Air
The development of the area will result in changes in air quality as a result of the emissions that can be expected from properties and vehicles. This may result in an increase in emissions although over the longer term the development of more energy efficient houses, properties and vehicles may not result in a significant increase in emissions over current levels. In this respect the development of the areas in likely to have a neutral impact.
Landscape
Significant and lasting changes will occur to the landscape of the area as a result of development. However the retention of significant mature stands of trees and the provision of open space areas integrated in development proposals will have a positive impact on the overall character of an emerging urban area.
Material Assets
The material assets of the area will be improved through the development of additional and improved facilities as a result of development in the area.
Cultural Heritage
The protection of the area’s cultural heritage and assets can be achieved through sensitive development. Specific structures and sites will also be protected through planning process thereby ensuring the protection of the area’s cultural heritage.
Traffic
Through the development of an urban form that encourages and facilitates the development of an improved modal choice the impact of any additional traffic will be minimised. However, it is vital that the development of the relief route takes place in order to minimise the impact of through traffic on the area.
APPENDIX A – LAND USE ZONES AND USES
PERMITTED IN PRINCIPLE AND OPEN FOR CONSIDERATION
ZONE ZONING OBJECTIVE
Town Centre Activities: To promote the consolidation of Retail, Commercial and appropriate Residential Development.
Residential: To protect, improve and provide for residential development and amenity.
Low-Density Residential: To protect, improve and provide for residential development and amenity at a gross density of not greater than 12 dwellings per hectare.
Mixed Use Zones: To provide for mixed-use employment generating uses.
Community and Education: To protect and provide for institutional uses, and compatible commercial and residential uses.
Industrial: To provide for industrial and related uses.
Amenity and Open Space: To preserve and provide for open space and recreational amenities.
Agriculture: To provide for agriculture and related uses.
Resort: To provide leisure and recreational facilities and associated infrastructure.
Uses either Permitted in Principle or Open for Consideration
in the above zones are set out as follows.
Zoning Objective – Town Centre Activities:
Permitted in Principle: Retail, Commercial, Housing, Bed & Breakfast, Car Park,
Community Facility, Crèche, Cultural or Recreational
Facility, Educational Facility, Guest House, Health
Facility, Open Space, Places of Public Worship, Public House, Restaurant, Hot Food Take Away, Local Shop, Sports Facility, Services such as Office Based Industry Activities, Data Processing, Software Development, Information Technology, Technical Consultancy, Commercial Laboratories/Healthcare, Research and Development, Media Recording and associated uses, Publishing and Telemarketing, Hotel and Leisure.
Open for Consideration: Advertisements and advertising, Structures, Garage/Filing station, Motor Sales Outlet.
Zoning Objective – Residential:
Permitted in Principle: Housing, Bed & Breakfast, Car Park, Community Facility, Crèche, Cultural or Recreational Facility, Educational Facility, Guest House, Health Facility, Open Space, Places of Public Worship, Public House, Restaurant (excluding Hot Food Take Away), Local Shop, Sports Facility.
Open for Consideration: Advertisements and Advertising Structures, Garage/Filling Station, Motor Sales Outlet, Take Away-Hot Food.
Zoning Objective – Low-Density Residential:
Permitted in Principle: Housing, Bed & Breakfast, Car Park, Community Facility, Crèche, Cultural or Recreational Facility, Educational Facility, Guest house, Health Facility, Open Space, Places of Worship, Public House, Restaurant (excluding Hot food Take Away), Local Shop, Sports Facility.
Open for Consideration: Advertisements and Advertising Structures, Garage/Filing Station, Motor Sales Outlet, Take Away – Hot Food.
Zoning Objective – Mixed Use Zones:
Permitted in Principle: Light Industrial Businesses and Services such as Office Based Industry Activities, Data processing, Software Development, Information Technology, Technical Consultancy, Commercial Laboratories/Healthcare, Research and Development, Media Recording and General Media and associated uses, Publishing, Telemarketing, Garage/Filing Station and Motor Sales Outlet, Hotel and Leisure, Light Industrial.
Open for Consideration: Business Incubator Units, Retail Warehousing and Distribution Centres.
Zoning Objective – Community & Education:
Permitted in Principle: Crèche, School, sports Facility, Public Recreational Building, Hospital/Medical Facility.
Open for consideration: Car Park
Zoning Objective – Industrial:
Permitted in Principle: Industry, Light Industry, Public Service Installation, Office (Ancillary to Industry), Car Park, Crèche/Nursery (Ancillary to Industry), Enterprise Centre, Station, Public Service Installation, Storage Depot, Warehouse, Workshop.
Open for consideration: Abattoir, Advertisements and Advertising Structures, Agricultural Buildings, Refuse Transfer Station.
Zoning Objective – Amenity & Open Space:
‘To Preserve and Provide for Open Space Including Recreational Amenity’
Permitted in Principle: Community Facility, Cultural and Recreational Facility, Open Space, Public Service Installation, Sports Facility.
Open for Consideration: Car Park, Cemetery, Golf Course and Club Houses, Places of Public Worship, Restaurant (Excluding Hot Food Take Away).
Zoning Objective – Agricultural:
“To provide for agriculture and related uses”
Permitted in Principle: Agricultural Buildings for housing of Cattle, Sheep, Goats, Donkeys, Horses, Deer, Rabbits, Pigs, Mink or
Poultry and any ancillary provision for effluent storage.
Provision of Store, Barn or Shed.
Horticultural Enterprise, Mushroom Production,
Equestrian Activity, Office/Building Ancillary to above
Uses.
Open for Consideration: Abattoir.
Zoning Objective – Resort
To provide leisure and recreational facilities and associated infrastructure.
Permitted in Principle: Resort Facility, Cultural and Recreational Facility,
Sports Facility, Golf Course and Club Houses,
Restaurant, Hotel and Leisure, Car Park and Health
Facility.
Open for Consideration: Public House, Open Space, Creche, Bed & Breakfast,
Retail (convenience store), Ancillary Residential/
Commercial.
“Open for Consideration” means a use is not acceptable in principle and will only be permitted in special cases where the Council is satisfied that the use would not conflict with the general objective for the zone and could be permitted without undesirable consequences for the permitted uses and which can be allowed subject to compliance with pertinent control criteria consistent with the proper planning and development of the area, having regard to the Local Area Plan. Uses which are not indicated as permitted in principle or open for consideration will be considered in relation to the general policies of the plan, the zoning objectives of the particular area and the proper planning and sustainable development of the area.
Many uses exist where they do not conform to the designated use zoning objectives. Generally such uses, where legally established, shall not be subject to proceedings under the Act in respect of their continuing use. When extensions to, or improvements of premises accommodating such uses are proposed, each shall be considered on its merits and permission may be granted where the proposed development does not adversely affect the amenities of properties in the vicinity and does not prejudice the proper planning and development of the area.
“Cumhacht Comhoibriú”, a Strategy for the Economic, Social and Cultural Development of County Carlow is a major initiative to bring about an improved quality of life for all the citizens of County Carlow. The Strategy was prepared by Carlow County Development Board, CDB, and focuses on areas where agencies can work together to improve service delivery in the County. Carlow CDB comprises representatives of Local Government, State Agencies, Local Development and the Social Partners, including the Community and Voluntary Sector.
The Carlow County Development Plan and this Local Area Plan recognises the vision, principles and goals of the Carlow CDB Strategy as outlined hereunder. The aims and objectives of this Local Area Plan are in keeping with Carlow CDB Strategy.
Vision
“To make it possible for every person in County Carlow to achieve his or her potential and fully participate in all aspects of society through better co-ordination and development of activities and services”
Principles
The CDB established a number of key principles to guide the preparation and implementation of the strategy and commits itself to:
Ø Working in partnership with key stakeholders to identify gaps in service provision and developing new and innovative responses to improve the quality of service delivery in the County
Ø Ensuring equality of opportunity for all in County Carlow
Ø Actively consulting and involving key stakeholders and the public in all aspects of the Strategy
Ø Creating and implementing strategies that promote social inclusion, conform to National Policies including the National Anti-Poverty Strategy and Local Agenda 21
Ø Ensuring strategies developed by the CDB are practical and achievable, and that decisions are reached by consensus
Ø Building upon and complementing the work and activity of existing State Agencies, the Local Authority, Local Development Agencies, and the Social Partners
Ø Promoting collective responsibility and shared ownership of the Strategy throughout the County
Ø Ensuring that the Strategy is based on the distinct features and situation pertaining in the County, and will impact throughout the County
Ø Promoting mutual respect by all the participant groups, organisations and agencies of each others diversity, validity and interests
In order to achieve its overall vision, Carlow CDB identified eleven themes, which encompass the key issues and challenges addressed in the strategy and developed a goal for each theme
Theme A Business Development
An environment that provides the optimum mix of businesses for County Carlow and generates sustainable quality employment
Theme B Health and Well-being
Improved health and social well-being of people in Co. Carlow through improved co-ordination and development of new and existing activities and services
Theme C Community Development
Co-ordinated voluntary community activity in County Carlow, maximising the positive impact of community development for the benefit of all
Quality youth services in County Carlow delivered in a well-resourced, planned and professional manner and to promote the inclusion of all young people in the development of new and existing activities and services
Theme E Childcare
An integrated approach to quality, child centred, accessible childcare for the overall benefit of all children, parents and providers
Theme F Environment
The protection, conservation and enhancement of the environment in Co. Carlow
Theme G Rural Development
To sustain and improve the quality of life in rural areas, by involving local people in the sustainable development of communities in County Carlow.
To have gender equality in economic, social and cultural activities in County Carlow.
Theme I Tourism
A sustainable tourism industry capable of increasing the inflow of tourists and associated revenues in order to realise the full economic potential of tourism in County Carlow
Theme J Culture
“Ceiliúradh Ceatharlach”, A sense of pride and place through awareness, celebration and conservation of Carlow’s rich heritage & an understanding of our evolving cultural identity for the benefit of all.
Theme K Education and Training
Quality education and training opportunities accessible to all the people of Carlow, so that with true partnership and lifelong learning the holistic development and personal achievement of each person is attained.