12   Requirements for Developments

Strategic Aim: To encourage the creation of living and working environments of the highest quality by ensuring a high quality of design, layout and function for all development under the Planning Acts and Regulations, to conserve and build upon positive elements in the built and natural environment, and to protect amenities.

12.1   Introduction

Development Management will be exercised by the Council in a positive manner, having regard to the provisions of the Planning & Development Act, 2000-2011, and to the proper planning and sustainable development of the County, its amenities and the Council’s policies and objectives.

It is intended that reference to these standards will provide guidance and assistance to those who seek permission for development.  However, it should not be assumed that compliance with the standards contained herein will automatically or necessarily result in a granting of planning permission, since the standards are merely a statement of general principles. Decisions regarding individual applications for development will be determined on a case-by-case basis in accordance with circumstances at the time an application is submitted.  Applicants are advised to consult with the Planning Authority prior to the preparation of detailed plans. 

There may be instances where a conflict will arise between various objectives in this Plan, and in such cases all issues will be assessed in the interests of the proper planning and sustainable development of the County. 

12.2   Pre-Planning Meetings

The Council provides a pre-planning consultation service which allows applicants the opportunity to engage in discussions with the Planning Authority, prior to making a planning application. Applicants are encouraged to avail of this service for all development proposals but particularly for one-off rural houses, or large scale projects.  As stipulated in Section 247 of the Planning and Development Act 2000 (as amended), the carrying out of such consultations shall not prejudice the performance by a Council of any other of its functions under this Act, or any regulations made under this Act, and cannot be relied upon in the formal planning process or in legal proceedings.

12.3   Universal Design

The Council requires that all future developments used by the public (including public spaces, car parking, footpaths) are accessible to and usable by everyone. The requirements of people with disabilities, the elderly, parents and carers and others who may be temporarily impaired must be incorporated into the design. It is considered that Applications for large-scale projects should be accompanied by an Access Statement (as detailed in Appendix 6 of Buildings for Everyone: A Universal Design Approach, National Disability Authority, 2012).

Guidance on the access requirements for public buildings and for residential dwellings is set out in Part M of the Building Regulations (S.I. No. 179 of 2000) and Part M of the Building Regulations 2010 (S.I. No. 513 of 2010) and Buildings for Everyone: A Universal Design Approach (National Disability Authority, 2012). Sustainable Residential Development in Urban Areas: Guidelines for Planning Authorities (DEHLG, 2009) and its companion documents Urban Design Manual-A Best Practice Guide (Part 1& 2) (DEHLG, 2009).

12.4   Urban Design

Sustainable communities have a high quality natural and built environment.  They are places where people want to live and work, now and in the future.  They meet the diverse needs of existing and future residents, are sensitive to their environment and contribute to a high quality of life.  They are safe and inclusive, well- planned, built and run, offer equality of opportunity and good services for all.

Kilkenny Local Authorities will ensure that all new developments enrich the quality of its surroundings which means encouraging a distinctive response which complements the setting.  A high standard of design is considered essential to this process.  Creating a distinctive sense of place, taking into account site history and setting, is important.

The Councils will aim to create sustainable, high quality environments – attractive, vibrant and safe places which function effectively.  High quality design will be required for all new developments. 

In new residential areas, it is the sense of place which should have priority.  It is the relationship between buildings and the creation of elegant functional spaces which will have priority.  The Planning Authority will require a high level of residential amenity conducive to a good quality living environment in new residential developments.

Planning applications for new housing development shall have regard to the provisions of the following Guidelines:

• Design Manual for Urban Roads and Streets[1]
• Sustainable Residential Development in Urban Areas and its companion document, Urban Design Manual: A best practice guide
• Sustainable Urban Housing: Design Standards for New Apartments
• Government Policy on Architecture-Towards a Sustainable Future: Delivering Quality within the Built Environment[2]
• Building for Everyone: A Universal Design Approach
• Quality Housing for Sustainable Communities[3]

New residential developments will be assessed in accordance with the following 12 design criteria for sustainable residential developments. 

The 12 criteria are:  

• Context: How does the development respond to its surroundings?
• Connections: How well is the new neighbourhood / site connected?
• Inclusivity: How easily can people use and access the development?
• Variety: How does the development promote a good mix of activities?
• Efficiency: How does the development make appropriate use of resources, including land?
• Distinctiveness: How do the proposals create a sense of place?
• Layout: How does the proposal create people-friendly streets and spaces?
• Public realm: How safe, secure and enjoyable are the public areas?
• Adaptability: How will the buildings cope with change?
• Privacy and Amenity: How do the buildings provide a high quality amenity?
• Parking: How will the parking be secure and attractive?
• Detailed Design: How well thought through is the building and landscape design?

A site specific Design Statement will be required in the case of large-scale or sensitively located developments.   A design statement is a short document which enables the applicant to explain why a particular design solution is considered the most appropriate for a particular site and it shall demonstrate how design policy and issues of accessibility have been taken into account. 

12.4.1   Density

As in the preceding Development Plan it is not intended to prescribe maximum residential density standards. The emphasis will be on providing quality-housing environments based on innovation and a design led approach.  The Planning Authority will seek to ensure that new developments have individuality and a sense of place, which is generated by the interaction between the physical characteristics and features of the site and its surroundings and the layout, landscaping and design of the new housing.

The appropriate residential density in any particular location will be determined by the following:-

1. The extent to which the design and layout follows a coherent design brief           resulting in a high quality residential environment;
2. Compliance with qualitative and quantitative criteria set out in this Plan (including the 12 design criteria);
3. Proximity to points of access to the public transport network;
4. The extent to which the site may, due to its size, scale and location, propose its own density and character, having regard to the need to protect the            established character and amenities of existing adjoining residential areas;
5. Existing topographical, landscape or other features on the site, and;
6. The capacity of the infrastructure, including social and community facilities, to    absorb the demands created by the development. 

These criteria will be applied to development proposals involving an increase in density on existing housing sites in addition to greenfield sites.

12.4.2   Gated Communities

Gated communities serve to exclude and divide communities and in no way support the creation of permeable, connected and linked communities.  The Council will discourage new housing developments that include gated communities in their plans.

12.4.3   Bin Storage Standards

Each residential unit shall have adequate storage for three wheeled bins.  Residential units with no rear access shall provided adequate storage for the bins to the front of the development, in contained units.  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.

12.4.4   Separation Distance between Houses

In general, there should be adequate separation (traditionally about 22 m between 2-storey dwellings) between opposing first floor windows. However, relaxation of this standard will be considered where the careful positioning of opposing windows can prevent overlooking even with shorter back-to-back distances. Windows serving halls and landings do not require the same degree of privacy as, say, balconies and living rooms.

A minimum of 2.3 metres shall be provided between the side walls of detached, semi-detached and end of terrace dwellings to ensure privacy and ease of access.  A property boundary should ideally occur mid-way along this dimension.

12.4.5   Boundary Treatment of House Sites

Where the flank or rear boundaries of house sites abut roads, pedestrian ways or public open space, suitably designed screen walls 1.8 metres in height shall be provided. Where concrete screen walls are proposed they shall be suitably rendered and capped in an acceptable manner.

12.4.6   Housing Developments and Noise

In 2006, the Government made regulations relating to Environmental noise (S.I. 140 of 2006).  Environmental noise is defined in the Regulations as unwanted or harmful outdoor sound created by human activities, including noise emitted by means of transport, road traffic, rail traffic, air traffic, and from sites of industrial activity.   

The Council will require (where necessary) that planning applications for future developments within the zone of influence of existing national roads include noise mitigation measures and/or a sound impact assessment to guard against an unacceptable increase in noise levels affecting noise sensitive properties.  Developers should adhere to the Environmental Noise Regulations referred to above.

12.4.7   Naming of Housing Developments

The naming of new residential development should reflect the local and historical context of its siting as far as possible such as local names which reflect the landscape, its features, culture or history of the area in which the development is located.  Also considered will be the names of historical persons associated with the area. The use of Irish names will be encouraged. The naming of residential developments shall be approved by the Planning Authority prior to the launching of any advertising campaign for a development. (See section 8.4.1)

12.5   Apartments

The design and layout of new apartments should provide comfortable accommodation for a variety of household types and sizes – including families with children - over the medium to long term.  Regard should be given to relevant Government Guidelines, including Sustainable Urban Housing: Design Standards for New Apartments.  All apartment schemes should provide for a mix of units; comprising of one bedroom, two-bedroom and family units. 

A planning application for an apartment scheme shall be accompanied by a detailed schedule of the proposed development including total number of apartments proposed by type, apartment floor area, number of bedrooms, open space area, storage area etc.  Failure to submit this schedule with the planning application may result in delays as a result of a request for further information. 

In general, apartments will be required to have the following minimum floor areas measured internal wall to wall (the required minimum floor areas are 10% larger than those stated in Sustainable Urban Housing: Design Standards for New Apartments):

Table 12.1: Minimum Floor Areas for Apartments
Apartment Type	Minimum Floor Area
One bedroom	50 sq.m
Two bedrooms	80 sq.m
Three bedrooms	99 sq.m
Four Bedrooms	117sqm

The standards apply to units on one floor; duplexes should provide the additional floor area required to provide for stairways and landings in accordance with the Building Regulations.  All living rooms, kitchens and bedrooms should minimise overlooking of adjoining/adjacent residences and should be so located so to avoid facing towards nearby high boundary or gable walls.

12.5.1   Apartments-Private and Public Open Space

Private open space can be provided in the form of rear gardens or patios for ground floor units, and balconies at upper levels.  It is important that in the latter case adequate semi-private or communal open space, in the form of landscaped areas, should also be provided. Roof gardens offer only limited potential in this regard, due to climatic and safety factors, and should not form the major share of such space.  Roof gardens will only be considered provided they are easily accessible, secure and attractively landscaped.  Private open space at ground floor level should receive some sunlight, but also needs some form of screening to ensure privacy.

The following open space requirements apply:

Table 12.2: Open Space Requirements for Apartments
Apartment Type	Minimum Floor Area
One bedroom	10 sq.m
Two/three bedrooms	15-20 sq.m
Four bed	15-20sq.m

Balconies (or glass-screened “winter gardens”) need to be of a certain minimum width to be useful from an amenity viewpoint, being able to accommodate chairs and a small table.   A minimum width of 1.5 metres for one-bedroom units, and 1.8 metres for apartments with 2 or more bedrooms, is recommended, generally extending for the full length of the external living room wall. While wider balconies might be desirable in certain cases, this has to be balanced against the need to avoid overshadowing the living room.

Table 12.3: Minimum Balcony Areas for Apartments
Apartment Type	Minimum Balcony Floor Area
One bedroom	5sqm
Two bedrooms	7sqm
Three bedrooms	9sqm
Four Bedrooms	13sqm

Site conditions, such as elevations facing north or overlooking busy streets, or tall buildings, may diminish the amenity value of balconies.  Balconies may not be appropriate in historic areas. In such cases, it will be the designer’s responsibility to provide some form of compensating amenity for the occupants. This might take the form, for instance, of above-average sized living rooms and generous landscaped communal open spaces.

Balustrading to balconies should be safe for children. Vertical privacy screens should generally be provided between adjoining balconies.

 

12.5.2   Daylight and Sunlight

The amount of sunlight reaching an apartment significantly affects the amenity of the occupants.  Dual-aspect apartments are likely to maximise the availability of sunlight, but this solution may not always be possible (e.g. with corner units).  Single-aspect apartments should allow the main living rooms to face south or west; north-facing units should be excluded. Particular care is needed where windows are located on lower floors which may be overshadowed by adjoining buildings.  The orientation of buildings within the site should maximise energy efficiency.

12.5.3   Storage Areas and Communal Facilities

Provision should be made in apartments for general storage areas (additional to minimum kitchen presses, bedroom furniture and hot presses) for bulky items such a child’s buggy, a suitcase, sport equipment etc.  As a rule, no individual storage room within an apartment should exceed 3.5 sq metres.

Table 12.4: Minimum storage space requirements for apartments
Apartment Type	Minimum Apartment Storage Space Required
One bedroom	3sqm
Two bedrooms/ 3 persons	6sqm
Three bedrooms /4 persons	8sqm
Three or more Bedrooms	9sqm

 

Lifts should be provided for all apartment blocks of three or more storeys.  There is a need to provide two lifts where the apartment building has more than six storeys and serves more than 60 apartments, where it would be unreasonable to expect people to climb stairs in the event of a lift breakdown.  Lifts should provide access to basement car parks.

 

12.5.4   Home Based Economic Activities

Home-based activities are defined as small-scale commercial activities, which are secondary to the use of the premises as a residence.  They are permitted where the primary use of the dwelling remains residential and where the amenity of surrounding residences is not adversely affected. The planning authority, in considering applications for such uses, will consider the following:

• The nature and extent of the work;
• The effects on the amenities of adjoining properties particularly as regards hours of operation, noise and general disturbance;
• The anticipated levels of traffic generation; and
• The generation, storage and collection of waste.

Over the counter services, business signage, advertising hoardings, security gates/grills and excessive security lights are not normally appropriate in a residential area and should be subject to appropriate restrictions.  The local authority may grant a temporary permission of two/three years for home-based economic activities to facilitate on-going monitoring of the activity.  However, such use will not normally be permitted in apartments.

12.5.5   Family Flat

A ‘family’ flat refers to a sub-division or extension of a single dwelling unit to accommodate a member of the immediate family and is generally acceptable, provided it is not a separate detached unit and that it is possible to provide direct access to the remainder of the house. There shall be no permanent subdivision of the garden.  The ‘family’ flat shall not be let or sold, other than as part of the overall property and shall revert to being part of the original house when no longer occupied by a family member.  The design should ensure that the flat forms an integral part of the main dwelling unit capable of reintegration for single family use.

The principal requirement for any proposed family flat extension is that the family flat shall generally not exceed 50% of the floor area of the main dwelling.  In the case of a two-storey family flat, an internal connecting door will normally be required at both levels. External doors will normally only be permitted to the side and rear of the house, with the presumption against an independent front door.  Access shall be from an internal door only or by side doors well screened from the front elevation or to the front within an enclosed porch shared with the existing front door.  The design should have regard to the need for light and privacy of adjoining properties.   The form and design of the existing building should be followed and the extension should integrate fully with the existing building by using similar detailing and window proportions, materials and finishes.

12.5.6   Domestic Extension

The principal requirement for any proposed domestic extension is that the design should have regard to the need for light and privacy of adjoining properties.  The form and design of the existing building should be followed and the extension should integrate fully with the existing building by using similar detailing and window proportions.  Where an existing dwelling is being remodeled and extended, the proposed extension will be considered on its own merits.  A high standard of modern design and materials will be encouraged in this instance.  

12.5.6.1   Parking in Front Gardens

The cumulative effect of removal of front garden walls and railings damages the character and appearance of suburban streets, contributes to an overall reduction in permeable surfaces vital to flood relief and the introduction of multiple vehicular accesses reduces the level of communal on-street parking.  Consequently proposals for off street parking need to be balanced against the loss of amenity and communal spaces. The removal of front garden walls and railings will not generally be permitted where they have a negative impact on the character of streetscapes or reduce the level of communal parking to an unacceptable degree.

Where permitted, “drive-ins” should:

• Not have outward opening gates;

• Have a vehicular entrance not wider than 3m;

• Have a vehicle entrance not wider than 50 per cent of the width of the front boundary;

• Have an area of hardstanding (parking space of 2.5m x 5m);

• Suitably landscape the balance of the space;

• Have gates, walls/fence and railings made good.

12.5.6.2   Subdivision of Existing Residential Units

Applications for permission to subdivide or change the use of existing residential will be considered on their merits. The design of developments shall be such that it complements the existing layout or streetscape and shall not interfere with the residential and other amenities of the area and shall provide a suitable quality of residential amenity for all the proposed units.

12.6   Phased Residential Development

The Council shall seek a phased approach to large housing developments.  Applications for residential development shall illustrate the phasing for the scheme. Phasing proposals shall ensure that open space and infrastructure to serve dwellings in a given phase e.g. public lighting, footpaths, is completed to the satisfaction of the Council prior to the initiation of the succeeding phase. Each phase must be completed in full (including infrastructure, public open space etc) before the next phase commences. The Council will apply a sequence to the phasing to ensure that each phase is served by adequate services and infrastructure. 

 

12.7   Open space

12.7.1   Private Open Space

An adequate amount of private open space should be provided within the curtilage of each dwelling. In general the requirement will be 60 to 75 sq.m minimum for 3/4/5 bedroom houses in order to ensure that most household activities are accommodated and at the same time offers visual delight, receive some sunshine and encourage plant growth.  Private open space will be measured from behind the rear building line.

The boundaries of rear gardens should generally be provided with a permanent durable barrier with a minimum height of 1.8m.

Table 12.5: Private Open Space Requirements for houses
Type of Unit	Minimum Private Open Space
1/2 bedroom houses	48 sqm
3 bedroom houses	60 -75sqm
4 + bedroom houses	60 - 75 sqm

 

12.7.2   Public Open Space Requirements

12.7.2.1   Design of Open Space

The Council will require a detailed high quality open space and landscape design plan including specifications, prepared by suitably qualified professionals, to be submitted with all planning applications for multi-unit residential developments.

Developers should consider providing a variety of open spaces both formal and informal. Semi-natural areas should be provided such as wetlands, woodlands, meadows, green corridors as well as formal gardens, and seating areas.  These elements work best as part of a structure to the provision of open space.

Applications shall have regard to the qualitative standards outlined in Section 4.18 of the Sustainable Residential Development in Urban Areas.

The following must be taken into consideration when designing open space:

• Open space should  be of a high visual standard so that it is functional and accessible to all;
• Open space should be designed so that passive surveillance is provided.
• Open spaces should not be located to the side or the rear of housing units.
• Provide multifunctional open spaces at locations deemed appropriate whereby both passive and active uses are delivered.
• Ensure open space provision is suitably proportioned.  Inappropriate narrow tracts of land are not acceptable and will not be included in the calculation of open space for a proposed development nor any area due to its nature (e.g. marshy) or topography (slope) which is deemed unsuitable.
• Include proposals for drainage of the public open space
• Hard landscaping elements should also be identified, such as paving or cobbled areas which play important role in the design and presentation of open space concepts
• Retention of existing natural features (which should be protected and incorporated into open space)
• Appropriate pedestrian and cycle linkages between open spaces should be shown on the site layout plan;
• All children and young people should have access to play space which should be within a reasonable and safe walking distance from home. 
• Play spaces should be made identifiable by appropriate ‘play’ signage
• Pedestrianisation in the vicinity of such areas should be maximised, and traffic should be eliminated or traffic calming measures put in place
• Lanes within housing estates or connecting housing estates should be designed to allow for the safe movement of pedestrians and cyclists and should be adequately overlooked and lit and not be excessive in length.

 

12.8   Open Space in new residential development

Applicants will be required to make provision for sports and recreational infrastructure commensurate with the needs generated by any development and the capacity of existing facilities in the area to cater for existing and future needs.

The Council will require a minimum public open space provision of 2.4 hectares per 1,000 population. For the purposes of this calculation, public open space requirements are to be based on residential units with an occupancy rate of 2.8 persons per unit.

A reduction to this standard will only be permitted in exceptional circumstances as determined by the local authority.  Where such a relaxation occurs the provision of open space within any scheme should not be below 10% of the site area.

Residential planning applications in excess of 200 units will require a recreational needs assessment. Recreation provision should form an integral element of development proposals.  The Council will apply the standards as set out in Table 12.6 as a minimum requirement for on-site provision as part of residential development or for off-site provision.  In the interests of meeting strategic needs the Council may pool together the requirements of individual and relatively smaller developments to provide facilities and amenities of a strategic nature at the higher end of the hierarchy.  Developer contributions may also be sought and may be applied to improve existing facilities nearby.

In areas where new development is proposed and the cumulative impact of the development of new houses will, or is expected to, exceed the volume of housing development identified in Table 12.6, developers will be required to provide financial contributions or lands towards the development of sports and recreation facilities that will be developed to meet the needs of their development in conjunction with the expected needs of other nearby developments.  In instances where this includes, or is expected to include the acquisition of lands this requirement will be specified.  

Where on-site provision is not appropriate the County Council will levy a sum of money from each housing unit in lieu of the provision of public open space/recreation facilities.

 

Table 12.6: Amenity Development Thresholds
Site Capacity No. of Dwellings	Minimum quantity and type of leisure facilities required
<25	A minimum of 0.25 hectares must be provided.
25 or over	Open space 2.4 hectares per 1,000 people (a minimum of 0.25 hectares must be provided)
100 – 199	Public open space to include a Neighbourhood Playable space
200 – 499	Equipped public open space to include: One full size grass sports pitch; One local playable space; and One court multi-use games area with Community association/club movement.
500 – 599	Public space to include: One full size grass sports pitch; One local playable space and additional neighbourhood playable space; One court multi-use games area; and Two tennis courts / basketball courts etc.
600 +	Equipped public open space to include: Two full size grass sports pitches; One local playable space and additional neighbourhood playable spaces; One court multi-use games area, and two tennis courts / basketball courts etc.
1,000+	One community / leisure Building including full size badminton / basketball court with community association / club movement within. Equipped public open space to include: Two full size grass sports pitches; One local playable space  and additional neighbourhood playable spaces; One court multi-use games area; and two tennis courts/ basketball courts etc.

Where a proposed development is located in close proximity to an established park area or zoned open space, the open space requirement may be relaxed depending on the nature and quality of existing provision.  However, a financial contribution may be required towards the improvement of the existing facility to cater for extra demand.

Developers will be required to make suitable provision for the future management and maintenance of open space required under this policy where spaces and facilities are not taken in charge by the Local Authority.

12.8.1.1.1   Play space

A standard of a minimum of 10 sq. m. of dedicated playable space per residential unit is to be provided as an integral part of the required open space for each new development.  This playable space can form part of the overall open space provision of a development but must be dedicated to play. 

This play space is to be distributed throughout the development and should take into account the presence or lack of existing off-site provision.  The total space requirement should be broken down into the relevant typologies taking account of the maximum walking distances from residential units given below. 

Play Space Type                                               Maximum walking distance from residential unit

Doorstep Playable Space                                                                              100m

Local Playable Space                                                                                      400m

Neighbourhood Playable Space                                                                   800m

Youth Space                                                                                                      800m

 

Doorstep playable space suitable for younger children can be included in smaller areas while the other play spaces will require larger areas. The doorstep playable space should be laid out to include a mixture of fixed equipment such as rockers, cradle swings, carousels, slides and junior multi units together with the use of sand, water and other materials for creative play.

The local playable space should include a mixture of rockers, swings, carousels, multi units, space nets and balance beams among other items of fixed equipment suitable for children up to 12 years of age together with the use of sand, water and other materials for creative play.

A neighbourhood playable space should be an extension of both the doorstep and local playable space with a wider range of play equipment and range of play opportunities providing a challenging, stimulating play environment.

Youth space should include detailed proposals to provide for the recreational requirements of young people over 12 of an area. Any set of proposals shall take into account the existing level of provision in the surrounding area and will attempt to deal with existing deficiencies.

Formal and informal games/recreational areas for adults and older persons should also be integrated within schemes (e.g. Tone Zones).

 

12.9   Scale of Development

12.9.1   Plot Ratio

Plot ratio is the relationship between site area and the total floor area of the buildings erected on it.  The plot ratio is calculated by dividing the gross floor area of the building by the site area.

Plot ratio = Gross Floor Area divided by gross site area.

The purpose of plot ratio is to prevent adverse effects of both over-development and under-development on the amenity and the layout of buildings, to achieve desirable massing and height of buildings, to balance the capacity of the site and street frontages. It is recommended that a maximum plot ratio of 2.0 be set for urban areas and 1.0 for all other areas.  The Planning Authority will permit higher plot ratios only in cases where exceptional standards of design are achieved.

 

12.9.2   Site Coverage

The purpose of site coverage control is to prevent over-development, to avoid overshadowing and to protect rights to light of adjoining properties.  The maximum normal site coverage for uses in all areas is 65%.  In urban areas, site coverage may be allowed to increase up to 85% or up to the existing site coverage.  In some cases, a higher percentage may be allowed, subject to the proper planning and sustainable development of the site.

Site coverage = Ground floor area divided by gross site area.

 

12.10   Rural Housing

The rural settlement policy is set out in Chapter 3.  The Planning Authority has completed a County Kilkenny Rural Design Guide which is intended to provide assistance to people who are considering the development of a single house in the countryside. 

The following guidance may be of assistance in planning for a single house in the countryside:

• Existing mature landscaping, particularly trees and hedges, should be retained where possible. Existing trees, buildings, slopes and other natural features can provide a setting. Where possible, well established boundaries (on all sides) which assist in assimilating the site naturally into its surroundings is encouraged. Sites which are carved out of the centre of larger fields are discouraged.
• Sites which lead to ribbon development is not considered to be in the interest of the proper planning and sustainable development and is strongly discouraged
• Reuse, adapt or extend existing rural structures where possible. Where historic or vernacular buildings are located on the site or land holding, consideration should seriously be given to their retention, and incorporation into any proposed development.
• In siting a new dwelling, it is essential to look at the attributes and restrictions of the particular site, the site contours and the scale, form and orientation of any proximate or adjoining dwellings. The location, siting, orientation and the design of a proposed new dwelling in a rural location should be sensitive to its surroundings and should seek to integrate as much as possible into the landscape and not be a prominent feature that visually dominates its rural surroundings. 

• Full consideration should be given to solar gain. The orientation of the proposed dwelling and internal layout should seek to maximise energy efficiency.
• Cutting and filling of sites is not desirable (see Kilkenny Rural Design Guide for positioning a house on a steep slope)
• Houses ideally should not break or significantly impose on the skyline when viewed from nearby roads or distant locations.
• Direction should be taken from the historic building stock of the area, reflecting regional or local patterns in terms of scale, height, mass, form, layout, proportions, materials and architectural details/features.
• Any proposed finish will only be permitted where the Council is satisfied that such finishes are in harmony with the surrounding landscape and the vernacular architecture.
• Dwellings which are dominant, intrusive, or incongruous in a rural setting, will not be permitted.
• Particular attention should be paid in achieving correct proportions (such as wall to roof ratio), which can improve and assist the blending of the house into the landscape. Complicated roof layouts and fenestration patterns should be avoided. 
• Driveways should follow the contours of the site
• The design of entrance gates should be in keeping with the rural setting. Applications for a dwelling in a rural area should include detailed drawings and specifications for entrance treatments. The roadside boundary should ideally consist of a sod and stone wall/earth mound planted with a double row of native hedgerow species e.g. Hawthorn, field maple, holly, blackthorn, hazel etc. Block walls and ornamental features will be discouraged.

Access and Sight Lines

The applicant must demonstrate that safe vehicular access to and from a proposed site is provided in terms of visibility from a proposed entrance, but also in terms of impact on road traffic on the adjoining public road, through generation of turning and stopping movements by vehicles leaving and entering the proposed site.  Applicants must adhere to the National Roads Authority-Design Manual for Roads & Bridges[4]. 

Wastewater Treatment Systems

Kilkenny County Council requires that sites will be assessed in accordance with the Environmental Protection Agency’s Code of Practice - Wastewater Treatment and Disposal Systems Serving Single Houses (EPA, 2009). The person carrying out the assessment must be suitable qualified.

 

12.10.1   Standards of Construction

Standards for site development works and, in particular, footpaths, sewers, drains and water supply shall be in accordance with the Building Regulations and the Recommendations for Site Development Works for Housing Areas (1998) published by the Department of the Environment and Local Government. 

 

12.10.2   Building Regulations

All new dwellings must comply with the Building Regulations. The Planning and Building Regulations are independent of each other and therefore a grant of planning permission does not necessarily mean that any proposed structure complies with the Building Regulations. It is important that the Building Regulations inform and direct the pre-planning of any new structure as attempting to implement the Building Regulations at a later stage could significantly compromise any grant of planning permission.

 

12.10.3   Building Height Control

The following considerations will be taken into account in deciding an application for high buildings and other high structures:

• Overshadowing and consequent loss of light caused to surrounding property
• Overlooking (particularly of residential property) and consequent loss of privacy to surrounding premises
• Disruption of scale of the streetscape
• Does it detract from historic buildings or spaces or important landmarks?
• Effect on existing buildings having special value (for example, a spire, dome, tower or other high building)
• Views obscured
• Obtrusion on the skyline
• Scale of the building in relation to its open spaces and buildings
• Is site large enough to give visual transition
• Purpose or civic importance of the building
• Effect on micro-climate
• The need to create a positive urban design
• Analyse impact at wider urban and at a local scale

Where in the opinion of the Planning Authority, a location for a high building is acceptable the building itself should be of outstanding architectural quality, creating a building which is elegant, contemporary, stylish, and in terms of form and profile, makes a positive contribution to the existing skyline.

12.10.4   Building Lines

The Planning Authority will normally seek to ensure that development is not carried out in front of established building lines.  Generally, it will be an aim to create a continuous building line along a street edge.  Consistent building lines will also be encouraged in the design of neighbourhood centres and in new industrial/business park developments, where buildings will have a clear relationship with each other.  In built up areas, development which would infringe on an existing building line and would be prejudicial to residential amenity, or orderly development will not be allowed.

Building lines may be relaxed in the following cases:

• to incorporate key landscape features into the development layout,
• to incorporate key landmark buildings,
• for innovative designs which can positively enhance the townscape,
• for innovative housing layouts, where the traditional set back from the public footpath is flexible due to new designs, with a decreasing emphasis on the minimum required space to the front of dwellings,
• to provide important areas of public open space, i.e. squares.

 

12.10.5   Infill Development

Within urban areas, infill development and refurbishment schemes will be required to pay particular attention to the local scale and plot size and the requirements of any Architectural Conservation Area within which the site is located.  In general, infill and backland development will also have to pay particular attention to the local character of the area in terms of blocks, plots and buildings. Development will only be considered if it:

• Will not detract from the character of the area,
• Will not be detrimental to the residential amenities of the area,
• Will not be prejudicial to the proper planning and development of the area.

12.10.6   Shopfronts

Shopfronts are one of the most important elements in determining the character, quality and image of retail streets in urban areas.   In order to conserve this distinctive character the Planning Authority will:

• Encourage the maintenance of original shopfronts.
• Encourage the reinstatement of traditional shopfronts where poor replacements have been installed. 
• Promote modern design and high quality materials where new shopfronts on new or modern buildings are being proposed.  Where existing shopfronts are of no special merit, total replacement with a contemporary design is acceptable and if sensitively handled can greatly enhance the appearance of the street.
• Encourage the use of high quality natural materials in shopfront design. 

Modern ‘multiple’ formats which have adopted a corporate image will not necessarily be allowed to use their standardised shopfront design, corporate colours and materials.  Such companies should be encouraged to ensure that their particular fascia takes account of the character of the street and local area.  The removal of street doors giving separate access to upper floors will not be permitted unless alternative separate access is provided.

12.10.7   Fascia Signage

As a general principle, fascia signs should be simple in design and not excessive in illumination or size.  The following basic guidelines will be applied in assessing planning applications for fascia signage in architectural conservation areas (the term ‘shopfront’ is used to refer to all commercial ground floor facades including restaurants, public houses etc.):

• Hand painted timber fascias will be encouraged in existing traditional shopfronts.   
• Plastic derived fascias will not be permitted in new or existing shopfronts. 
• Internally illuminated box fascias will not be permitted. 
• Natural materials (e.g. wood, metal etc.) will be permitted.  Man-made materials (e.g. plastic, uPVC etc.) will not be permitted.  
• The construction of nameplate fascias linking two or more buildings is generally unacceptable.

 

12.10.8   Security Shutters

The installation of security shutters on the external façade of a building can have a detrimental impact on the character of the shopping streets at night and thereby detract from the visual amenity of the area.  The Planning Authority will discourage the use of such shutters.

Alternatives to roller shutters, such as the use of demountable open grilles, will be preferred where security needs are involved.  Demountable grilles can be attractively designed and can positively contribute to the character of the shopfront and the street.

The erection of a security shutter and its associated screening requires planning permission.  Where security shutters are considered to be essential because of the type of business transacted or goods stored, the Planning Authority may in exceptional circumstances permit them provided that they meet the following criteria:

• They must be open grille type (not perforated or solid)
• The colour must match the shopfront colour scheme. 
• Where possible they must be located, together with their associated housing, behind the window display.

 

12.10.9   Canopies and Blinds

Planning permission is required for the erection of canopies.  Each planning application will be considered on the basis of need for and function of the canopy.  Full details of the canopy structure will be required at planning application stage, i.e. materials proposed, canopy size (open and closed), blind box location and arm design.  The following basic guidelines will be applied in assessing planning applications for canopies and awnings:

• Canopies of traditional design and materials will be favoured, i.e. canvas canopy, wrought iron arms, timber blind box etc. 
• The use of plastic and/or uPVC will not be permitted.  Curved or Dutch canopies will not be permitted. 
• Canopies and awnings shall not be used for advertising purposes other than the name of the premises. 
• Canopies shall be positioned to avoid covering any distinctive architectural elements such as fascia or pilasters.  They will not be permitted where they detract from the character of the shopfront or buildings of special architectural interest. 

Blinds were traditionally incorporated into the shop front fascia and designed to retract into it when not required.  This is still the best way to handle a blind where one is required.

12.10.10   Lighting

Internally illuminated fascias or projecting box signs will not be permitted.  Concealed strip or flood lighting and spotlights may be an acceptable alternative.  The internal lighting of the shop window is preferable to the external lighting of the building or shopfront.

12.10.11   Signage and Advertising

The over-riding principle is the avoidance of visual clutter and an improvement in the quality of the commercial character of the towns and villages throughout the county. It is also regulated in the interests of road safety. Advice and guidance in respect of signage on national roads concerning major tourist and leisure features is outlined in the NRA’s Policy on the Provision of Tourist & Leisure Signage on National Roads[5].

Advertising signs, either individually or particularly in groups, can have either a positive or negative impact on the character of a building, street or area depending on their design, size and location. 

The Planning Authority will strictly control all advertising signs in relation to their location, design, materials and function.  The following basic guidelines will be applied in assessing planning applications for signs and advertising structures:

• Individual signs should be designed for the building it will be displayed on.  A bespoke sign can be a piece of art in its own right if carefully designed and made of high quality natural materials.  Signs shall be sympathetic in design and colour both to the building and its surroundings. 
• Plastic/Vinyl banner-type signs will be discouraged.  Projecting signs, banners and flagpoles will be restricted in size and number to prevent clutter. 
• Natural high quality materials (e.g. wood, metal etc.) will be encouraged.  Man-made materials (e.g. plastic, uPVC etc.) will not be permitted in ACA’s.  The use of neon, plastic, PVC, Perspex flashing, reflectorised or glitter type signs on the exterior of buildings will be prohibited.  Traditional painted signs and wrought iron hanging signs will be encouraged. 
• The use of contact signage, applied directly to the glass of a shop window, is an undesirable form of signage as it creates a visual barrier between the shop floor and the street.   This will be actively discouraged. 
• Signs shall not obscure architectural features or details.  Signs will not be permitted above eaves or parapet levels or to project above the roofline of buildings.
• Signs will not be permitted where they interfere with the safety of pedestrians, the safety and free flow of traffic or if they obscure road signs. Signs attached to buildings are preferable to those on freestanding hoardings.
• Favourable consideration may be given, in consultation with business groups, to the erection of composite advance signs on which the facilities available in the settlement will be declared. Due to the damage which a proliferation of large, competitive advance signs can cause to the appearance and image of the important entrance routes into an area, the local authorities will seek to phase out individual advance signage as the opportunity arises.

Applicants should note that signposting requires a licence from the Local Authority and the requirements of the Traffic Signs Manual (Department of Transport, Tourism and Sports, 2010) should be adhered to.  

12.10.12   Fast food Take Away

Proposals for the development of these facilities will generally only be acceptable in areas of mixed use activity such as town or village centres.  Planning applications for new fast food take-away uses will be considered on their own merits.  Regard will be had to the impact of the take-away on the amenities of the area, including noise, odour and litter.

The Planning Authority may impose restrictions on opening hours of such uses as a condition of a planning permission.   Full shopfront details will be required at application stage to assess the visual suitability of proposals in the area. 

12.10.13   Petrol/Filling Stations

• All new petrol stations and refurbished existing stations will require a high standard of design and layout. The forecourt canopy should be integrated into the overall design and sited so that it does not dominate the surrounding buildings.
• Petrol stations will not generally be permitted in residential areas, unless it can be clearly demonstrated that no significant damage to residential amenities will occur by reason of factors such as noise, visual obtrusion, safety considerations or fumes and smells.  Consideration may also be given to the limiting of the hours of operation of petrol stations in these circumstances.  Car washing facilities should be sited so as not to interfere with residential amenities.
• Any application for a new petrol filling station should provide sufficient road frontage, clear visibility, two points of access, sanitary convenience for public use
• Landscaping and suitable screening shall be required to protect the amenity of the surrounding area and enhance the appearance of the development
• In rural areas petrol stations will not be permitted where they will have a detrimental impact on the surrounding views and prospects, scenery or general amenities.
• Signs should be limited in number and design and located so as to generally form part of the buildings or other structures on site. The placing of signs of any description on footpaths, grass verges or any part of a public roadway will not be permitted. In certain circumstances and depending on the location, the use of standard corporate designs and signage for petrol stations may not be acceptable
• Forecourt lighting, including canopy lighting, should be limited to that which is necessary for the safe operation of a petrol station and should not interfere with the amenities of adjoining premises
• The sale of goods from a petrol station may only be permitted as an ancillary small scale facility which would remain secondary to the use as a petrol filling station where it would not adversely affect local amenities. As per the Retail Planning Guidelines (DECLG, 2012), the petrol/filling station shops floorspace cap is 100m² net.  Planning applications for the provision of such shops shall be specifically applied for.
• Parking bays/aisles must be located so as to minimise pedestrian/vehicular conflict

 

12.10.14   Development Contributions

The Council will require financial contributions in accordance with a development contributions scheme adopted by the Council under S.48 of the Planning and Development Acts 2000-2011 (or other relevant legislation as may be enacted from time to time). Such contributions are in respect of the capital expenditure necessary for the provision of public infrastructure and facilities benefiting development in the County, and that is provided, or that it is intended will be provided, by or on behalf of the Council.

12.10.15   Bonds

To ensure that developments undertaken by private developers are satisfactorily completed, developers will be required to provide cash deposits or submit a bond from an insurance company or other financial institution acceptable to the Planning Authority for the satisfactory completion of developments and their ancillary services. This bond or surety is to be submitted before development is commenced. In the case of residential developments, the bond will only be released when the estate has been fully completed to the satisfaction of the Planning Authority and has been formally taken in charge by the Planning Authority.

12.10.16   Tree and Hedgerow Preservation

To ensure that trees and hedgerows are protected on a site which has been the subject of a grant of planning permission, a cash lodgement/bond may be required, the amount of which shall be determined by the Planning Authority.

Development will not generally be permitted where there is likely damage or destruction either to trees protected by a Tree Preservation Order or those which have a particular local amenity or nature conservation value, or are listed in the Survey of Mature Trees in the City and Environs.

Development that requires the felling of mature trees of amenity value, conservation value or special interest, even though they may not be listed in the Development Plan, will be discouraged.

The replacement of hedgerows/trees shall have due regard to the ecological function of hedgerows as a wildlife corridor. When planting new hedgerows a mixture of native species shall be proposed and this shall occur at the commencement of building works and should link to existing hedgerows to aid ecological networks.

Where trees and hedgerows are identified and affected by a proposed development, a survey will be required and completed in accordance with BS 5837 Trees in relation to design, demolition and construction – Recommendations 2012.

In General the following requirements should be addressed where the protection of existing trees and landscaping issues arise:

• Topographical Survey - Accurately measured showing all relevant site features.
   
• Soil assessment – where appropriate to determine whether a soil is shrinkable,  that may cause the potential for indirect damage.  Soil structure composition and PH for the provisions of new planting.

• A tree survey - details trees and hedgerows identified on the topographical survey and on land adjacent to the development site, including individual trees, groups of trees and woodlands. Identifying tree dimensions, quality and retention value in accordance with the context of the proposed development (see sections 4.5 Table 1+2 of BS 5837).

• The tree survey - should identify the constraints posed by trees, both above and below ground, which will inform the site layout design. Constraints include, the presence of a Tree Preservation Order (TPO), the existing and eventual crown spreads of trees and their unreasonable obstruction of light etc.

• Arboricultural Impact Assessment - a report should be compiled by an arboriculturist using the data collated from the site survey. The report should assess the impact and the effects the proposed design has directly and indirectly on the trees and where necessary recommends mitigation.

• A Tree Protection Plan – details the proposed design layout shown on a plan with all trees clearly identified with their root protection areas (RPA) annotated based on the topographical survey to include all trees. The classification of each tree and the required protection measures during development.

New Planting – takes account of existing landscape features and is essential for consideration in the layout, design and future use of a proposed development. New planting should account for the future growth of canopies, stems and root systems to maturity and their potential effects on existing site structures.

• Arboricultural Method Statements – demonstrates how unavoidable construction operations may take place within the RPA or crown spread of trees (whichever is greatest), clearly demonstrating how these operations will have a little detriment to retained trees. These operations may include but are not exclusive to: -

1. Temporary access
2. Installation of service runs
3. Construction of hard standing
4. Foundation excavations
5. Subterranean structures e.g. basement extensions

 

12.11   Zoning objectives

Three zoning maps are included as part of this Development Plan; New Ross Environs, Bennettsbridge and Kilmacow, see Figures 3.14, 3.15, 3.16. 

The purpose of zoning is to indicate to property owners and the general public the types of development which the Council considers most appropriate in each land use category.  It is the intention of the Planning Authority that the zoning of particular areas for a particular use shall not in itself exclude other uses in that area provided they are compatible with the dominant use.

Zoning is designed to reduce conflicting uses within areas, to protect resources and, in association with phasing, to ensure that land suitable for development is used to the best advantage of the community as a whole. 

In the following paragraphs:

• Permissible uses means a use, which is acceptable in the relevant zone.  However, it is still the subject of the normal planning process. 

• Open for consideration means a use which may be permitted where the Council is satisfied that the individual proposal or development will be compatible with the policies and objectives for the zone, and will not conflict with the permitted uses and also conforms with the proper planning and development of the area. 

12.11.1   Agriculture

Objective: To conserve and protect agricultural land from interference from non-agricultural uses.  To prevent development of agricultural land adjacent to development areas. 

Permissible uses: Agriculture, horticulture, public service installations

Open for consideration: Public open space, guesthouse, restaurant, nursing home, dwelling houses in certain limited cases, halting site, private open space, other uses not contrary to the proper planning and sustainable development of the area. 

 

12.11.2   Community Facilities

Objective:  To protect, provide and improve community facilities.

Permissible Uses: Educational, religious and cultural facilities, public buildings, créches, schools, churches, hospitals, convents, community centres and halls, school playing fields, colleges, orphanages, hostels, halting sites, cemeteries, libraries and medical centres, nursing homes

Open for Consideration: Public service installations, Town Centre uses which would not conflict with the other objectives of the Plan and which would be in accordance with the proper planning and sustainable development of the area.

12.11.3   General Development (Kilmacow & New Ross)

Objective: To provide for the development and improvement of appropriate uses in areas where existing commercial uses have established and allow for the development of the settlement as a focus for local services, sustaining and strengthening its role as a population centre.  

The purpose of this zone is mainly to reflect the existing uses that have established in this zone and to allow for their improvement and expansion as necessary to improve retailing, residential, commercial, office, cultural and other uses appropriate to the further development of the settlement. 

Permissible Uses: Dwellings, retailing, wholesale outlets, offices, public buildings or places of assembly, cultural or educational buildings, recreational buildings, halting sites, hotels, motels, guest houses, clubs, private garages, open spaces, public service installations, medical and related consultants, restaurants, public houses, car parks, halls or discotheques, and other uses as permitted and open for consideration in residential zoning. 

Open for Consideration: workshop or light industry, retail warehousing.

 

Mixed Use Developments in ‘General Development’ Zones in Kilmacow

In order to promote mixed-use developments within the areas zoned for ‘General Development’ the following mechanism will be applied in appropriate locations:-

(a) Residential use will be limited to 80% of the site area during the lifetime of this plan.  (The intention is to review the use of the remaining 20% of the area at the end of the plan period (if undeveloped) or on build out of the 80% of the site area). 

(b)          Where two separate planning uses are proposed, no one singular use will prevail in terms of >80% of the total site area.

 

12.11.4   Industrial

Objective: To provide for industrial and related uses.

Permissible Uses: Industrial premises and ancillary offices, open spaces, warehouses, car and heavy vehicle parks.

Open for Consideration: Petrol filling stations, service stations, car showrooms, advertisement structures, wholesale premises, public service installations, play school/crèche.

12.11.5   Industrial/Employment (Bennettsbridge)

Objective           

To provide for employment and related uses subject to the provision of necessary infrastructure

The zoning objective identifies areas suitable for employment provision, including, inter alia, industrial premises, light industry, warehouses, small and medium sized enterprise, office employment and retail, appropriate to the scale and character of the village.  Particular consideration should be given to the further development, enhancement and facilitation of the crafts industry in the village. All development proposals need to demonstrate adequate provision of necessary physical infrastructure. Residential use would be considered only where no less than two separate planning uses are proposed (i.e. retail/residential or industry/residential etc.) and the residential component shall not comprise greater than 50% of the total gross floorspace. Any residential use will be subject to satisfactory arrangements in relation to the disposal of waste water. 

 

12.11.6   Mixed Use (New Ross Environs)

Objective: To encourage the development of underutilised and brownfield lands with a view to consolidating and adding vitality to these areas and ensuring the efficient use of urban lands. A mix of uses such as residential, commercial, community, tourism and recreation are envisaged. Any retail development proposed shall comply with the requirements of the Retail Strategy.

Significant development proposals on this site must be made in the context of a masterplan/design statement for the former Albatross site, situated in both the Kilkenny County Council and New Ross Town Council jurisdictions. This master plan shall be prepared in consultation with both these authorities.  There shall be an emphasis on the attainment of an appropriate mix of uses to include recreation, leisure, tourism, offices, residential and public open spaces.   

Uses open for consideration will reflect the zoning objective above and will be agreed through the Master Plan process. 

 

12.11.7   Amenity / Green links/Biodiversity conservation/ Open Space/Recreation Open Space/Recreation

Objective: To allow for green links and biodiversity conservation and to preserve, provide and improve recreational open space.

Permissible Uses:  Open space

Open for Consideration: Sports clubs, recreational buildings, stands, pavilions, agricultural uses, public service installations.

12.11.8   Phase 2

This land will not be released for development during the lifetime of this plan.  The situation will be monitored on an ongoing basis. 

Expansion of existing land uses within the lands will be considered on a case by case basis having regard to the potential impacts on the strategic nature of the phase 2 lands and general planning considerations.

Objective 

To prohibit new residential development of phase 2 lands in the settlements of Bennettsbridge, Kilmacow and New Ross during the lifetime of the County Development Plan.

12.11.9   Residential

Objective:  To protect and improve residential amenities and to provide for new residential development appropriate to the scale and character of the settlement.

Permissible Uses: Dwellings, open spaces, places of worship, community centres, halting sites, public service installations, playgroup or crèche, Nursing home.

Open for Consideration: Bed and breakfast establishments and guesthouses, lock up garages, retail shop of local convenience not more than 100 sqm in gross area, hotel, restaurant, and use by owner or occupier of part of a private residence as a studio, for a light industrial activity, a clinic or surgery, professional office, or as a playgroup or crèche.

12.11.10   Residential (low density)

Objective:  To provide for low density residential development appropriate to the scale and character of the settlement.

The maximum residential density to be permitted here shall be 5 dwellings to the acre, depending on servicing arrangements. 

Permissible Uses: Dwellings, open spaces

Open for Consideration: Places of worship, community centres, halting sites, public service installations, playgroup or crèche, Nursing home, Bed and breakfast establishments and guesthouses, lock up garages, retail shop of local convenience, hotel, public house, restaurant, use by owner or occupier of part of a private residence as a studio, for a light industrial activity, a clinic or surgery, professional office, or as a playgroup or crèche.

12.11.11   New Residential (Bennettsbridge & Kilmacow)

Objective 

To provide for new residential communities and protect and enhance amenities of existing residential areas.

This land use zoning identifies areas suitable for new residential development. Generally, residential densities should be in the region of 20 units to the hectare and residential design needs to be subject to the policies and standards set out in the Local Area Plan and County Development Plan. Ancillary uses such as crèches, nursing homes, local convenience shops (not exceeding 100sqm GFA), GP clinics or surgeries and guesthouses/B&Bs will generally be permissible subject to safeguards in relation to residential amenity.

 

12.11.12   Rural Conservation Area (Kilmacow)

Objective: To provide for the development of agriculture and to protect the high amenity value and rural character of the area.

Permissible Uses

Agriculture and related developments, development related to the equine industry, outdoor recreation, rural housing in accordance with the provisions set out for rural housing in ‘Areas under Urban Influence’ in Chapter 3, Section 3.4 of the County Development Plan 2008-2014, small scale light industries and enterprises within existing or disused buildings which do not detract from the character of the area.

Open for Consideration

Public open space, guesthouse, restaurant, nursing home, private open space, small scale light industries in new buildings which do not detract from the character of the area, other uses that are consistent with the conservation objective and which are not contrary to the proper planning and sustainable development of the area.

12.11.13   Village Centre

Objective: To provide for the development and improvement of appropriate town centre uses and allow for the development of the village as a focus for local services, sustaining and strengthening its role as a population centre.  

The purpose of this zone is to protect and enhance the centre of the settlement and to provide for and improve retailing, residential, commercial, office, cultural and other uses appropriate to the centre of a settlement.  It will be an objective of the Council to encourage the development of backlands.  Generally two storey buildings will be preferred. 

Permissible Uses: Dwellings, retailing, retail warehousing, wholesale outlets, offices, public buildings or places of assembly, cultural or educational buildings, recreational buildings, halting sites, hotels, motels, guest houses, clubs, private garages, open spaces, public service installations, medical and related consultants, restaurants, public houses, car parks, halls or discotheques, and other uses as permitted and open for consideration in residential zoning. 

Open for Consideration: workshop or light industry