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County Managers Report March 2006

Synopsis on :

" Report on Submissions recieved to the Proposed Modifications to the Proposed Western Area Local Area Plan" ( WALAP )

March 2006.

Below in Numerical Order are 5 of the 30 submissions received on the amended draft of the WALAP. 7 additional submissions were recieved from residents of Puckane making a total of 12 of the total of 30 specifically concerning Puckane.

All of these 5 listed below either directly or indirectly relate to the Village of Puckane.

All are considered very valid and the changes from the original draft shed light on the decision making process as does the members final modifications.

Addition's to the Draft are listed in Bold underlined text whilst deletions are listed in Red Bold Font as per the key below.

Though the wording is taken verbatim and unedited from the "Report" It is recommended that you read the entire document with all 30 submissions.

	Normal text no change to the plan text text in bold red font plan text to be removed Italic bold font text underlined text to be added to the plan

	12.) Brian Kenny, Spatial Policy Unit, Department of the Environment Heritage and Local Government, Custom House, Dublin 1. Summary Submission gives positive feedback in respect of Village Design Statement and suggests that this could be expanded to cover the issue of densities. One of significant proposed modifications from the draft plan is the introduction of specific areas for low density housing. Lands in Ballina and Puckaun both have low density housing extending from near the village cores to some distance from the centre. Alternative or mixed densitities may be more appropriate. Village design statement could provide tool for the allocation or location of densities as appropriate to particular town or village. Earlier submission raised concern in respect of the oversupply of land zoned for residential purposes in some villages and proposed that the issue of phasing be addressed to ensure an efficient and orderly use of the land. Proposed amendments provide for additional zoning. Submission raises concern that this need for this additional land has not been justified and may lead to the uneconomic use of infrastructural resources. Issue of phasing or prioritising development should be addressed. Comment The issue of density which is a feature of design should be addressed through the Village Design statements. The concern regarding over-supply of zoned land is acknowledged and has already been highlighted to the members. See proposed amendments for area of land proposed to be zoned for housing in Puckane. Recommendation: 5.2 Housing Village Housing objective. Objective 5 to be amended as follows: Objective 5 To promote the preparation of Village Design Statements (VDS) in consultation with the village residents and land owners. The VDS is designed to provide an agreed description of the character of the village and provide guidance that addresses the qualities which local residents and land owners consider worthy of protection and improvement. The VDS will also provide descriptive and prescriptive guidance on the nature and extent of new development in the village. The VDS will address issues of housing density. A commitment has been given to the carrying out of Village Design Statements for Garrykennedy and Dromineer in 2006. 18.) Charles Stanley Smith, Dromineer, Nenagh. Co Tipperary Summary Concern in relation to a number of villages that sufficient services and amenities must be in place before development can take place. Plan needs to include a bald statement providing that development cannot take place unless sufficient services and amenities are available or provided for in the development. Completion bond must be in place. Lack of conformity in statements about village design in different villages. Individual villages must be given a real role in terms of village design statements. All villages must be given a real role in terms of Master Plans. Wording as set out in the amendments "All zoned areas shall be subject to masterplans. Before a planning application is lodged the master plan shall be submitted to the planning authority. The Garrykennedy sub-group shall be consulted in respect of the proposed masterplans when prepared and submitted." Should read: "All zoned areas shall be subject to masterplans. Before a planning application is lodged the masterplan shall be submitted to the planning authority. The Village sub-group shall be consulted in respect of the proposed masterplans when prepared and submitted." All villages should be given a real role in terms of review of Settlement plans. Proposed amendment A review of the settlement plan shall take place following a period of 18 months. This review will establish the level of growth and the general pattern of development that has taken place. The review will be subject to input by the Garrykennedy sub-group. It is anticipated that the level of residential growth would reflect the organic growth of the village, and where the level of growth is considered excessive it will be taken into account during the review process. This should apply to all villages with suggested wording as follows: A review of the settlement plan shall take place following a period of 18 months. This review will establish the level of growth and the general pattern of development that has taken place. The review will be subject to input by the Village sub-group. It is anticipated that the level of residential growth would reflect the organic growth of the village, and where the level of growth is considered excessive it will be taken into account during the review process. Comment This was a detailed and wide-ranging submission. Some of the issues do not refer to the proposed modifications however most are dealt with in the proposed plan with amendments. The availability / provision of adequate infrastructure, services and facilities is clearly a pre-requisite to development within the villages. The putting in place of a bond is a standard condition of new developments. Additional text to be added to Chapter 6: Development Control, Design Guidelines and general standards to address the issue of completion bonds. As regards general consultation with village groups in respect of masterplan creation, settlement plan review such a proposal is not feasible in the context of the resources and staffing of the Planning Department of the Council. Recommendation: Cash Deposits and bonds Developers will be required to lodge a Cash Deposit or Insurance Bond for the satisfactory completion of residential and other developments and their ancillary services, prior to their being taken in charge. In determining the amount of the bond, the previous record of the developer in completing estates satisfactorily will be taken into consideration. Deposits/Bonding will be required in residential, industrial estate development and other developments as the Councils consider necessary 19.) Brian Kenny, Spatial Policy Unit, Department of the Environment Heritage and Local Government. Custom House, Dublin 1. Summary This submission raises a number of issues: (i) 6.4.1. Appendix 2 not forwarded to DoEHLG. Should be advised by a suitably qualified expert. (ii) Ballina, Masterplan 4 - The proposed development of this area could potentially have negative effects on Special Protection Area (SPA), Special Area of Conservation (SAC) and proposed Natural Heritage Area (pNHA) sites. This proposal should only go ahead subject to ensuring the integrity of these sites. (iii) Submission also re-iterates previous comments (ref 196) in relation to Waste Water Treatment Plants and reedbed filtration methods. Comment (i) Appendix 2 - List of recommended species as advised by The Heritage Council. (ii) Additional text to be added to Masterplan 4. (iii) Earlier submission recommended that in choosing appropriate waste treatment methods, consideration should be given to the reed-bed method especially for small housing developments. Also that waste water treatment plants should have tertiary treatment and removal of phosphorous. The use of reed bed systems for the treatment of effluent from private housing developments has raised some concern. Additional text to be added to policy SERV 3 to address the issue of tertiary treatment and phosphorous removal. Recommendation: Master Plan 4. Marina. 5 Development will ensure that the integrity of the Special Protection Area (SPA) Special Area of Conservation (SAC) and proposed Natural Heritage Area (pNHA) are protected Policy SERV 3: Proprietary Wastewater Treatment It is the policy of the Council, in granting planning permission for housing in villages, where sewage treatment facilities are inadequate, to require an applicant to provide a wastewater treatment system. The Council may require that the new plant is designed in excess of the immediate needs of the proposed development, the spare capacity can then be used to accommodate future development. Proposed waste water treatment plants will be required to include appropriate tertiary treatment and the removal of phosphorus from the effluent. Systems should be designed, constructed and maintained in accordance with the requirements of of the Wastewater Treatment Manuals, Treatment Systems for Small Communities, Business, Leisure Centres and Hotels as complied by the Environmental Protection Agency 1999. Note: The developer shall contact the Environment Section of the Council to seek a Discharge Licence prior to making a planning application. 21.) Puckane Development Association. Will Hogan, Puckane, Nenagh Co Tipperary. Sean Fay, 1 Ballycraggan, Puckane, Nenagh, County Tipperary. Summary This submission on behalf of the Puckane Development Association outlines strong objection to the proposed plan for Puckane which is considered unbalanced and unsustainable and contrary to the Bruntland Report 1987 and Local Agenda 21. Objections relate to: (i) Scale : Amount of land proposed for rezoning (68 acres approximately) is sufficient to permit the development of in excess of 252 (4 units per acre) houses as a minimum and 544 (8 units per acre) at maximum. Development at such a scale would result in approximately 400% increase in the number of dwellings in the village in comparison with 14.5% increase between 1996-2002. This would have a detrimental effect on the village and community of Puckane. (ii) Lack of information No detail on upgrading of infrastructure. No detail on demands on infrastructure. Demand on local amenities and facilities including shops, school, play facilities and likely impact on the provision of such facilities. Foul and surface water treatment. - A foul and surface water programme should be set in place, and impact on ground and surface water assessed by way of EIS especially in regard to the National Heritage Area at Poullawee which takes the treated effluent. Phasing to ensure growth extends outwards from the village centre. (iii) Basis for the plan. No basis to support the plan other than population projections outlined in Section 3.2.3. which estimate a 6.05% population increase during the period of the plan to 2011. This is at odds with proposed zoning which provides for 400% population increase. Traffic impact. (iv) Development control / design guidelines A comprehensive village design statement to be agreed with the Puckane Development Association should be provided for to ensure appropriate sensitive development. (v) Master plans. Puckane Development Association should be consulted. Three dimensional and drawing based masterplans should be provided for. Review of settlement plan should take place after 18 months and should be subject to the input of the Puckane Development Association. Developments should comply with sightline requirements, and speed limit signs should not be move without detailed and timely consultation. (vi) Landscape and Visual Assessment should be carried out. (vii) Upkeep and maintenance. Responsibilities. Contributions or other mechanisms. Plan should be more prescriptive. The letter concludes that the Plan should not be adopted pending resolution of these issues. Comment This detailed submission raises a number of important issues. (i) and (iii) Having regard to the population projections for the village as outlined in Section 3.2.3. of the Plan and genuine level of concern expressed in respect of the extent of lands zoned for residential development within the village of Puckane, it is considered zoning should be reviewed and a suitable phasing programme for future development identified. (ii) As regards infrastructural provision the availability / provision of suitable infrastructure services and facilities to cater for development is a pre-requisite to development of zoned lands. (iv) It is considered that issues of development control guidance and master plan landscape and visual impact assessment will be addressed by way of the Village Design Statement as set out in objective 5 Village Housing Objective included in proposed amendments January 2005. Village Design Statements (VDS) are to be prepared in consultation with the village residents and landowners. The VDS is designed to provide an agreed description of the character of the village and provide guidance that addresses the qualities which local residents and landowners consider worthy of protection and improvement, and will provide prescriptive guidance on the nature, extent and density of new development in the village. See also proposed amendment to VDS text in response to submission 12 above. A meeting has been arranged between the members and the Puckane Development Association to discuss the level of zoning set out in the proposed amendments and to discuss the required infrastructure to deal with the projected increase development in the village. The minute of this meeting will be reported to the council as part of the consideration of the adoption of the Plan. Recommendation: Amend MP3 as follows Master Plan 3: To provide a low-density cluster development on 10.5 acres of land situated west of the GAA pitch on the Dromineer Road as follows: (a) To provide 20% serviced sites as part of low-density housing (b) to provide an internal access road via the open space/amenity area to the rear of the GAA pitch to link with the tennis courts, The open space shall be provided as part of the overall master plan for community benefit; (c) to provide a open space/park as part of the development; (d) the overall layout housing to be designed to arcadian principles, such that all boundaries forward of the dwellings shall be soft landscaping and not concrete walls, with internal roads designed to be rural in character. (e) To provide road widening, footpath and public lighting along the Dromineer Road to link to the village centre (Ref 11 on Managers Report) Amend MP4 as follows: Policy MP4: Puckane Master Plan It is the policy of the council to zone lands west of the R493 and south of Puckane village for a mixture of low-density residential and other uses to provide for the development of a new village neighbourhood. A master plan shall be prepared by the developer and agreed by the planning authority for the area outlined in attached Map. The master plan shall provide for the following: 1. A New Residential Neighbourhood reflecting a rural village which shall be distinctive and definitive in character and will provide for the following: (i) Distinct Sense of Place - significant extension to the village with a distinctive rural identity; (ii) house designs shall be subject to agreed design statement; (iii) the layout shall provide for three distinct elements, phase 1 shall form a village streetscape layout at the entrance, phase 2 shall be low density streets and phase 3 shall be low-density Arcadian. Refer to Appendix 1 of the County Development Plan 2004 and case studies 10, 11 and 13 set out in the Essex Design Guidelines. Phase 1, 2 and 3 shall provide for landscaped boundaries forward of the building line and limited use of stone walls. Concrete walls will be resisted in the overall design; (iv) a large amenity area which shall be planted as woodland with linear park and walkway on the eastern edge; (v) a variety of house types and densities (although overall low density), including (a) provision of social, affordable and shelter housing in accordance with the County Housing Strategy; (vi) the creation of a variety of functional and supervised public spaces that interconnect with adjacent lands; 2. Provide community facilities as follows: (i) an area for small employment units; (ii) a a 3-acre site for a new school of future site for a community facility; and (iii) supporting services such as crèche and equipped playground. 3. Prior to development taking place the developer shall provide the following necessary infrastructure; (i) a footpath with public lighting linking the development to the village; (ii) A foul sewer connection to the village treatment plant; and (iii) upgrading of the village treatment plant. Items (i) to (iii) to be agreed with Roads and Water Services Section of the Council. Amend Specific Objectives: 1. To provide and improve roads, footpaths, traffic calming, public lighting and signage within the village as finances allow and as developments take place To provide new and improved footpaths on the Urra Road from the Cuan Deirg housing to the junction with the R493. To extend this footpath to Kildangan GAA club and Ballycraggan as part of new development along the Urra Road. Development on sites MP1 and MP3 will be required to make a special contribution to this required infrastructure. 4. To provide village green/parks and civic amenity site as part of new development in MP1, MP2, MP3 and MP4. In addition to minimum open space requirements, residential and commercial developments must provide a village green area to be a minimum area of 0.3 hectares. 5. To provide a village park and civic amenity site (minimum site area of 0.4) along the Urra Road as part of new residential development. 13. The existing school is at capacity and is land locked and not capable of being extended. It is an objective of the plan to provide for a future school site within master plan MP3. 14. The existing sewerage treatment plant is at capacity and will require an upgrade to accommodate the planned expansion of the village. Developers will be required to enter partnerships towards the provision of an improved facility. This may be dealt with through a number of options that include a public private partnership, a serviced land initiative or through special development contribution scheme. 23.) Elizabeth MacGrath, Dromineer, Nenagh. County Tipperary. Summary Letter re-iterates concerns that the provisions of Section 20 of the Planning and Development Act 2000 have not been complied with in the consultation process adopted by the Planning Authority to date. As regards the amendments the submission raises the following issues: Proposed amendment 5.2 provides for the promotion of preparation of Village Design Statements in consultation with village residents and landowners. Document does not provide for specific village design statement for Dromineer as was passed by resolution at the December Council meeting. Objective should be included. Provision for low density housing in Garrykennedy should be provided for also in Dromineer. Comment As regards procedural issues the Council carried out extensive consultation as part of the plan process in accordance with the requirements of Section 20 of the Planning and Development Act 2000. 5.2 Text in respect of Village Design statement as outlined in the amendments indicates that a commitment has been given to the carrying out of Village Design Statements for Garrykennedy and Dromineer in 2006. Issue of housing densities to be addressed also by way of Village Design Statement See response to submission 12 above. Whilst amendments text indicated a commitment to carry out Village Design Statement for Garrykennedy in Spring 2006 with a completion date of Summer 2006 this is not feasible having regard to the staffing levels and it is envisaged that the VDS will begin in late 2006. Recommendation. See submission 12 above. Objective 12 to be amended as follows: Objective 12 To prepare a Village Design Statement (VDS) in consultation with the village residents and land owners. The VDS is designed to provide an agreed description of the character of the village and provide guidance that addresses the qualities which local residents and land owners consider worthy of protection and improvement. The VDS will also provide descriptive and prescriptive guidance on the nature and extent of new development in the village. The Village Design Statement will take place in Spring 2006 with a completion date of Summer 2006. 30.) Mr Paul Dooley, Principal, Puckane National School. Summary Submission indicates that the Board of Management meeting which discussed the future expansion of the village. It was agreed that the existing site of 1.75 acres is at capacity with 163 students and 7 teachers. A new site would be required to accommodate the expansion of the village. Add your content here Recommendation. To amend item 4 in master plan MP4 to include for a 3 acre site for a new school as follows: 4. Provide community facilities as follows: (i) an 2 acre area for small employment units; (ii) a 3-acre site for a new school of future site for a community facility; and (iii) supporting services such as crèche and equipped playground.

	Normal text no change to the plan text text in bold red font plan text to be removed Italic bold font text underlined text to be added to the plan

Amendments following consultation on the Modifications

CHAPTER 5: POLICIES AND OBJECTIVES

5.2 VILLAGE HOUSING OBJECTIVE.
Objective 5 to be amended as follows:
Objective 5 To promote the preparation of Village Design Statements (VDS) in consultation with the village residents and land owners. The VDS is designed to provide an agreed description of the character of the village and provide guidance that addresses the qualities which local residents and land owners consider worthy of protection and improvement. The VDS will also provide descriptive and prescriptive guidance on the nature and extent of new development in the village

Policy SERV 3: Proprietary Wastewater Treatment.

Insert additional text as follows:
It is the policy of the Council, in granting planning permission for housing in villages, where sewage treatment facilities are inadequate, to require an applicant to provide a wastewater treatment system. The Council may require that the new plant is designed in excess of the immediate needs of the proposed development, the spare capacity can then be used to accommodate future development

SETTLEMENT BOUNDARIES AND PLANS

GARRYKENNEDY

Objective 12 to be amended as follows:
Objective 12 To prepare a Village Design Statement (VDS) in consultation with the village residents and land owners. The VDS is designed to provide an agreed description of the character of the village and provide guidance that addresses the qualities which local residents and land owners consider worthy of protection and improvement. The VDS will also provide descriptive and prescriptive guidance on the nature and extent of new development in the village. The Village Design Statement will take place in

PUCKANE

Amend policies MP3 and MP4 as follows:

Master Plan 3:

(c) to provide a open space/park as part of the development;
(d) the overall layout housing to be designed to arcadian principles, such that all boundaries forward of the dwellings shall be soft landscaping and not concrete walls, with internal roads designed to be rural in character.
(e) To provide road widening, footpath and public lighting along the Dromineer Road to link to the village centre
(Ref 11 on Managers Report)

Policy MP4: Puckane Master Plan

Amend Specific Objectives:

	Normal text no change to the plan text text in bold red font plan text to be removed Italic bold font text underlined text to be added to the plan