Development ManagementObjective

to promote proper planning and sustainable development and adopt a pro-active approach

towards development that accords with proper planning considerations.

Development Management Section

• Assessment of Planning Applications

• Planning Appeals / Oral Hearings / Strategic Infrastructure Applications

• Declarations and Referrals - Section 5 and 97

• Part 8’s - Council developments

• Statutory Consultee for Other Developments / Proposals

• Sign Licence Applications / Scaffolding etc

• Waste Permit / Waste Licence Applications / Planning Compliance / EIS Obligations

Development Management Governed by

• Planning Acts 2000-2014 and Planning Regulations 2001-2013

• Statutory Planning Guidelines issued under Section 28 of the Planning Acts

2000-2014. e.g. Development Management Guidelines, EIA guidelines etc.

• County Development Plan and Local Area Plan Policies

• European Sites / Designations e.g. SAC, NHAs etc

• Policy of the Government or any other Minister of the Government.

Development Management – How to facilitate more timely decisions

(i) Pre-planning Consultations

(ii) Validations

(iii) Housing Development Applications

(iv) One off Applications

(i) Pre-planning Consultation

(i) Ensure pre-application form is completed and sufficient information is submitted

(ii) Advise of procedures involved, requirements of the regulations and provisions of the plan

(iii)Pre-planning meetings – Commercial larger scale developments held Tuesday and Thursday Mornings every week. A total of 176 potential applicants attended in 2014

(iv) Clinics for one off houses– One clinic each month with the exception of July and December. A total of 141 potential applicants attended in 2014

Note: such consultation does not prejudice the performance of the planning authority in any other of its functions.

(ii) Validations

• Ensure the application form is completed correctly

• Site layout plans must be inaccordance with regulations

• Contiguous elevations must be submitted

• Survey drawings/plans should be separate to 'proposed' drawings

• Development outside red line e.g. septic tanks, percolation areas, wells etc.

• Protected Structure or proposed PS or development within ACA must be accompanied by photographs, plans and other particulars to show how the structure would be affected.

• Obligations regarding Part V must be addressed.

• Notices - Description of nature and extent of development - should reference where relevant – Protected Structure or proposed protected structure, – EIS, – NIS, – IPPCL / Waste Licence.

• If development is located on sterilised land this should be referenced in the notices.

• NB: Cross check application with Validation Checklist

(iii) Housing Developments • Valid permissions exist for 8,148 dwelling units on zoned land throughout the County.

• Some existing permissions not meeting current market demands - new applications for those sites should note:

- County Development Plan / Local Area Plan may have been adopted in the interim. – Policies / Objectives / Development Management Standards may have changed. e.g. Floor area

requirements and storage requirements have increased for dwellings/ mix of units/ design statements / apartments / duplexes

- Some settlements have been re-categorised to villages and now comprise zoned land e.g Kildangan, Johnstownbridge, Caragh, Suncroft, Coill Dubh etc. in the CDP 2011-2017

- Objectives in relation to lands in settlements have changed e.g local demand condition , scale of development / design statements / social infrastructure assessments etc

- Habitat mapping and green infrastructure strategy may be completed for some areas

- Flood Risk Assessment may have been conducted since the last plan.CFRAMS maps may also be available.

- Design Manual for Urban Roads and Streets mandatory

Rural Nodes – small scale cluster (5 units) and subject to local need criteria.

(iv) Rural One Off Applications• Significant demand for one off rural applications

- Full details regarding applicants compliance with RHP needs to be submitted to avoid requests for further information. - only two copies

• Level of development and capacity of an area to absorb development will be considered.

• House design needs to be carefully considered

- More consideration need to be given to:

site selection location of site within landscape character area e.g. high sensitivity landscape / high amenity areas require more detailed consideration in terms of design, visual impact etc.

Avoid sites which could lead to the eventual merging of individual settlements

Site with good development potential – within an existing cluster of rural buildings

• Policy regarding restricting access onto Regional Roads needs to be considered.

• Engineering Considerations - adequacy of site to accommodate effluent treatment system, safe entrance egress etc.

• Landscaping schemes should be more detailed.

• Further guidance on appropriate rural development will be formulated as part of forthcoming CDP.