Land-use Zoning Legend
Primary Land-use Categories
The following paragraphs set out the requirements for the main categories of land-use zoning. It
is an objective to:
Residential Use and Residential Reserve
Zone 2-1 Ensure that all new housing developments in Bundoran, including permanent
housing, visitor accommodation and caravan parks are carried out in accordance
with Chapter Five of this plan, particularly in relation to housing mix, density and
Zone 2-2 Promote development for housing and caravan parks, associated open space,
community uses and only where an acceptable standard of amenity can be
maintained, a limited range of other uses that support the overall residential
function of the area.
Zone 2-3 Maintain and enhance overall standards of amenity within established residential
areas and to promote the provision of community and other facilities such as
childcare as an integral part of both new and established residential areas
subject to overall residential amenity.
Zone 2-4 Foster a high standard of neighbourhood design in both established and new
residential areas and to improve permeability and access.
Town Centre Use
Zone 3-1 Promote the town centre as the primary location for retail, business, cultural,
residential and other uses.
Zone 3-2 Maintain and enhance the mixed-use character of the town centre.
Zone 3-3 Improve the quality of civic design and hard and soft landscaping, to promote
improved pedestrian access, movement and safety throughout the town.
Town Centre Masterplan
Zone 4-1 Prepare a masterplan for that area of the town centre that is designated as a
masterplan area to facilitate the creation of a vibrant and diverse new town
centre quarter, which enhances and contributes to the vitality and viability of the
overall defined town centre.
Zone 5-1 Continue to protect the seafront as an important tourism, recreational and
amenity resource for Bundoran.
Zone 5-2 Ensure that only ancillary proposals, including extensions to existing structures
are considered within the Seafront Masterplan area.
Zone 5-3 Continue to carry out environmental improvements to the seafront in accordance
with the Seafront Improvements Programme.
Zone 6-1 Promote the provision of educational, childcare, community related and health-
care development that is not, generally, appropriate to the town centres or other
areas including, where relevant, the provision of ancillary accommodation and
Zone 6-2 Ensure that the likely demand for car-parking and delivery vehicles are fully met
within the site and to apply the highest standards of design including hard and
Zone 6-3 Promote the provision of development for playgrounds, parks, other areas for
outdoor activities, sports centres, sports pitches, outdoor recreation training
centres and landscaped areas.
Mixed Employment Zone
Zone 7-1 Promote the development of the mixed employment zone as the primary location
for uses including manufacturing, repairs, warehousing, distribution, open-
storage, waste materials treatment and recovery, transport operating centres,
wholesale, business service uses and the sale of motor vehicles etc. The
development of inappropriate uses, such as retailing will not normally be
Zone 7-2 Ensure that the likely demand for car parking and delivery vehicles are fully met
within the site and to apply the highest standards of design including hard and
Zone 8-1 Ensure that the key strategic flagship sites are developed for major, landmark
tourist related developments. Only failing the development of a flagship project
on these sites to ensure that any alternative development warrants the use of
such a strategic location and contributes to the economic tourism product of
Zone 8-2 Consider the provision of an indoor park and entertainment complex (including
an all-weather element) on one of the flagship sites.
Zone 9-1 Coastal Conservation Zone protection for the integrity of the coastal setting
including views and prospects.
Zone 9-2 No development will be permitted within this significant environmental amenity,
other than proposals to extend or renovate established structures.
Zone 9-3 Coastal Management Area will remain free of development.
Open Space / Sports / Recreation
Zone 10-1 These lands will be reserved solely for open space / sports and recreational uses.
Ancillary infrastructure may also be considered within these lands provided they
are of a minimal scale and directly associated to a recreational use.
Record of Protected Structures
Architectural Conservation Area
Record of Protected Structures
Ref. Description Importance Duchas
No. Rating Inventory
1 Sisters of Mercy / Villa Nova – 2 storey Georgian detached N/A N/A
house with 2 storey hipped roof and rear projection.
2 Sisters of Mercy – Single storey Georgian gate lodge with N/A N/A
3 End of terrace 3 bay, 3 storey over basement former late 40801309
Georgian house (Westlea House) built c. 1850 with 2
storey over basement return to rear. Local AGS
4 End of terrace 3 bay, 3 storey over basement former late 40801308
Georgian house built c. 1850 with 2 storey over basement
return to rear. Local AGS
5 Detached over gable fronted disused Presbyterian church 40801304
with spire to façade built 1865, with ruins of vestry to
rear. Regional ASM
6 Ulster Tourist House – Two storey 6 bay house with N/A N/A
7 – Bayview Terrace – Row of nine 2 bay 3 storey Victorian 40801310
14 house c. 1890 with 2 storey canted bay window and
cantilevered balcony and gables to front and 2 storey Regional AGSM
returns to rear.
15 Detached Church of Ireland Episcopal Church. N/A N/A
16 St Louise’s Convent – Detached 7 bay, 2 storey Gothic Local 40801306
revival convent on L-shaped plan with gabled single
storey entrance porch with bell cote to gabled projecting AIGPS
central bay behind, built c. 1890, with 2 storey split level
and single storey split level and single storey extensions
17 M. Phillips, The Bookies (Shell House) - Terraced 3 bay, 2 Local 40801312
storey house built c. 1870, with frontage clad with shells
and crockery mosaic c. 1930 with 2 storey return and V
single storey extension to rear.
18 Kitchen Bake Cake & Coffee Shop – Detached 5 bay single Regional 40801302
storey former Methodist Chapel with entrance porch to
east built 1888 with extensions to NE and mezzanine APSM
inserted c. 1980 on conversion to coffee shop, with glazed
porch to street.
19 AIB Bank – Formerly mid-terrace 3 bay, 3 storey Local 40801305
Italianate bank built c. 1875 with 2 storey return and
single storey over basement extension to rear. ASM
20 Thatched cottage – Terraced 3 bay storey, thatched Local 40801311
cottage built c. 1830.
21 Railway Bridge – Single arched road bridge over railway Record Only 40801316
built c. 1865, with dressed rubble stone abutments,
drafted margins to corners, rubble stone vault, bullnose AHTGM
ashlar copings to retaining walls to sides and tooled ashlar
coping to parapet.
22 Railway Bar – End of Terrace corner 3 bay, 2 storey
former house built c. 1875 with 2 storey return and single
storey over basement extension to rear.
Architectural Conservation Area
ACA1 Bayview Terrace: Row of eight two-bay, three-storey Victorian houses, built c. 1890
(Section 12 of the National Monuments (Amendment) Act, 1994
No. on Land-use Monument Townland Monument No. National Grid
Zoning Map Classification
1 Promontory Fort Drumacrin DG-106-009 18179/35914
2 Megalithic Tomb Finner DG-106-008 18264/35952
3 Standing Stone (s) Drumacrin DG-106-010 18271/35918
Reference - Archaeological Survey of Ireland / Office of Public Works
Development Guidelines & Standards
This section of the Plan sets out development guidelines and standards that will be required for
new developments in the Plan area, and indicates the criteria, which will be taken into account in
considering applications for planning permission for new developments and where the Council
itself undertakes development under Part XI of the ‘Planning and Development Act 2000’.
The various standards are gathered under the headings of particular types of
development. If any particular proposal does not fit into one of the set out categories
below, the Council will use its discretion and adopt the standards most suitable for
the particular case.
These standards are provided to give a general guideline as to the Council’s
requirements regarding particular detailed aspects of the design of developments,
and are not intended to be, nor will they be applied in an inflexible way. Neither is it to
be assumed that conformity with the standards set out hereunder will automatically entitle an
applicant to receive planning permission. Good design is the paramount requirement, and all
developments will be assessed in the light of the quality of their design and infrastructure.
Where reference is made to particular Guidelines by other bodies, their latest revision will be the
guiding standard used.
DGS 1. Site Details
1.1 Applications for development will be required to be accompanied by sufficient details
concerning the existing condition of the site, its environment and the character and condition
of the surrounding area, so as to enable full and proper consideration of the development
1.2 The following details should be included where deemed appropriate by the Council,
notwithstanding the requirements of a valid planning application, as referred to in the
Planning & Development Regulations 2001.
(a) A plan of the site at a scale appropriate to the size of the development showing:
i) the contours of the land;
ii) existing vegetation;
iii) the location and material composition of boundaries;
iv) existing buildings, structures and historical or archaeological features;
v) all existing and proposed pipes, culverts, septic tanks, wells, storage
tanks and percolation areas;
vi) existing roads, rights of way, footpaths and access tracks;
vii) water courses, wetlands and water features;
(iv) land drainage;
(v) lighting; and
(vi) open space
(b) A description of the landscape character of the site and important views into and
out of the site.
(c) Developments must comply with building regulations, access for the public
and for those with disabilities.
Where public conveniences are provided in public buildings, the Council will require
that adequate provision be made for people with disabilities. Street furniture and
advertising signage should be designed and located to ensure barrier free
All public buildings must provide wheelchair access.
Footpaths shall incorporate dished kerbing at junctions and at access points.
The needs of persons with disabilities must be taken into consideration in the
provision of parking spaces. Designated parking areas conveniently located should
be reserved and clearly marked for persons with disabilities.
Streets and stairwells must be well lit. Stairs should have handrails and clearly
defined edges, with white or yellow paint.
Audible pedestrian crossings to be provided within the town center to assist those
with sensory disabilities.
DGS 2. Guidelines for Controlling Employment Development
2.1. When considering development proposals for employment generating uses, particular
regard will be given to the site layout, the scale and form of buildings and the choice of
2.1.1 A comprehensive scheme of landscape works, incorporating landscaped buffer areas
where appropriate, will be required as part of any detailed planning application. In
appropriate circumstances, landscape works, access roads and footpaths and water
retention works will need to be carried out in advance of the commencement of
2.1.2 The Council will require that adequate provision be made for the on-site loading and
unloading of vehicles.
2.2 Industrial/Commercial Development
1. The Council will encourage pre-application consultation on all large-scale manufacturing
and service sector developments.
2. The good neighbour principle will apply to all applications within this category.
3. Car parking, commensurate with usage will be required to be provided in accordance
with Table 1 (Page 82).
4. Landscaping, and in appropriate cases, buffer zones between different uses will be
required to be provided.
5. Areas zoned specifically for industrial use will be protected from development of any
6. All proposed uses shall be compatible with existing conforming uses.
7. Developers shall keep a minimum of one third of the site free from development.
Development is defined as all buildings outside storage areas and site development
works (service roads etc).
8. This area shall be subject to a detailed landscaping scheme to be completed by the
developer within three years of the date of issue of the permission.
9. Developers shall provide effective screening from the public road or residential areas.
10. All car-parking to serve employees and visitors shall be provided within the curtilage of
the site and to the rear of established building lines.
11. Car parking areas shall be landscaped and planted with trees to minimise their visual
12. All car-parking bays shall be a minimum size of 5m by 2.5m, clearly marked and
maintained so as to remain visible.
13. All car parking and service areas shall be drained, graded and surfaced with tarmac and
14. Covered bicycle parking provision will be required to facilitate visitors and workers.
15. All loading and unloading bays shall be minimum size of 6m by 4m.
16. All service areas shall be located entirely within the curtilage of the site with adequate
maneuvering space and a suitable means of access to the public road being provided.
17. Access shall be provided, and kept clear at all times, for emergency services vehicles.
18. All developments shall comply with guidelines for the control of noise. During the hours
of operation, noise levels as measures at the boundary of the site, shall not exceed 5dBA
above the ambient.
19. All developments shall provide sufficient toilet facilities for all staff and visitors, including
provision for the disabled.
20. Developers shall indicate as part of the planning application, the proposed location of all
extractor points. The same shall be agreed in writing with the Council prior to the
commencement of any development.
21. All waste materials shall be stored to the rear of materials in environmentally safe
22. All waste shall be stored in such a manner so as to ensure that runoff shall not seep into
the surface water drainage system.
23. All dangerous waste shall be stored in bunded areas.
24. All runoff from bunded areas shall be collected and disposed off separately from surface
25. All fuel connection points or similar discharge points shall be rollover bunded.
26. All emission points from industrial or commercial buildings shall be minimum 3m above
the apex of the roof.
27. All external finishes of any development, including colour, shall integrate with existing
28. No more than two vehicular entrances shall be permitted to any industrial or commercial
building, unless in exceptional circumstances.
29. The minimum radius of any entrance used by articulated lorries shall be 10.5m with a
minimum setback of any permanent barrier from the road kerb line to be 20m.
30. All access roads including cul-de-sacs in industrial areas shall have a minimum width of
7.3m carriageway, two 1.8m footpaths and two 1m grass verges.
31. An Environmental Impact Statement may be required to accompany certain planning
applications for industrial development (as set out in, and in accordance with schedules 5
and 6 of the Planning and Development Regulations 2001), and an Integrated Licence for
pollution control may also be required from the Environmental Protection Agency.
2.3 Industrial / Commercial Design
2.3.1 Where developments are located in areas specifically set aside for general employment
or commercial use, it will normally be a requirement that the design of structures be of a
good standard and reflect the design of adjacent structures.
2.3.2 Where a development is located adjoining residential areas, for example, it will normally
be a requirement that the design of the structures involved reflect the traditional design
characteristics of adjacent structures.
2.3.3 Within the lands reserved for industrial and commercial use, development shall be
located, sited and screened in a manner to ensure that they are not visually obtrusive in
2.4 Environmental Protection
2.4.1 The Council will require details of the nature of the proposed activities and of the means
of controlling effluents, noise, solid waste and gaseous emissions from these activities
together with ameliorative measures.
2.5 Retail Development
2.5.1 The Council in assessing planning applications shall have regard to the Local Government
(Planning and Development) General Policy Directive, 1998 (and any subsequent
legislation) for large-scale retail developments, DoELG ‘Retail Planning Guidelines 2000’
and the ‘County Retail Strategy’ October 2002.
Retail Design within the Town Centre
2.5.2 Where retail developments are located, it will normally be a requirement that the
design of the structures involved reflect the character of the existing urban
streetscape, and be in accordance with the requirements set out below. This is
particularly pertinent within the Architectural Conservation Areas at Bayview Terrace.
Building Line. The Council will require that where there is an established building line,
that this line is maintained. Where the building line has been broken by an existing
structure, which is being replaced, the Council may require that the new building be
moved to the general building line.
Height. Where a constant eaves level is dominant, the Council will require the
maintenance of this eaves level. If there is a substantial variation in eaves levels, the
Council will require that any new structure be within the existing range of levels, and
in the region of an average level.
Roofs. The Council will generally require that roofs be pitched at a slope reflecting
that of adjacent properties. Flat or mansard type roofs will not normally be accepted,
though use of attic areas by the provision of roof lights or of half-dormer windows
will be considered in suitable circumstances. Buildings will normally be required to
have their roof ridge lines running parallel with the street, and gable fronted buildings
will not normally be permitted.
Proportions. The Council will require that structures generally have a vertical
emphasis. Where a wide structure is proposed, the Council will generally require that
it be broken into a number of vertical units by the use of detailing and structural
elements. This sub-division will be particularly required at ground-floor level.
Window Design. The Council will require that window design reflect that of traditional
buildings, in proportion, layout, and sub-division of glazing. In particular, the Council
will require that windows have a vertical emphasis, and that large shop windows are
divided into a number of segments by the use of window-bars and mullions in order
to maintain a vertical emphasis.
Detailing and Materials. The detailing and materials of traditional buildings are often
factors, which lend much to their character. Attention will be paid to the detailing
prevalent in each area, and new retail buildings will be required to reflect this
detailing in their designs.
2.5.3 In assessing an application for a retail warehouses the Council will require that: -
Adequate on-site parking and operational areas is provided;
Adequate and safe road access is provided;
Amenities of adjoining properties are not impaired;
A building of high design quality is provided.
A landscaping plan is agreed prior to commencement of development on site.
2.5.4 The Council will not normally permit the provision of roll-down type security screens
within Main Street. Demountable painted wooden type security screens may be
permitted in certain circumstances. Security provision will normally be required to
comply with the standards set out below: -
Open wire mesh screens of a suitable design will be considered suitable in
Security screens located inside the shop window and behind the window
display will normally be considered suitable if finished in a sympathetic colour.
2.5.6 Advertising signs on approach roads shall not exceed 2.5 m in height or 3 sq. m in
total area. Reflective material should not be used. This includes large advertising
hoardings and advance advertising for commercial facilities. The Council aims to
actively promote the sharing of signage structures and the removal of inappropriate
DGS 3. HOUSING DEVELOPMENT
3.1 Standards and Requirements
1. The standards for construction set out in the Department of the Environment and
local Government publication ‘Recommendation for Site Development Works for
Housing Areas 1998’ shall apply to all new housing estate development.
2. In brown field and town centre locations, housing developments other than flats /
apartments, will be required to provide a private outdoor space for each unit of
approximately 30 sq. metres.
3. Privacy is to be achieved by design, or by construction of rear boundary walls /
4. Private back garden space of 48 sq. metres per unit for smaller houses (2 bedroom)
and 60-75 sq. metre for 3/4/5 bedroom units. Smaller areas of private open space
will be considered where the developer proposes semi-private enclosed landscaped
space for use of the immediately adjoining residents.
5. Provision shall be made for the location of services underground.
6. A minimum of one parking space per house shall be provided, located off the access
road adjacent to the house. Grouped car parking will be considered.
7. Parking will be required to be provided in a manner, which will prevent substantial
on-carriageway parking and will not interfere with footpaths, turning areas and public
and private open space.
8. Rear boundaries shall ensure a minimum height of 2 metres, whether by wall
construction or by retention of existing hedgerows.
9. Lateral or side building lines shall be at least 2 metres for houses with an integrated
garage and 3 metres where no garage exists or the garage is detached.
10. Footpaths shall be dished at road junctions and at other suitable locations to facilitate
11. Public lighting shall be provided in accordance with ESB standard requirements.
12. Street signs must be large, in clear print with good colour contrast between the print
and the background. Proposed names and numbering scheme shall be submitted and
agreed with the Council prior to commencement of the development. Name and
number signs shall be provided in line with house completions, and shall be visible
from the adjoining roadway.
13. Storm drainage design calculations sufficient to be interpreted by the Council.
14. Fire hydrants shall be provided within 50 metres of each house.
15. Bonds to ensure satisfactory completion of site development works shall be provided
by developers (see below).
16. Development charges in respect of the provision of public services, roads, parking,
storm drainage, open space, etc. in the past seven years or within the following ten
years shall be levied on housing developments.
17. Regard must be had to barrier free design of housing estates to facilitate those with
18. All mains sewer and water pipework must be laid through public areas.
19. Applications for site development works must be approved before consideration is
given to assessment of house types. Applications for house types will be deemed
premature unless a certain level of development works has been completed. A
minimum level of works will include-
o Road junction radii and visibility
o Kerbing to define road, road base
o Storm drainage and gullies
o Foul drainage and water main
(The decision on whether the minimum level of works carried out is satisfactory
will rest with the Council).
3.2 An outline application for housing development will not be necessary for land zoned
for residential use. A phasing programme is required for large housing estates, to be
agreed with the Council detailing proposals for completing roads, open space, public
lighting etc. in line with house completions.
3.3 The building line required will relate to the nature and design of the dwellings being
proposed, and the nature of the layout of the individual estate.
3.5 For high-density town centre developments, buildings may be permitted at the inside
edge of footpaths in suitable circumstances.
Internal Roads and Pedestrian Links
3.6 Road design and construction will generally be required to comply with the
‘Recommendations for Site Development Works in Housing Areas’ of the Department
of Environment and Local Government November, 1998 and any subsequent
3.7 Measures should be taken at design stage which prevents the estate being used as a
‘short-cut’ and restricts through traffic. Layouts, which give priority to pedestrians,
shall be encouraged.
3.8 In the interests of good design and traffic safety, the Council will not normally permit
the provision of long straight road sections within housing areas and will use traffic
calming measures where appropriate.
3.9 The width of roadway required will generally be related to the number of dwellings
being served. The Council shall generally require that the following standards be met:
Internal access roads should be a minimum of 6m in width. A 2m wide
footpath shall also be provided along either side of the road. Grass margins
may be required.
3.10 Road layouts shall make allowances for the requirements of service and emergency
3.11 Road drainage will normally be required to discharge to a storm water drain.
Public Open Space
3.12 The Council will require that adequate functional open space areas be provided for
housing developments. Open space areas will normally be required to comprise:
(a) Major amenity areas
(b) Small play areas
(c) Visual open space
(d) Open space incidental to the curtilage of dwellings shall not be considered as
part of the communal open space provision
3.13 The areas of amenity open space will be required to be conveniently located within
the development to provide a safe play area for children and should be overlooked by
as many houses as possible. Open space areas located to the rear of dwellings and
with a narrow access from the public road will not normally be considered suitable.
Houses will not be permitted to back onto open space.
3.14 A minimum of 15% of overall site area shall be required as public open space in all
new housing estate development. In calculating this area, roadside margins or
residual open space shall be discarded. The open space shall be conveniently located
within the development, and shall be levelled, drained and seeded by the developer.
Housing shall generally be oriented to face open spaces to provide informal
3.15 Where the overall design concept cannot accommodate this form of open space
provision. Alternative arrangements will be considered such as a contribution in lieu
to a communal public space or amenity development, which benefits the residents, or
the provision of more intensive on site recreational facilities.
3.16 In certain circumstances, when a major area of public open space is available in close
proximity to a proposed housing development, the requirements regarding the
provision of open space may be relaxed. This will be conditional that adjacent open
space is suitable for use by the residents of the housing scheme, and provided
adequate access is available to such open space. In these circumstances a financial
contribution is required towards the cost of the provision and improvement of the
public open space being availed of, or alternatively the Council may accept a situation
where suitable community facilities are provided in lieu of the developers open space
3.17 In some cases, small and low density infill housing schemes may not be required to
comply with the open space provision requirements, provided adequate play areas
are provided, together with areas provided with hard landscaping, suitable for
passive recreation. The suitability of each such scheme in this respect will be
considered on its individual design merits.
3.18 Adequate boundary treatment and landscaping is required when open space bounds
a main access road.
3.19 All mature trees and other amenity features are to be retained and integrated into
3.20 Where a water body forms a feature of a residential development, to evaluate the
risk of such a feature to public safety and to require that adequate steps be taken to
bring such risk to an acceptable level.
3.21 Guidelines on Character, Amenity and Design
The character of an area is assessed by the;
appropriateness of a diversity of uses; and
desirability of introducing a development that may detrimentally alter the
existing balance of usage; and
architectural style of the area.
The amenity of an area is assessed in terms of both the people who will occupy the
development site, and the adjoining occupiers. In short, new developments should
be ‘good neighbours’. Where there is an inherent incompatibility of neighbouring
developments, or where remedial action cannot be made effective, applications are
likely to be refused.
The important aspects of amenity, which the Council considers, are worth protecting
Privacy - for both the occupants of a proposed development and surrounding
neighbours. Loss of privacy can be minimised by re-orientation, reducing the
densities of development reducing the size of buildings, and attention to
building levels or by design modifications, for example, window proportion and
Traffic - the introduction of increased traffic movement and resulting noise; can
significantly detract from the amenities of an area.
General Disturbance - protection from activities, which create unreasonable
levels of noise, smells and other discomforts including wheeled bin locations.
Sunlight/Daylight - adequate levels of sunlight and daylight, and to a lesser
extent, outlook, should be safeguarded for surrounding properties and afforded
to new developments.
Design of new development should not only relate to the type of development in the
immediate vicinity but also to the wider issues of context and setting. This need not
be restrictive to new or innovative architectural expression. Applicants should,
therefore, avoid design proposals that compromise the appearance of design
characteristics of the surrounding area.
In considering the appropriateness of a design the Council will have regard to:
The scale of adjoining development.
The materials, finishes and colours used in nearby development.
Any features on or near the site worthy of protection, reproduction or
enhancement, e.g. trees, views and other features of public importance.
Principles of site sensitive design e.g. that pitched roofs are preferred to flat
roofs, pitched dormers to box dormers, vertical windows to horizontal picture
Design recommendations as contained within the County Donegal Development
Plan 2000 – Volume 3 – A guide to location, site & design, details appropriate
3.22 Urban Infill Housing
The Council will have regard to the need to remove dereliction and obsolescence
when considering applications for permission to re-develop restricted infill sites within
the town centre. The Council will encourage infill development to take place, but will
require that the development be in sympathy with the existing character of the area,
in terms of height, density, building line, roof pitches, materials used and window
3.23 Urban Subdivision
1. House plots must not be subdivided by more than 50% and must provide for a site
of, at minimum, 400 sq.m, excluding access. In certain circumstances such as, for
example, a proposal to extend a terrace or where an existing house is to be
subdivided internally, this may be relaxed.
2. The built-up area of the application site should not exceed one third of the total area
of the plot and, to avoid overlooking and to maintain privacy, main windows (i.e.,
kitchen, living room, bedroom) must be at least 1m from the boundary they face,
unless that boundary fronts onto a road or public pavement or follows an established
3.24 Procedure for monitoring new estates when under construction and take over of
New Estates (including under construction)
Where estates are under construction, the Council will offer a new service to
developers who may opt for A or B at the commencement of the construction.
Option A Self-regulation of construction standards will be allowed. Developers
will have to satisfy the Council that the qualified inspector, who will inspect and
certify the works of the developer and the compliance with planning conditions, has
professional indemnity insurance. Prior to take over the Council will carry out an
inspection to satisfy itself that the service is up to the required standards for take
Option B The Council will carry out inspections and satisfy itself that the
developer has satisfied the planning conditions. In such cases, developers shall pay
the costs of the inspections.
The Council would get involved in the building control of all new estates and work
with the developer during the construction of the development. The Council would
get involved in these process from the very beginning of the development to monitor
all the work being carried out, the advantage to be involved at the start is that all
underground works such as the laying of foul sewer or storm water drainage pipe can
be monitored. Any problem that arises may then be dealt with at that stage,
alleviating any carry on effect from that problem. Council personnel would monitor
quality control during construction by the lifting and testing of samples to ensure that
the material being used is with the recommended specification. The cost of carrying
out such tests would have to be born by the contractor. This process of testing
would benefit both the developer and the contractor.
Where the Council cannot identify the developer or where the developer has ceased
to trade. The primary responsibility for bringing the estate up to standard will rest
with the residents.
A partnership should be established between the Council and the residents in
An agreed programme of work should be drawn up between residents in the
Funding scheme shall be agreed whereby the developer, the Council, and the
residents shall contribute towards the cost of the works.
Schemes, whereby residents can carry out the works involved, will be
promoted and supported by the Council.
On completion of the works, agreed the Council will take over the agreed
services, i.e. in some cases roads/sanitary services/public lighting/amenity
areas will be separately taken over.
Where a developer exists and can be clearly identified by the Council:
A partnership is established between the residents, the developer, and the
An agreed programme of work is drawn up between the residents, the
developer and the Council.
Funding scheme shall be agreed whereby the developer, the Council, and the
residents shall contribute towards the cost of the works.
Schemes whereby, residents can carry out the works involved will be
promoted and supported by the Council.
On completion of the works agreed, the Council will take over the agreed
services, i.e. in some cases roads/sanitary services/public lighting/amenity
area will be separately taken over.
3.25 Bonds to ensure satisfactory completion of site development works shall be provided
by developers. Bonds secured through banking institutions will generally be for a
limited period. In the event that the development works have not been completed, a
further bond will be required to be deposited with the Council and, subject to
approval of the Council, may be set at levels commensurate with specific phasing.
Rolling over of existing cash deposits to subsequent phases shall be permitted, but
only following confirmation by the Council that previous phase has been satisfactorily
DGS 4. Recycling and Litter
4.1 The Council may require the provision of suitable recycling facilities. Provision for
glass, cans, textiles, paper, plastics, metals, waste oils, batteries, packaging wastes,
organic waste, sludges and any other materials suitable for recycling, recovery or re-
use may be included. Installation of suitable litter disposal facilities may also be
Requirements of Persons with Disabilities
5.1 The Council will assess developments, which have public access in light of their
compliance with building regulations, which deal with the needs of people with
disabilities. The Council will pay particular attention to the following: -
1. Where public conveniences are provided in public buildings, the Council will require
that adequate provision be made for people with disabilities.
2. Street furniture and advertising signage should be designed and located to ensure
barrier free movement.
3. All public buildings must provide wheelchair access.
4. Footpaths will be required to be clearly identifiable with dished kerbing at junctions
and at access points.
5. The needs with persons with disabilities must be taken into consideration in the
provision of parking spaces. Designated parking areas conveniently located should be
reserved and clearly marked for persons with disabilities.
6. Streets and stairwells must be well lit. Stairs should have handrails and clearly
defined edges, with white or yellow paint.
7. Audible pedestrian crossings to be provided, within the town centre to assist those
with sensory disabilities.
6.1 National Primary Roads
The following categories of new development may be considered on national primary
No other non-National Primary Roads access is available.
Required visibility standards can be met.
They do not conflict with other policy objectives in the Plan.
New Industrial Development
Industrial development tied to a fixed resource
Industrial development, with a large employment content (at least 50 employed)
and with a properly planned junction to the standards acceptable to the NRA, (as
contained in the NRA Design Manual for Bridges and Roads published in December
The creation of a new access point, which eliminates a traffic hazard from an
existing, authorised use.
Extensions to existing Industrial / Commercial / Agricultural Premises
Extensions, which do not materially alter or intensify the character of the business
and associated traffic intensification.
Change of use of an Existing Structure
Change within existing use categories
Change to a use with the same or lesser intensity of traffic usage.
6.2 Roadside Boundaries
Within the urban / suburban context, the Council shall encourage broadleaf species
native to the area and of local materials along roadside boundaries.
Where setbacks are required the following minimum standards shall be compiled
ROAD TYPE SETBACK FROM CENTRE LINE OF ROAD
Road Type Setback From the
Centre Line of Road
County Road 5.0m
Main / Regional Road 6.5m
National Secondary 6.5m
National Primary Road 8.0m
6.3 Entrance Details
The grade of residential entrance shall not exceed 3% for a distance of 7m from
edge of public road and gradient thereafter shall not exceed 8%. For non-residential
entrances the setback of entrance gates / barrier from road kerb shall be minimum of
6.4 Vision Lines
The following minimum vision lines shall be required at junction with public roads.
Type of road Single access point Road junction
*National 180m in both directions 220 x 6.1 x 1.06m
primary from a point 6.1m back
*National 122 x 6.1 x 1.06m 182 x 6.1 x 1.06m
Main / 92 x 3.05 x 1.06m 92 x 3.05 x 1.06m
Local 68-92 x 3.05 x 1.06m 68-92 x 3.05 x
Within speed limits minimum vision lines shall be determined by the County Council’s
Road Engineer and will be based on the merits of each case.
Vision lines at locations where the Council consider large volumes of traffic shall be
generated shall be 92m x 9m x 1.05.
6.5 Building Setback on National and Regional Roads
A 50m building set back will be required on National Primary and national Secondary
Roads and a 30m setback will be required on Regional Roads. Where an established
building line has been established by existing houses, new buildings shall comply with
the established building line, and the proposed set back will not be required.
6.6 Stopping Sight Distance
The following minimum stopping sight distances shall be required for traffic entering
each site, with an eye height of 1.15m and target height of 1.15m.
ALL CLASSES OF ROAD
Average vehicular speed (mph) 60 55 40 30
Minimum sight distance (metres) 190 155 91 58
6.7 Surface Water and Roadside Drainage
Existing roadside drainage shall be maintained and surface water road gullies shall be
provided to cater for run-off from the public road. Suitable drainage system shall be
installed to prevent discharge of water from site onto the public road or footpath
(e.g. slotted drainage block). Surface water system shall preferably be routed to
discharge to a watercourse which is suitable to cater for anticipated volume of
surface water. (Soak pits shall not normally be encouraged).
In cases where the roads infrastructure is not adequate to support a proposed
development in respect of road capacity, sight distances, footpaths, drainage and
public lighting the development could proceed if one of the following undertakings is
(a) The developer pays a development charge to the Councils to meet all of the
estimated cost of upgrading the public roads infrastructure to meet the needs
of the development.
(b) The developer pays a development charge to the Council to meet part of the
estimate cost of the above in cases where other future developments will be
served by the same roads infrastructure.
(c) The developer agrees to carry out the upgrading of the roads infrastructure,
as determined by the Council.
(d) Where the developer carries out the required upgrading and the upgraded
infrastructure will support further development the Council may contribute
towards a proportion of the estimated cost.
DGS 7. Guidelines for Petrol Filling Stations
7.1.1 Where permission is granted for these developments the Council will require that
they comply with the standards set out below: -
(a) A minimum frontage of 30m. When located within a 40 m.p.h. area and 45m
in other speed areas.
(b) No obstruction other than a pump island located within 15m of the road
(c) A minimum distance of 7m from the pump island to the road boundary.
(d) Generally two access points will be permitted. These shall have a minimum
junction radius of 10.7m. where operating speeds are greater than 40 m.p.h.,
and 6.1. Otherwise, and between 7 and 9m. in width.
(e) A minimum distance from the entrance to the nearest road junction shall be
50 metres for major junctions and 25 metres for minor road junctions.
(f) Clear separation from the public road by a low wall not exceeding 0.5m. in
height with footpath provided outside this wall. This area shall not be used
for advertising matter in a manner, which interferes with sight lines and
obstructs pedestrian flow.
(g) No provision of lights, signs, or other fittings, which would cause glare or
confusion to road users.
(h) Compliance with the requirements of R.T. 42 of An Foras Forbartha insofar as
they relate to petrol filling stations.
(i) Compliance with S1. 311 of 1979 Dangerous Substances (Retail and Private
Petroleum Stores regulations) and latest amendments relating to the
underground and over ground storage of petroleum and other vehicle fuels.
(j) That the design of petrol station canopies take account of the design of any
existing structures on the site on which they are to be located, and of the
nature of the general environment in which they are to be set.
(k) A comprehensive landscaping plan is required to be agreed with the Council.
(l) Parking spaces shall be provided in accordance with the standards set out
(m) Surface water shall be catered for, within the site and shall not be permitted
to pond in the forecourt areas nor flow onto the public road.
(n) A petrol / oil interceptor trap shall be fitted to the surface water drainage
(o) Provision shall be made for the storage and removal of refuse and waste
(p) Truck service areas incorporating shop/café not exceeding 93 sq. metres
gross, with off street parking for 20 trucks (minimum) and with properly
planned junctions to the standards acceptable to the NRA (as contained in
the NRA Design Manual for Bridges and Roads published in December 2000).
There must be a minimum of 20km between service areas.
DGS 8. Parking Provision
8.1 Car parking shall be required to be provided within the site of proposed
developments or in exceptional circumstances at a location close to proposed
development in accordance with Table 1 below. Development types not specified in
Table 1 shall also be required to provide off street parking at ratio reflective of
anticipated demand as determined by the Council.
Table 1: Vehicular and Cycle Parking Standards
Land Use Requirement Cycle parking
Dwelling house 1 per house With garage none. Without garage 1 secured
space per unit.
Flats 1.25 per flat 1 secured space per flat or apartment
Shops 4 per 90 sq.m within
speed limit 1 space per 8 staff; 1 space per 90sq.m.
Offices 6 per 90 sq.m outside 1 space per 8 members of staff; 1 space per
speed limit 90sq.m.
3 per 90 sq.m within
Banks 5 per 90 sq.m outside 1 space per 8 staff; 1 space per consulting
speed limit room
5 per 90 sq.m
Library 5 per 90 sq.m 1 space per 8 staff; 4 spaces per 90 sq.m
Hotel, Motel 1 per 2 bedrooms 1 secured space per 10 bedrooms; or 2.5
(excluding bars, within speed limit spaces per 90 sq.m of dining area; 4 spaces
function rooms to 1 per 1 b/room outside per 90 sq.m of bar/dance floor
be calculated speed limit
Pubs / Lounges 1 per 90 sq.m within 1 space per 8 staff; 1 space per 90 sq.m
without dancing speed limit
areas 2 per 90 sq.m outside
Pubs / Lounges 1.5 per 90 sq.m outside 1 space per 8 staff
with dance areas, speed limit
dance halls, 3.0 per 90 sq.m outside
function rooms speed limit
Restaurant 1 per 90 sq.m within 1 space per 8 staff; 5 spaces per 90 sq.m
2 per 90 sq.m outside
Schools 1 per classroom & bus 1 space per 8 staff; 1 space per 10 students
Third level colleges circulation / parking (primary).
area adequate to
service school 1 space per 8 staff; 1 space per 5 students
1 per classroom plus 1
per 6 students together 1 space per 8 staff; 1 space per 5 students
with adequate bus (third level).
circulation / parking
area to serve school
Cinema 1 per 5 no. seats 1 space per 20 fixed seats
Theatre 1 per 5 no. seats 1 space per 20 fixed seats
Church 1 per 5 no. seats 1 space per 20 fixed seats
Manufacturing 3 per 90 sq.m or 1 per 1 space per 90 sq.m
4 no. employees
whichever the greater.
Warehousing 1.5 per 90 sq.m or 1 1 space per 90 sq.m
per 4 no. employees
whichever the greater.
Golf, pitch and putt 2 spaces per hole
Golf driving range 1 per bay
Bowling alley 1 per lane 1 space per 8 staff; 5 space per lane
Hospital 1.5 per bed 1 space per 8 staff; 1 space per 90 sq.m
Guesthouse / B&B 1 per bedroom 1 secured space per 10 bedrooms
Nursing Home 1 per 3 bedrooms 5 spaces per 100 beds; 1 space per 8 staff
Surgeries 3 per consulting room 1 space per 8 staff; 1 space per consulting
Take away 3 per space 1 space per 8 staff; 1 space per 90 sq.m
Sports hall / club 2 per 90 sq.m plus 2 2 spaces per 90 sq.m
Cash & carry 2 per 90 sq.m 1 space per 8 staff; 20 spaces per 1,000 sq.m
Hostel 1 space per bedroom 1 secured space per 10 bed spaces
Caravan / Camping 1 space per pitch 1 space per pitch
Medical / Dental / 2 spaces per 90 sq.m 1 space per 8 staff; 1 space per consulting
Bank / room
Shopping Centre / 5 spaces per 90 sq.m 1 space per 8 staff; 2.4 spaces per 90 sq.m.
Large Retail Store
Petrol Filling Station 1 space per 90 sq.m 1 space per 8 staff
Retail Warehousing 4 spaces per 90 sq.m 1 space per 8 staff; 20 spaces per 1,000 sq.m
Amusement 1 space per 90 sq.m 1 space per 90 sq.m
Athletics / Playing 5 spaces per track/field 2 spaces per track/field
Tennis Courts 1 space per court 2 spaces per court
Community Centre 2 spaces per 90 sq.m 1 space per 8 staff; 4 spaces per 90 sq.m
/ Sports Centre
Swimming Pool 5 spaces per 90 sq.m 1 space per 8 staff; 5 spaces per 90 sq.m
Where reference is made to floor areas, it shall simply imply gross floor area.
2 A secured space is a space inside a building or structure where no part of the bicycle is accessible.
8.2 Dual use of spaces shall be permitted where it is clear to the Council that one of the
uses is throughout the day and the other use is for the evening period. Where it can
be established that members of the public visit the site by pre-arranged coach / bus,
cognisance shall be taken of same in calculating car-parking requirements.
8.3 Small extensions, which relieve overcrowding, shall be excluded from requirement to
provide car parking, as shall first 28m of new developments and changes of use of
property. In relation to later accounts shall be taken of car parking requirements for
use of property.
8.4 Net public area shall be used in calculating car-parking requirements. Commercial
properties shall be required to provide loading bays where appropriate.
DIMENSIONS OF LOADING BAYS
Car parking bay 5m x 2.5m
Loading bay 6m x 3m
Circulation Aisles 6m
8.5 The Council may seek financial contributions in lieu of actual parking spaces when:
The required spaces cannot be, conveniently provided by the developer.
The Council wishes to develop a centrally located car-park rather than a
number of individual car parks. The contribution per space will be 50% of the
standard charge for the first 10 spaces in this case.
8.6 The Council will be prepared to enter caretaker agreements with
landowners/property owners in towns whereby:
The landowner retains full ownership and development potential of the lands
The Council will convert the lands into temporary car parking (usually for a
period of at least 5 years).
In this policy, adjoining lands owned by different landowners (backlands)
may, by agreement with the parties, be aggregated into one single car park.
8.7 Caravan Park Standards
Permission for caravan parks will initially be granted for a period of no greater than
15 years. This is to ensure that caravan parks are maintained and operated to a
satisfactory standard. Development standards will be in accordance with the circular
on caravan development issued by the Department of the Environment on 19 /10/81
(Ref. ENV 128/8) and Registration Regulations and Grading Criteria for Caravan and
Camping Parks, Bord Failte 1990.
The standards and requirements will include for:
Density of up to 50 caravans per ha (20 per acre) depending on the nature and
layout of the site.
A minimum space of 6 metres (20ft) in all directions and a minimum of 9 metres
between each pitch and any permanent structure.
Each temporary dwelling to be at least 30 metres from a public road, except
where a site is suitable and adequately screened, when the distance can be
reduced to 10 metres.
The caravan parks must comply with landscaping requirements particularly to
each site in order that they can be successfully integrated with the surrounding
Proper consideration shall be paid to the design and landscaping of the caravan
park with particular reference to the entrance and reception areas.
General lighting shall be provided and maintained at all times in good working
order for all buildings, caravans, entrances, exits and roads used for internal
Caravans must comply with accepted practice in terms of traffic safety and public
A fire hydrant should be provided on site a maximum of 90 metres from the
furthest pitch. The hydrant should be connected to a 100mm diameter
watermain. A fire flow water supply of 2000 litres per minute sustainable for 30
minutes simultaneously with peak daily demand shall be provided for.
One water point for every eight pitches
Sanitary facilities in accordance with the following:
W.C. W.H.B. URINAL W.C. W.H.B.
1-6 2 1 - 2 1
7-12 2 2 - 2 2
13-19 2 2 1 3 3
20-30 2 2 1 3 4
31-36 2 4 2 4 5
37-42 3 5 2 4 6
For every further +1 +1 +1 +2 +2
18 pitches or
DGS 9. Definitions & Guidelines for the provision of childcare facilities
Crèche / Drop-in crèche / Nursery
Generally a full day service for young children, providing primarily a nursing and care
service for young babies from about 3 months and toddlers in the 1-4 age group.
However they do cater for a wider age range and in some instances such at shopping
centres and universities may have children up to 12 years.
Parent and Toddler
A sessional service, where both parent and child attend, providing an opportunity not
only for children to play and socialise but also for parents to meet. Age group,
generally up to about 3 but not exclusive.
Playgroup / Preschools
Both a sessional and full day care service, providing care and play to children in a
more structured educational manner to develop a child for transfer to school. Age
group, generally from about 1-5.
Essentially playgroups / preschools, through the medium of the Irish Language.
Another playgroup / preschool facility (and sometimes afterschool) both full and
sessional based on the education philosophy forwarded by Dr Maria Montessori in
1907. Children are encouraged to develop and teach themselves by using and
stimulating all the senses.
After School Group
Facilities, which provide after school care to pupils (5-18). This can often be in
schools, community halls, existing childcare facilities (as above) and may involve
doing homework / study and play / social activities.
‘Sessional’: The provision of a service which offers a planned programme to pre
school children of up to 3.5 hours per session by trained personnel
‘Full day-care’: The provision of a structured day care service for children for more
than 3.5 hours per day, supervised by competent personnel.
‘After school care’: Extended day care for school-going children, usually Monday to
9.2 Development Control Advice and Guidance
9.2.1 In general, where planning permission is required for a childcare facility it should
comply with the terms of the policies and provisions of the County Council's Childcare
9.2.2 The erection of a new childcare facility or change of use of an existing building from
its present use would normally constitute development requiring planning permission.
However, if the existing use and proposed use fall within use Class 8 then it would be
regarded as exempted development subject to Article 10 of the Planning and
Development Regulations, 2001.
Use Class 8 (Part 4 Planning and Development Regulations, 2001) is defined the
following uses -
(a) health centre or clinic or for the provision of any medical or health services (but
not the use of the house of a consultant or practitioner, or any building attached
to the house or within the curtilage thereof, for that purpose),
(c) day nursery
(d) day centre
9.2.3 Development consisting of a house for childminding would also be exempted
development (Article 10 (5) Planning and Development Regulations, 2001.
‘Childminding’ is defined as ‘… the activity of minding no more than 6 children,
including the children, if any, of the person minding, in the house of that person, for
profit or gain’).
The Council will consider producing detailed development control guidance on
'Childcare Facilities and Planning Permission' to assist those considering providing
facilities. This would enable clarification of matters on which there is a degree of
uncertainty such as whether use of an existing school or community building would
require planning permission and whether ancillary uses to a primary use such as an
office, industrial building, recreational facility, hospitals, hotels etc., would constitute
a material change of use requiring planning permission.
9.2.4 The following criteria will be applied in the assessment of the suitability of childcare
Have regard to the Child Care (Pre-School Services) Regulations, 1996, in relation to
the planning implications of these Regulations.
Suitability of the site for the type and size of facility proposed.
Appropriateness of the scale of the operation relative to the area within which it is
Potential noise and nuisance generated by traffic or by outdoor play.
Availability of outdoor play area and details of management of same.
Safe access and convenient parking for customers and staff. (The standards to be
applied will be considered on the merits of each case. Provision for vehicles to enter
and leave a facility in forward gear and / or a lay by facility along the frontage of
developments will be required in most cases)
Local traffic conditions.
Number of such facilities in the area and the effect of a proliferation of such uses on
the overall character of an area.
Intended hours of operation (in certain residential areas, 24 hour operations could be
The effect on the visual amenity and character of an area.
9.2.5 Residential Areas
In primarily residential areas the provision of childcare facilities can prove convenient
for users but this must be balanced against retaining the essential residential
9.2.6 In established residential areas detached houses / sites or substantial semi detached
properties with space for off-street parking and /or suitable drop-off and collection
points for customers and also space for an outdoor play area are likely to be more
acceptable for the provision of child care facilities. This is especially the case if this
involves use of only part of the house and the residential use remains.
9.2.7 The use of terraced properties or semi-detached properties on small plots is less
likely to be acceptable for full day care facilities and will be assessed on their merits
with regard to the development control principles outlined above. Sessional or after-
school care, which is ancillary to the main residential use may be more appropriate in
9.2.8 In new housing areas developers will be expected to plan for and include provision
for childcare facilities. The level of this will depend on the particular circumstances
but as a guide one childcare facility for a minimum of 20 childcare places per
approximately 75 dwellings may be appropriate. This development standard shall be
read in conjunction with policy R6-1 (Chapter 5).
9.2.9 Neighbourhood centres within residential areas would normally be suitable for
childcare facilities provided there is adequate open space either contained within the
facility or a safe outdoor play area nearby that is easily accessible. In the latter case
if the play area is not in the applicant's control details of the owners’ approval for use
will be required. Applicants will also need to provide access and parking which may
be in the form of shared parking / drop off points with other users and must
demonstrate that this right exists. Planning permission may be conditional on these
9.2.10 Premises or sites at the edge or interface of a residential and other areas adjacent to
primary traffic routes may be acceptable for the provision of childcare facilities where
there is safe pull in / parking areas for customers and staff.
9.2.11 Industrial Areas / Employment Areas
Childcare facilities may be suitable in light industrial zones / technology and business
parks especially if they are ancillary to an existing industrial use. They are not
suitable in general industrial estates / mining areas where the hazards and potential
dangers of the process carried on or plant and machinery could be injurious to the
health and safety of the children.
9.2.12 In industrial areas satisfactory access and parking will be required and the provision
of or access to a safe outdoor play area.
9.2.13 In commercial areas premises in the core of town centres, which are heavily
trafficked are unlikely to be suitable for childcare facilities due to the potential
creation of a traffic obstruction and hazard. In locations where convenient parking
and outdoor play-space are available they be more acceptable.
9.2.14 Childcare facilities are normally appropriate in educational establishments such as
Third Level colleges and primary and second level schools, which in particular can
provide for after school care.
9.2.15 In all cases childcare facilities must be located at the appropriate distances from
establishments with hazardous substances in accord with Schedule 8 of the Planning
and Development Regulations, 2001.
9.2.16 The following standards will be applied to the consideration of all planning
applications for full day- care facilities
1. Minimum floor space per child : 2.32 square metres, exclusive of kitchen,
bathroom and hall, furniture or permanent fixtures (Note : the Explanatory Guide
to the Child Care (Pre-School Services) Regulations, 1996, recommends as
follows : for children between age 0-1, 3.70 square metres floor area per child,
children between age 1-2, 2.80 square metres floor area per child, children age
between 2-6, 2.32 square metres floor area per child. These recommendations
relate to clear floor space per child. Extraneous areas such as kitchens, toilets,
sleeping and other ancillary areas are deemed to be separate.)
2. Adequate and suitable facilities for a pre-school child to play indoors and
outdoors during the day are provided, having regard to the number of pre-school
children attending the service, their age and the amount of time they spend in
3. The care of babies should be confined to the ground floor only.
In relation to drop-in and sessional services, for pre-school children the
Explanatory Guide to the Child Care (Pre-School Services) Regulations, 1996
recommends the following:
Clear floor space per child : 2.00 square metres, exclusive of kitchen,
bathroom and hall, furniture or permanent fixtures.
In relation to drop-in services for other children and after school care, the
following indicative standard is suggested (but should be considered having
regard to all relevant circumstances of the application, including the need for
such services in the area and the likely number of hours each child will spend in
the facility on an average day):
Clear floor space per child : 2.00 square metres, exclusive of kitchen, bathroom and hall,
furniture or permanent fixtures.
9.3 Consultation / Information required for Applications.
9.3.1 It is advisable for an applicant to consult with Planning Authority, the Building Control
and Fire Officer of Donegal County Council, and the Health Board for the area, prior
to submitting an application for a childcare facility.
9.3.2 The information which should be submitted (as a minimum) is as follows:
1. Nature of the Facility
Full day care
After School Care
2. Numbers of children being catered for.
3. Parking provision for both customers and staff.
4. Proposed hours of operation.
Open space provision and measures for management of same.
Sub-section (1) of section 48 of the Planning & Development Act 2000 enables a planning
authority, when granting planning permission under Section 34 of the Act, to include
conditions for requiring the payment of a contribution in respect of public infrastructure
and facilities benefiting development in the area of the PA, and that is provided, or that it
is intended will be provided, by or on behalf of a local authority (regardless of other
sources of funding for the infrastructure and facilities).
Subsection (2) of section 48 requires that the basis for the determination of a
contribution under subsection (1) shall be set out in a development contribution scheme
made under this section.
A scheme may make provision for payment of different contributions in respect of
different classes or descriptions of development.
Subsection (3) of Section 48 specifies that a scheme shall state the basis for determining
the contributions to be paid in respect of public infrastructure and facilities, in accordance
with the terms of the scheme.
In stating the basis for determining the contributions to be paid, the scheme must
indicate the contribution to be paid in respect of the different classes of public
infrastructure and facilities which are provided or to be provided by any local authority
and the PA shall have regard to the actual estimated cost of providing the classes of
public infrastructure and facilities, except that any benefit, which accrues in respect of
existing development may not be included in any such determination.
A scheme may allow for the payment of a reduced contribution or no contribution in
certain circumstances, in accordance with the provision of the scheme.
A planning authority may facilitate the phased payment of contributions under Section 48
of the Planning & Development Act, and may require the giving of security to ensure
payment of contributions.
In this scheme-
“Scheme” hereinafter means the development contribution scheme made under Section
48 of the P & D Act 2000.
“The Act” hereinafter means the Planning and Development Act, 2000.
“Council” hereinafter means the Bundoran Town Council.
“Public Infrastructure and facilities” has the same meaning as set out in Section 48 (17)
of the Act as follows-
(a) the acquisition of land
(b) the provision of open spaces, recreational and community facilities and amenities
and landscaping works
(c) the provision of roads, car parking places, sewers, waste water and water
treatment facilities, drains and watermains
(d) the provision of bus corridors and lanes, bus interchange facilities (including car
parks for these facilities) infrastructure to facilitate public transport, cycle and
pedestrian facilities and traffic calming measures
(e) the refurbishment, upgrading, enlargement or replacement of roads, car parks,
car parking spaces, sewers, waste water and water treatment facilities, drains or
(f) any matters ancillary to paragraphs (a) to (e).
3 Basis for Determination of Contribution
The basis for determination of a contribution under the Bundoran Town Council
Development Contribution Scheme 2004 (the scheme) is as follows:
(a) The Council considered the Bundoran Town Plan 1988 and the draft Plan, at
present under consideration, including the objectives contained therein
reviewed the various service and capital programmes to 2010 and
determined the costs of these programmes.
(b) An examination / analysis of the development trends in the town was carried
out, to ascertain the level and nature of development that has occurred and
to project anticipated development over the Plan period. This revealed an
anticipated level of residential “starts” of 25% per annum, which would
account for 70 % of the annual development activity.
(c) The Council evaluated their respective programmes and set out the basis for
determining the contributions to be paid in respect of their infrastructure and
facilities. These evaluations provided for a discount to include the benefit
which would accrue to existing development, as the full cost of the
infrastructure / facilities cannot be absorbed by new development alone. This
resulted in a discount of 55% for water services and 85% for roads and
(d) Costs recoverable from developers under the Governments Water Pricing
Framework were excluded from the scheme.
This resulted in anticipated costs on a per annum basis for each section as
Water Services €19,934
Road Service €31,750
(Detailed information on the programmes are set out in Appendices attached).
4 Development Contribution Scheme
The Council makes this scheme to be known as the “Bundoran Town Council
Development Contribution Scheme 2004” in accordance with Section 48 of the Act as
its only scheme for its entire functional area.
Under the scheme, Bundoran Town Council will, when granting a planning permission
under section 34 of the Act, include conditions for requiring the payment of a
contribution (the amount of which is indicated below under the heading Level of
Contribution) in respect of public infrastructure and facilities benefiting development
in Bundoran Town and that is provided, or that it is intended will be provided, by or
on behalf of the Town Council (regardless of other sources of funding for the
infrastructure and facilities).
5 Special Contribution Scheme
A special development contribution may be imposed under Section 48 of the Planning
& Development Act, where exceptional costs, not covered by the scheme are incurred
by the Council, in the provision of a specific public infrastructure or facility. Unlike the
scheme, planning permission imposing special development contributions must
specify the particular works attracting the works attracting the charge and can only
be imposed on developments that specifically benefit from the contribution. Unlike
the scheme, special contributions can be appealed to An Bord Pleanala. Both Special
and Scheme Contributions would be bridge or road improvements relating to the
development proposal, water services to wet industries, or road charges for
commercial / industrial developments.
6 Level of Contribution
Under the scheme, the contributions to be paid (except where an exemption or
reduction applies) in respect of the different classes of public infrastructure and
facilities area as follows-
Class of Water Sewer Roads Total
Residential unit + €317 €159 €1,270 €1,746
Residential unit – €317 €317 €1,270 €1,904
Caravan / mobile €50 €95 €145
home per unit
Commercial * €5,967 per ha €5,967 per ha €5,967 per
Industry €7,935 per ha €7,935 per ha €7,935 per
Carwash facility will be charged at €317 (water) and €317 (sewer) per jet.
Parking shortfall will be charged at €1,270 per space.
Eastend surface water catchment will be charged at €1,904 per house.
* Commercial includes retailing, hairdressing salons, offices, laundrettes,
restaurants and bars.
NOTE 1: These rates of contribution shall be updated effective from January
1st each year, during the life of the scheme in accordance with the wholesale Price
Index for Building and Construction published by the Central Statistics Office.
NOTE 2: The floor area of proposed development shall be calculated as the
net floor area. This means the floor area determined from the internal dimensions of
the proposed buildings, including internal walls.
The following categories of development will be exempted from the requirement to pay
development contributions under the scheme.
Private house extensions
Registered charitable institutions
Replacement dwelling on previously fully serviced sites
Schools, non-commercial community centres, youth centres and similar non
commercial community related developments.
Structures on the Record of Protected Structures.
Changes of use where applicant can demonstrate that there would be no additional
loading on established services.
Social housing units including those which are provided in accordance with an
agreement made under Part V of the Act (as amended under the Planning and
Development (Amendment) Act, 2002) or which are provided by a voluntary or co-
operative housing body, which is recognised as such by the Council.
Flagship tourism projects promoted by the Council.
Development by churches.
The following categories of development will attract a reduction in respect of
Development that do not avail of public sewerage infrastructure within the period of
the scheme (100%)
Developments that do not avail of public water supply infrastructure within the period
of the scheme (100%)
Open storage / Hard surface commercial space development (70%)
Manufacturing / internationally tradable services grant aided by IDA, Enterprise
Ireland, County Enterprise Board, or other recognised local development agency
Development related to restoration / conservation of derelict properties part funded
by the International Fund for Ireland and / or Special Support Programme for Peace
and Reconciliation or included in Council’s register of Derelict Sites (25%)
Applicants for change of house type, which have the benefit of a permission prior to
the adoption of the scheme, where the original charge will apply.
A composite levy will be considered where the IDA are developing a business park
based on the overall site area or part therof, which would exempt any future
developments within the relevant area from further development charges. This
exemption will not apply to wet industries within a business park.
9 Payment of Contribution
Conditions requiring payment of the contributions provided for in the scheme will be
imposed in all relevant decisions to grant planning permissions made following the
making of the Scheme by the Council.
The contributions under the scheme shall be payable prior to commencement of
development. Contributions shall be made payable at the index adjusted rate
pertaining to the year in which the implementation of the planning permission is
commenced as provided for in the note 1 to the table at section 6 above.
The Council ay facilitate the phased payment of contributions payable under the
scheme, and the Council may require the giving of security to ensure payment of the
Consideration will be given to the provision of specific infrastructural works and
facilities by a developer in liu of payment of development contribution subject to the
written of the Council.
10 Appeal to An Bord Pleanala “The Bord”
An appeal may be brought to the Board where the applicant for planning permission
under Section 34 of the Act considers that the terms of the Scheme have not been
properly applied in respect of any conditions laid down by the Council.
11 Review of Scheme
The scheme may be reviewed from time to time by the Council having regard to
circumstances prevailing at the time. After a review of the scheme, a new scheme
may be made. The cut off year for the scheme (unless a new scheme is made before
then) is 2010. A new scheme will be made by then at the latest.
Bundoran Town Council
Development Contribution Scheme
Roads Estimated Cost
Church Rd – Drumacrin Rd (15% OF OVERALL COST) €330,000,00
Traffic Calming along Mainstreet €85,000,00
Traffic Calming along Atlantic Way €50,000,00
Total Costs €965,000,00
From existing footpaths @ Westend to Town Boundary €175,000,00
From existing footpaths @ Eastend to Town Boundary €75,000,00
Railings from Astoria Road Kearns Lane €40,000,00
Westend Walk €80,000,00
Rougey Walk €50,000,00
Kinlough Rd €60,000,00
Tullan Strand €40,000,00
Total Costs €570,000,00
Drainage improvements @ Eastend €90,000,00
Drainage @ Westend €90,000,00
Total Costs €180,000,00
Star of the Sea Carpark €100,000
Total Cost €100,000
Total for Roads €1,815,000,00
Estimated No. of residential units in Bundoran = 1435
Estimated No. of Residential starts between 2003 – 2009 = 150
Existing units / Estimated starts = 10.5%
Ratio of residential Development to Non Residential on basis of development charges
levied on permissions granted in 2002 = 70:30. It is therefore proposed to make
30% discounting for non residential / commercial developments.
As above works will benefit the existing residential population in Bundoran it would
be unreasonable to expect the future residential starts to cover the complete cost of
the above works. However since the construction of these additional residential units
will have an effect on the existing services, it is proposed to levy 15% of the overall
costs all future starts thus giving and overall discount of 85%.
Roads Period 2004 – 2010 Per Annum
Overall Spend €1,815,000,00 €302,500,00
30% Discount for Commercial €544,500,00 €90,750,00
Residential Portion €1,270,500,00 €211,750,00
85% Discount in lieu of existing €1,080,000,00 €180,000,00
Residential Contribution Required €190,500,00 €31,750,00
Estimated No. of Residential starts 150 25
Roads contribution per house €1,270,00 €1,270,00
Programme 2004 2005 2006 Total 2004 -
Major Capital 385,000** 2,137,000** 4,808,750** 7,330,750
Miscellaneous 420,000# 420,000# 420,000# 1,260,000#
Total 805,000 2,557,000 5,228,750 8,590,750
** See attached Appendix 1
# Originally included in Water Services proposed DCS
Priority Programmes v Income
Programme 2004 2005 2006 Total 2004 –
Income County 1,542,660 1,542,660 1,542,660 4,627,980
Income Town 549,940 549,940 549,940 1,649,820
Total Income 2,092,600 2,092,600 2,092,600 6,277,800
Priority 1,762,500 2,020,000 1,944,100 5,726,600
Surplus 330,100 72,600 148,500 551,200
1. The priority Programmes (which were funded by the former scheme of
Development Charges) can continue to be funded.
2. There is a surplus of €551,200 available over 3 years for the following.
Major Capital Programme
Major Capital Programme
Schemes involved in the Major Capital Programme (Appendix 1) will be prioritised
having regard to allocation of funding by the Department of Environment, Heritage
and Local Government, the start date(s) for schemes, and funding available from the
Development Contribution Scheme 2004 – 2006.
There is no funding for Public Facilities such as Public Conveniences and Leisure
Development Contribution Scheme 2004 – 2006
Water Services Capital Programme
The following capital programmes were previously funded by Development Charges and have
been identified as priority programmes ;
Programme 2004 2005 2006 Total 2004 –
Capital Replacement 600,000* 600,000# 600,000# 1,800,000
Takeover of Housing estates 125,000- 125,000# 125,000# 375,000
Water conservation pipe 125,000* 650,000# 574,100# 1,349,100
Small schemes programme 467,500* 200,000# 200,000* 867,500
Islands / General / 270,000* 270,000# 270,000# 810,000
Infrastructure already provided 175,000# 175,000# 175,000# 525,000
Total 1,762,500 2,020,000 1,944,100 5,726,600
* Budget 2004
- Budget 2004
- # Originally as in Water Services proposed DCS.
Serviced Land Initiative Programme
The serviced Land Initiative Programme will be funded as before from a specific SLI
charge on relevant Planning Applications.
Programme 2004 2005 2006 Total 2004 –
Serviced Land 1,600,00* 835,000# 835,000# 3,270,000