CEANANNAS MÓR (KELLS) DEVELOPMENT PLAN 2001

Transcription

1 CEANANNAS MÓR (KELLS) DEVELOPMENT PLAN 2001 Kells Urban District Council Meath County Council Adopted 1 October 2001

2 TABLE OF CONTENTS Page Number Preface: I Introduction 6 II Plan Area 6 III Plan Structure 6 IV Plan Context 6 V Relationship to Other Plans 7 Part One: Context 1.0 Location Historical Background Urban Form Population Residential Development Employment Industry Commerce Tourism Community Facilities Open Space Conservation and Amenity Roads and Traffic Public Transport Sanitary Services 16 Part Two: Development Objectives 2.0 Introduction Major Urban Centre Residential Development Employment Industrial Development Commercial Development Tourism Community Facilities and Open Space 19 2

3 2.8 Conservation and Amenity Roads and Traffic Advertising Specific Objectives 22 Part Three: Development Strategy 3.0 Introduction Major Urban Centre Residential Development Employment Industrial Development Commercial Development Tourism Roads and Traffic Sanitary Services 27 Part Four: Policy 4.0 Introduction Residential Development Central Area South-East Sector South-West Sector North-East Sector North-West Sector Housing Needs Industrial Development Central Industrial Area (Bective Street) Climber Hall Industrial Estate Lloyd s Industrial Estate Commercial Development Community Facilities Conservation and Amenity Archaeological Protection Architectural Heritage Natural Heritage Areas 35 3

4 4.5.4 Town Renewal Scheme Advertising Conservation Areas Development Contributions Security Disabled Access 37 Part Five: Development Standards 5.0 Introduction Land Use Zoning Objectives Zoning Matrix: 40 Use Classes Related to Use Zones 5.2 Residential Development Density Design Standards Landscaping and Public Open Space Public Service Utilities Industrial and Commercial Development Car Parking Standards Advertising and Shop Front Design Shop-Front Advertising Outdoor Advertising Structures Roller Shutters Tree Preservation and Landscaping Survey Guidelines for the Protection of 48 Trees During Construction Selection and Siting of Trees Security 48 Part Six: Schedules Schedule 1 Terms and Definitions 50 Schedule 2 Protected Structures of Architectural, 52 Artistic and Historic Interest 4

5 Schedule 2A Protected Archaeological Sites and Monuments 55 Schedule 3 Town Renewal Scheme Schedule 4 Shop Front Design Guidelines 58 Schedule 5 Recommended Residential Densities 59 Schedule 6 Car Parking and Service Parking Requirements 60 Schedule 7 Kells Urban Renewal Scheme Illustration 63 Figures: Figure 1 Kells Locality Map 9 Figure 2 Kells Population Growth ( ) 11 Figure 3 Town Centre Planning Permissions ( ) 18 Figure 4 Kenlis Place Car Park 21 Figure 5 Traffic on Farrell Street 26 Figure 6 Bective Street Industrial Site 32 Figure 7 Residential Tree Planting 47 Figure 8 Shopfront Cross Street 58 Tables: Table 1 Land Use Zoning Objectives 39 Table 2 Zoning Matrix 40 Table 3 Open Space Requirements/ 44 Bedspace Equivalents Maps: Map 1 Map 2 Urban Detail Map (Zoning Map) Conservation and Amenity 5

6 PREFACE I Introduction This Plan is a statutory Development Plan made pursuant to the provisions of the Planning and Development Act, The policies and control mechanisms of the Plan (Kells Development Plan, 2001) will apply for a six year period, commencing on the date of the adoption of the Plan by Meath County Council. A report will be prepared by the planning manager, not more than two years after the commencement of this plan on the progress achieved in securing the objectives of the Plan. II Plan Area The study area consists of the area located within the Kells UDC boundary and adjoining areas, as shown in the Kells Urban Detail Map (Map 1). Hereafter, the Kells UDC and surrounds will be referred to as Kells. III Plan Structure The Plan will: 1. Outline the current context for new development under various headings. 2. List development objectives for the Major Urban Centre (MUC) of Kells. 3. Set out a sustainable development strategy for development within Kells. 4. Set out detailed policy statements relating to development issues. 5. Specify development standards for new developments within Kells. Each of the above is the subject of Parts One to Five of the Plan respectively. IV Plan Context This plan sets out the intention of the Planning Authorities of Kells UDC and Meath County Council, as to the future growth and sustainable development of Kells. Detailed objectives are outlined for the six year period of the plan. The principles of sustainable development underpin the basis for the preparation of this plan. Central to the principle of sustainable development is the need to strike an appropriate balance between development and conservation. The development plan is a method of controlling this balance. 6

7 Other influencing factors on this Development Plan have been the introduction of various natural heritage designations on a national basis and the introduction of the Kells Town Renewal Scheme, which provides tax incentives for development in certain dilapidated areas within Kells. Both of these issues have, and will, impact on the planning and development of Kells for the extent of the development plan. V Relationship to Other Plans County Context The Meath County Development Plan 2001 refers to Kells as the primary District Centre for the Kells Development District. The County Development Plan 2001 outlines the necessity of developing Kells as a social and economic growth hub. Regional Context The Strategic Planning Guidelines for the Greater Dublin Area 1999 incorporates the Meath County Council area and thus Kells. All objectives within the Kells Development Plan 2001 are consistent with the objectives of the Strategic Planning Guidelines for the Greater Dublin Area International and National Context The objectives of the European Spatial Development Perspective and the National Development Plan, Sustainable Development: A Strategy for Ireland provides guidelines for sustainable development practices in Ireland. The principles of these two plans have been incorporated into the Kells Development Plan

8 PART ONE CONTEXT 8

9 1.0 LOCATION The town of Kells is situated in the north-west of County Meath, at the junction of the N3 National Primary Route (Dublin Cavan Donegal) and the N52 National Secondary Route (Dundalk Mullingar). It is located 64km north west of Dublin, 50km south east of Cavan and 1 km south west of the River Blackwater, which drains to the River Boyne. Figure 1 Kells Locality Map The town of Kells is situated in the north-west of County Meath, approximately 18km from the regional centre of Navan. 1.1 HISTORICAL BACKGROUND Kells was first recorded as a Monastery in 804 when it was established as a place of refuge for the monastic community of Iona. A church was completed before 814. In 877 the relics of Columba were transferred to Ireland, and some came to Kells. The succeeding century saw its rising importance as the principal Columban House in Ireland of which its most precious relics were the 8 th and 9 th century Gospel Book of Kells and magnificent high crosses. The spread of ecclesiastical reform was evident in the founding of an Augustinian House c

10 Following the Norman conquest, Kells was a frontier town on the edge of the Pale and continually exposed to attack. During the 17 th century however, it appears to have prospered and in 1642 the Catholic Bishops convened a synod there. In the mid 17 th century, Thomas Taylor came to Ireland and purchased land in Kells. In 1740, Isaac Butler referred to Thomas Taylor s house on the left entering the town on the Dublin Road. Thus, Thomas the first Earl of Bective gave Kells the attributes of an attractive town. 1.2 URBAN FORM The surviving line of the old monastic boundary makes it clear that Kells has grown in stages. The area within the monastic enclosure seems to define the extent of the north and east by the line of Carrick, Castle and Cross Streets, on the west by the Fair Green and on the south by the old line of the town wall. An area south of this appears to have been known as Siofaic, preserved in the name of Suffolk Street. The Anglo-Norman addition consisted of extensions on the north, i.e. Carrick and Maudlin Street, the east i.e., Castle Street, John Street and Kenlis Place, and the south i.e., Farrell Street and Suffolk Street. Between the Down Valuation (1663) and the Griffith Valuation (1854) there was a dramatic change in the area occupied by the town. Most expansion took place along the five main roads, especially Headfort Place. Also, one major change was that the area of Market Square had been built upon creating three new streets. By the late 18 th century, Kells was an attractive estate town and Headfort Place was made a spacious tree lined street. Substantial Georgian Houses with spaciously, formally laid out gardens survived on the north side of Headfort Place. Market Street was rebuilt in the Georgian style, with broad fanlights over the entrance doors. Today the walled monastic site, the densely built up streets of the medieval core and the tree lined avenue of Headfort Place neatly summarise the historical development of Kells. 1.3 POPULATION The population of Kells maintained a steady growth at each census from 1961 to 1986 and during that period grew from 2,193 to 3,704 i.e. by 69%. During the period from 1986 to the 1996 census the population fell by 4.5% to However, the 2000 estimate puts the Kells urban population at 4,500, a growth of 27% on the 1996 census. Kells is expected to grow in population terms fairly rapidly during the plan period to reach an expected population of approximately 8000 by 2006, in accordance with the Strategic Planning Guidelines for the Greater Dublin Area. 10

11 This, is in line with Kells designation within one of the main corridors identified within the County Development Plan This document identifies Kells as a Major Urban Centre (MUC) within the County, where high quality housing and public transport links are encouraged. The town has a distinct identity, with particular emphasis on its heritage and special urban character. It will be of utmost importance that the direction of development is on the basis of balance and sustainable development i.e. that the housing and employment sectors are developed in tandem. Kells population YEAR POP N * * Note: The population estimate for 2006 is based on the findings of the Strategic Planning Guidelines for the Greater Dublin Area. Figure 2 Kells Population Growth ( ) Kells Population Growth Population Year Population The population of Kells remained relatively stagnate from 1981 until 1996 when it began to increase exponentially. The population forecast to 2006 accounts for a population of approximately 8000 people, an increase of 218% from Population Projection: In line with national trends and predicted GNP growth of 82% for , the prospect of economic growth in Kells is very strong. The net result of this economic growth context is that being located in close proximity to the fastest growing region in the country, the development plan must take account of a population dynamic driven by economic growth and possible net migration. 11

12 The current population of 4,500 is expected to grow to approximately 8,000 by This development plan for Kells endeavours to cater for a long term population (2011) of 10,000 and this level of flexibility remains adequate for the purposes of this Plan. 1.4 RESIDENTIAL DEVELOPMENT The long term and established residential areas are primarily located to the north and north-west of the town. Recent developments have seen new residential areas being commenced or completed along most of the routes out of Kells, primarily along the Cookstown Road, the Carlanstown Road, the Slane Road and along the Cavan Road. Social Housing: The Kells Urban District Council and Meath County Council have built 38 houses since The number on the housing list is of the order of 60 persons. The vast majority of Social housing has been constructed in the north-west sector of the town. The 2000/2001 housing programme includes the construction of 18 houses by the Kells U.D.C. of which 10 are presently under construction. 1.5 EMPLOYMENT Employment in Kells is based mainly on the services sector, providing and meeting the needs primarily of a prosperous and large agricultural hinterland. The town, however, also has well established industrial and commercial/retail sectors. It is acknowledged that service-based employment requires the greatest growth in Kells. Census: The latest published figures available are those for 2000 when out of a total population of 4,500, 95 were unemployed (2.1%). For the Kells Development District in general, the current register shows 480 persons out of work (4%). 1.6 INDUSTRY There are three main industrial areas in the town; the Climber Hall Industrial Estate located north-west of the town centre and between the Oldcastle Road and the Cavan Road, an industrial estate located south-east of Bective Street, and the Lloyd industrial estate located two miles along the Cavan Road. Within the town, some 4 hectares are available from an industrial land bank of 10.5 hectares. Any further industrial land zoning should only occur adjacent to the Climber Hall Industrial Estate. It is important to encourage industrial developments within Kells, which will not directly compete with industry of surrounding towns. However, industrial development of all scales will be considered within Kells. 12

13 1.7 COMMERCE Kells provides a wide range of retail, commercial and business facilities within the Central Area. These activities coincide to a large degree with the old core of the town consisting of Market Street, Castle Street, John Street, Kenlis Place, New Market Street, Church Lane, Farrell Street and Suffolk Street. A limited degree of commercial development has spread to and occurs along Maudlin Street, and the bottom of Carrick Street and Cannon Street. There is considerable capacity for additional commercial development and redevelopment along the more outlying streets. However, new commercial development should be concentrated within the existing commercial district. Further land has been zoned for commercial/residential purposes, to the rear of existing outlets on the eastern side of Bective Street. This zoning coincides with the Kells Urban Renewal Scheme. This will enable the town centre to remain compact, rather than sprawl outward. 1.8 TOURISM The town caters for the accommodation of tourists through the provision of an 18 bedroom hotel, a 69 bed hostel, a guesthouse and a number of Bed & Breakfast establishments. A new 18 hole golf course, which complements the well established existing course, has also been recently opened and an on-course residential development, Headfort Demesene, caters for visitors. Accommodation in Kells, however is lacking. The number of tourists visiting Kells should increase in the near future due the increased regularity of bus services to the town from Dublin and Navan, the introduction of a new Heritage Centre (opened on 28 October 2000) which focuses on the Book of Kells and the introduction of a guided Heritage Walk around Kells. It is envisaged that the new Heritage Centre will be a centrepiece for visitors to Kells. Kells may also become a popular day-trip destination for domestic and international tourists alike due to the upgrading of the N3 motorway and Clonee bypass. However, tourism will arguably remain under-utilised until the Kells Town Centre undergoes a process of urban renewal. The visual aesthetics of Kells need to improve. 1.9 COMMUNITY FACILITIES The role of Kells as a major urban centre is evident from the range and number of community facilities provided. The town has three primary and two secondary schools, a Catholic, Protestant and Presbyterian Church, library, garda and fire station. 13

14 In addition, Kells contains the headquarters of the North-Eastern Regional Health Board. Although Kells no longer functions as the seat of the Circuit Court, it has retained its District Court functions. Recreational Facilities: A wide range of outdoor leisure facilities are provided in the town, including two golf courses, a tennis club, a handball club, soccer club and a G.A.A. sportsground. Indoor facilities consist of a swimming pool, squash club, badminton club and Scouts Hall. Fishing in the River Blackwater is also a popular past-time OPEN SPACE The main areas in Kells which can be classified as public open space are the children s playing field on the Moynalty Road, and the Fairgreen to the west of both St.Columba s Church and the Garda Station. However, a substantial portion of the Fairgreen was surfaced for use as a car park to service the adjoining shopping centre on Circular Road. Also, there is substantial open space within the People s Park at Lloyd, adjacent to the development boundary of Kells. Other open spaces are those associated with residential areas and the land of the old sewage works, which has been landscaped. Many of the existing open space areas can be classified as passive open space i.e. they are not used as sporting fields etc. There are also limited open space areas, which contain playground equipment. Future dedicated open space should be increasingly equipped with active infrastructure and accessible to the majority of the residents of Kells. With regard to private open spaces, there are school grounds, a golf course, the G.A.A. sportsground and large areas surrounding the town centre, which are presently subject to flooding. With a projected population of 8,000 by 2006, strategic land acquisitions will be required by the Council, for public open space purposes. The dedication of land for open space is also required in conjunction with all residential developments (see Sections 4.7, and Table 3) CONSERVATION AND AMENITY Kells boasts a proud heritage and rich historical past evident in the monuments, buildings and street pattern located within the town. The historical features primarily relate to its ecclesiastical foundations, such as the Columban Monastery, high crosses, Round Tower, St. Columcille s House and to the Georgian era which incorporates the majority of Headfort Place. Kells is one of the 29 towns and villages in Ireland selected as a heritage town, due to it s rich historical fabric, quality of environment and unique character and it s ability to be a tourist attraction in its own right. 14

15 Architecture: In all, 34 buildings and structures in Kells are regarded as worthy of preservation due to their historical, architectural or artistic significance. Schedule 2 contains a compilation of all protected structures within Kells. Map 2 highlights the location of all protected structures within Kells. Architectural Conservation Area: The streetscapes which make up the bulk of the town core and which retain continuous facades of architectural merit, are designated part of the Architectural Conservation Area as shown on Map 2. This area contains the bulk of the town s protected structures. Archaeology: Map 2 shows the Zone of Archaeological Potential for Kells and is based on the results of Duchas Urban Archaeology Survey report for Kells and the Royal Irish Academy s Historical Towns Atlas for Kells. The main boundary of the zone lies approximately 30m outside the line of the medieval town wall. All 7 archaeological sites and monuments within the Major Urban Centre of Kells are listed in Schedule 2A and plotted are on Map ROADS AND TRAFFIC The emerging preferred route for the N3 Kells Bypass is from a point at the termination of the Navn to Kells realignment, passing through the townlands of Cookstown/Nugentstown/Gardenrath or Kilmainham, to a point west of Kells on the N52 Mullingar Road, in the townlands of Newrath Little/Calliaghstown or Lackmelch. A proposed interchange at this location (to be selected) will link the route to the N52. The bypass will alleviate the extensive traffic congestion Kells experiences and will allow Kells to develop in a coherent and sustainable manner. The narrow, substandard road network, typical of the central core of Kells and the absence of public off-street car parks, causes serious internal circulation problems. This is exacerbated by the town s location at the intersection of two important National Routes (N3 and N52) and the resultant through traffic generated. The Environmental Improvement Scheme on Farrell Street, which commenced in April 2000 is designed to allow a formalised parking system and continuity of traffic flow to evolve within Kells. Similar work has been ongoing along Cannon and Carrick Streets PUBLIC TRANSPORT There is a Bus Eireann bus service connecting Kells with Navan, Dublin, Virginia and Cavan. Recently the service to Dublin has been upgraded to at least one service every half hour in the peak morning time and similarly returning from Dublin in the peak evening time. 15

16 There are presently 37 services from Dublin to Kells daily (and vice versa), except Sunday when there are 15 services. There are also preliminary proposals for Bus Eireann to establish a bus depot in the Kells area in the near future. Kells is therefore extremely accessible from Navan, Dublin and Cavan. Kells is not presently served by rail (CIE). However, it is an objective of the plan to extend the proposed Dublin to Navan rail line on to Kells and potentially its surrounding areas SANITARY SERVICES It is considered that the existing sewerage system will be sufficient to satisfy the requirements of the growth anticipated in the Plan. However, the water supply is in need of immediate augmentation. Sewerage and Sewage Treatment: A sewerage and wastewater treatment plant was constructed for the town in the mid-1980 s with a capacity designed for a population equivalent of 5,000 persons. Flexibility was built into the scheme so that it can be readily expanded to serve a population of 8,000-10,000 persons. The sewer network drains by gravity to the new wastewater treatment plant, which is located north of the Slane Road. The treated effluent is discharged to the river Blackwater. Although constructed as a separate foul sewage and surface water drainage system, the sewer partially functions as a combined network. Water: A new regional water supply was constructed to serve Kells, Oldcastle and Crossakeel and the intervening area from its source at Lough Bane. Following treatment i.e. chlorination and fluoridation at the lake side, the water is pumped to a reservoir at Seafin Hill providing 4,000 cu m per day. This level of water is meeting the demands of the current population. In addition to the reservoir at Seafin Hill there are two other service reservoirs, Lloyd Old and Lloyd New, with a capacity of 820 cu m and 1500 cu m respectively. There is a continuing programme of watermain renewal in place, which is making a major contribution to the quality, and quantity of water. In the near future a further 500 cu m per day will be made available. 16

17 PART TWO DEVELOPMENT OBJECTIVES 17

18 2.0 INTRODUCTION Specific development objectives are listed in this section of the Plan. The objectives listed are for the six year time frame of this Development Plan and beyond in order for Kells to develop in a sustainable manner. 2.1 MAJOR URBAN CENTRE The facilitation and encouragement of the development of Kells as a major commercial, employment, social and tourist centre in north County Meath is an objective of the Plan. 2.2 RESIDENTIAL DEVELOPMENT The allowance for sustainable residential development and expansion within Kells is an objective of the Plan. Realising the potential of urban consolidation in conjunction with sustainable residential expansion is imperative. First floor living accommodation and development of backlands in the vicinity of the town centre is encouraged through urban renewal and urban consolidation schemes. The principles of urban consolidation will be pursued for the life of this development plan. Figure 3 Town Centre Planning Permissions ( ) Town Centre Planning Permissions Year Town Centre Planning Permissions Residential planning permissions within the Kells Town Centre have fallen dramatically since 1998 due to limited available land. Future Town Centre planning permissions will ideally be in the form of over the shop residences and backlands development. 18

19 2.3 EMPLOYMENT It is an objective of the Plan to increase employment levels within all sectors of the Kells economy. Creating employment opportunities for the residents of Kells is also important. The principle of bringing employment to the residents will be promoted. 2.4 INDUSTRIAL DEVELOPMENT The promotion of industrial development is encouraged within the north-west industrial sector of Kells. The objective is to remove industry from the town centre of Kells and to strategically zone industrial areas in the vicinity of the Kells bypass. Industrial developments which will not directly compete with those of surrounding town centres will be encouraged. 2.5 COMMERCIAL DEVELOPMENT Land available in close proximity to the Town Centre should be fully utilised to encourage the majority of commercial activity to take place centrally. Commercial development needs to be consolidated within the core area of Kells in order to limit commercial sprawl. Further commercial zoning has taken place adjacent to Bective and Farrell Streets to consolidate commercial development. 2.6 TOURISM Developing the potential of Kells to become a major centre of tourism in County Meath and the eastern region is a major objective of the Kells Development Plan. The potential of Kells as a tourist town within County Meath and as a stand alone tourist destination, need to be fully realised. 2.7 COMMUNITY FACILITIES AND OPEN SPACE The objective of the Plan is to provide necessary community facilities in conjunction with increases in the population of Kells. The increased provision of usable open space in close proximity to the town centre and residential development is a major objective. The Council will actively pursue the increased provision of open space. In addition, it is an objective of the Plan to facilitate the development of third level educational facilities and to improve the provision of other educational facilities within Kells. 19

20 2.8 CONSERVATION AND AMENITY It is an objective of the Plan to encourage the conservation of historic buildings, areas and views within Kells and surrounds. Development within the Kells Architectural Conservation Area (Map 2), the Area of Archaeological Potential (Map 2) and within the vicinity of protected structures, will require the proposed development to; a) Preserve the historic street pattern within the core of the town, b ) Protect the character of the existing streetscape by giving consideration to the suitability of scale, style, construction materials, colour and decoration to be used in any proposals for development taking place within this area, c ) Protect and enhance the relationship between buildings and open space, and to enhance the view and vistas along the streets by encouraging the removal of visually intrusive elements such as overhead cables and intrusive signage. Development within the Kells Architectural Conservation Area shall not be exempt from the need to apply for planning permission if it consists of works to the exterior of a structure including extensions. Planning permission will be required for demolition of a structure. Schedule of Streets included in the Conservation Area : Headfort Place, including the Heritage Centre (former Courthouse) and Kenlis Lodge Kenlis Place John Street Farrell Street Cross Street Castle Street Carrick Street Market Street New Market Street Cannon Street Church Lane Church Street Gooseberry Lane Pitcher Lane Suffolk Street Bective Street 20

21 2.9 ROADS AND TRAFFIC The existing network of sub-standard roads and car parking facilities within Kells and its environs need to be upgraded to cater for the proposed increase in population of the town. It is also an objective of the Plan to improve the pedestrian and cyclists domain and to encourage more sustainable modal choices. It is an objective of the Plan to retain a 50 metre buffer from the fence line of the proposed Kells bypass to any new residence. The buffer will be put in place when the final road design is implemented. Figure 4 Kenlis Street Car Park Off Street Car Parking is limited in Kells 2.10 ADVERTISING The objectives of the controls on advertising set out in this section are: To enable efficient transmission of directional, commercial, tourist or service information or the like to persons on the move, and To provide an equitable distribution of signage in commercial and industrial areas, and To minimise the visual clutter caused by unnecessary or intrusive signage, particularly within business, residential, open space, heritage and other environmentally sensitive areas that include major thoroughfares. 21

22 2.11 SPECIFIC OBJECTIVES KS 1: To provide for commercial and/or shop-office development with ancillary high density residential development. KS 2: To provide for a Town Park in conjunction with objective KS1. KS 3: To provide for a new access road linking the proposed area of Urban Renewal to the town centre and the Navan and Cookstown Roads. KS 4: To provide for a pedestrian access route from the Urban Renewal site through to the Navan Road. KS 5: To prepare a comprehensive environmental study, incorporating a flood detail/relief study of the area of potential development, within the vicinity of the Kells Town Centre. This study will be required to be undertaken prior to any development taking place. KS 6: To facilitate the development of manufacturing/warehouse operations, which will complement the surrounding environs. Such development will only be considered in the context of an Action Area Plan for these lands, to be prepared by any potential developer, in conjunction with the Council. The provision of necessary physical infrastructure and services, including connection to the Kells Sewerage Scheme will be required. KS 7: To promote the retention of the railway corridor and adjoining community facilities zoned land for recreational activities and alternative modes of transport within Kells, ie. cycling and walking. It is an objective of the plan to provide pedestrian and vehicle accessways, to link the recreational areas to the town centre. 22

23 PART THREE DEVELOPMENT STRATEGY 23

24 3.0 INTRODUCTION Having regard to the previous section, the following long term and sustainable development strategy for Kells is outlined to provide a framework for implementing the objectives of this plan. 3.1 MAJOR URBAN CENTRE It is the intention of the Kells UDC and Meath County Council to facilitate and encourage the sustainable development of the town as a major commercial, employment, social and tourist centre in North County Meath. Sufficient land has been zoned in appropriate locations to satisfy the long term needs of the various functions of the town. The recent awarding of town renewal status will promote the development of Kells as a major urban centre. 3.2 RESIDENTIAL DEVELOPMENT It is envisaged that future residential development will take place on appropriately zoned lands within the Development Area outlined in Map 1 (Urban Detail Map). These areas are primarily adjoining existing residential areas. Approximately hectares (76 acres) of residential zoned land remains available for development within Kells from the previous development plan (1995). Urban consolidation principles will also be promoted to utilise existing residential space. In general, increased residential densities will be encouraged on serviced land and lands in close proximity to public transport and community facilities of the Kells Town Centre (see Schedule 4). The provision of social housing to meet the present and likely future demand is required within Kells. Suitable housing sites and/or serviced halting sites for travellers will be sought and provided where appropriate. 3.3 EMPLOYMENT It is the intention of the Plan to actively promote the development of further employment opportunities within Kells. Commercial and retail employment will need to be focussed on the town centre, whilst industrial employment will be focussed toward the Climber Hall and Lloyd s Industrial Estates. Employment within the tourism sector should grow steadily due to the increased accessibility and marketing of Kells as a tourist destination both nationally and internationally. It is also important to promote employment opportunities for the residents of Kells in order to reduce the level of commuting to Navan and even Dublin. 24

25 3.4 INDUSTRIAL DEVELOPMENT It is envisaged that future industrial development will take place on appropriately zoned lands to the north-west of Kells, outlined in Map 1. Any further industrial zoning will occur in close proximity to this area in order to remove industrial uses from the town centre and encourage expansion in the vicinity of the bypass route. The removal of the industrial zoning from Bective Street will further strengthen the feasibility of industrial activities away from the town centre of Kells. 3.5 COMMERCIAL DEVELOPMENT Having regard to the amount and variety of land available for development purposes in the town centre, it is the strategy of the Plan to ensure that the majority of commercial activity takes place in the centre of the town. This will help to encourage a compact and consolidated central area to develop. Sufficient land has been zoned for potential commercial/residential development (11 hectares) to the east of Bective Street and Farrell Street behind the existing residential/business zone (C1). No further commercial zoning will be required, as the Urban Renewal Scheme will encourage existing commercial areas to become increasingly productive. Town Renewal Scheme: The Kells Town Renewal Scheme 2000 included portions of the Kells central area, all of which lie within the Town Centre of Kells (see Schedule 3). Tax reliefs and rates remissions are available in respect of the construction or refurbishment of buildings within these areas. The scheme presents a unique opportunity for the town to adjust and cater for emerging trends in commercial and residential development. This is a prime opportunity to encourage the revitalisation of the more derelict areas within the town centre, particularly on the upper levels of buildings, over existing businesses. Further local area plans are being prepared for the sites designated within the Town Renewal Scheme. 3.6 TOURISM Kells selection as a heritage town is regarded as a vital element in achieving the objective of becoming a major centre of tourism. The tourism base within the town is very much under-utilised. It is anticipated that the new Heritage Centre and associated Heritage Trail Walks will begin to realise Kells potential as a major centre of tourism. It is envisaged that further tourism promotion will focus on the religious history of Kells. 25

26 As mentioned in section 1.13 (Public Transport) of the Plan, the accessibility of Kells to other major urban centres in the form of public transport has increased dramatically in recent years. Further improved public transport and urban renewal for the Kells area will result in a growth in tourism to Kells in the future. 3.7 ROADS AND TRAFFIC Given the environmental quality of the town centre, its narrow substandard road network and the fact that all traffic passes through it, the planned N3 and N52 bypasses will be of substantial benefit to the development of the town. The emerging preferred route for the N3 Kells Bypass is from a point at the termination of the Navn to Kells realignment, passing through the townlands of Cookstown/Nugentstown/Gardenrath or Kilmainham, to a point west of Kells on the N52 Mullingar Road, in the townlands of Newrath Little/Calliaghstown or Lackmelch. A proposed interchange at this location (to be selected) will link the route to the N52. The proposed N52 Bypass commences from the interchange, west of Kells (location to be selected) to a point on the N52, north of Kells in the townlands of Cakestwon Glebe/Maudlin or Archdeaconary Glebe. An extension of the improved N3 to the Cavan Border is also currently being considered. The provision of a dual carriageway from Navan to Kells and both the N3 and N52 bypass will greatly benefit the local community. The re-routing of traffic will reduce journey times and accident rates, thus improving the environment of the local communities living on the N3 and the N52. This is critical if the fabric of the urban centre is not to be excessively challenged by the needs of an overtly car based transportation network as Kells expands and develops. The Council will also prepare an integrated cycle/pedestrian network plan for the County in general, to specifically promote the development of such facilities. A strategic car parking plan is in the process of being developed. Figure 5 Traffic on Farrell Street Traffic congestion will decline with the completion of the N3 bypass. The removal of trucks from the town centre is imperative for traffic circulation improvement. 26

27 3.8 SANITARY SERVICES It is the policy of the Council to: Ensure that any extensions of the water supply and sewerage networks in Kells area are carefully co-ordinated with road and housing developments; in order to ensure that the area expands in an orderly manner and in the interests of sustainable development. The intensive development of lands in the absence of public water supply and sewerage will not normally be permitted. Utilise the capacity allocated in the most efficient way, and investigate the possibility of acquiring additional capacity as resources permit. Open the Kells recycling centre within the life of this development plan. It is the intention of the respective Councils to improve the efficiency of both the public water supply and sewerage system. Water conservation practices will continue to be promoted in conjunction with the forthcoming Water Conservation Plan. 27

28 PART FOUR POLICY 28

29 4.0 INTRODUCTION This section sets out the policies to be implemented by the Council for the development and conservation of Kells. The policies have been devised to realise the objectives and adopted strategies of the Plan. 4.1 RESIDENTIAL DEVELOPMENT It is the policy of the Council to: Direct urban-generated growth into serviced towns and villages. The Council will permit only as much development in terms of quantity and type as is consistent with the capacity of the necessary infrastructure. Require the servicing of land prior to any residential development taking place. Residential development will be required to occur in a phased manner, ie. from existing areas outward. Promote a high quality of design and layout in new residential development. New residential development must be consistent with the Councils publication Guidelines for the Design and Construction of Housing Estates in County Meath which is currently being reviewed. Adhere to design manuals such as the Essex Design Guide, Streets for Living or such other guidelines as may be produced or approved by the Council over the life of this plan. It is a primary purpose of the Plan to ensure that sufficient land is available in appropriate locations to meet the housing requirements of the public and private sectors. Approximately 100 hectares (247 acres) of land are zoned for residential purposes in this plan. In all, 100 hectares (247 acres) of undeveloped land should more than adequately cater for the projected population of Kells to 2006 and beyond. In addition, all future residential zones will be required to be in reasonable walking distance from the Kells Town centre. Density: Residential densities within Kells will be required to be consistent with the Residential Density Guidelines for Planning Authorities document prepared by the Department of Environment and Local Government. The recommended residential densities for the various zones within Kells are listed in Schedule 5. In order to ensure the availability of zoned land for housing purposes for both the public and private sectors, the respective Councils will utilise their Compulsory Purchase Powers if deemed appropriate. 29

30 4.1.1 Central Area: The central area is primarily bounded by the junctions of the residential zoned areas to the north, the community facilities zone to the east, the junction of the Mullingar and Clonmellon Roads to the south and Bective and Suffolk Streets to the west. It will be the policy of the Council to encourage the use of upper storeys of business premises in the town centre, particularly for residential purposes. Conversion of such accommodation into flats will also be facilitated where appropriate. Schedule 5 outlines the recommended residential densities and types of housing for specific zonings within Kells. The recommendations are indicative only and are consistent with the findings of the Bacon Reports, 1,2 and 3. Prior to any further zoning and/or development of lands within the low-lying areas of the town centre, a comprehensive flood detail/relief study needs to be undertaken. See objective KS 5, page 22. Kells Urban Renewal Scheme: The Kells Urban Renewal Scheme 2000 allows for the provision of apartment and commercial developments to the east of Bective Street. Development of this nature will reduce the detrimental effects of urban sprawl around Kells. An area of 11 hectares (27 acres) has been zoned for this purpose and is subject to objective KS5 shown on page 22. An additional 1.7 hectares (4 acres) has been zoned for mixed use type development, incorporating higher density development. It will also be a policy of the Plan to promote urban consolidation principles in order to limit urban sprawl in Kells. Residential development, including backlands development will be promoted in the Residential/Mixed Use and Residential/Business Use zones to optimise consolidation South-East Sector: An additional area of 25.5 hectares (63 acres) is available for residential expansion. This sector is primarily bounded by the Athboy Road, the proposed bypass route and the community facilities zone, fronting the Navan Road. Residential development is currently occurring to the south of this sector, whilst the expansion of community facilities is expected to expand to its west and north, adjoining the Navan Road. The zoning of residential land in the south-east would increase the connectivity of the existing residential area to the south with the community facilities to the north South-West Sector: The south-west sector comprises an additional area of 19.1 hectares (47.2 acres) available for residential expansion. The majority of this sector adjoins the existing residential areas surrounding the Mullingar and Athboy Roads and the disused rail line. A 5.5 hectare (13.6 acre) area of land forms part of the south-west sector and adjoins the Oldcastle Road. This site is adjacent to the nursing home and directly opposite a small residential area. 30

31 This sector is predominantly low lying and will be bounded by the proposed bypass, which will act as a logical barrier to further residential expansion North-East Sector: The North-East Sector is arguably the most scenic and historic sector within Kells. An additional area of hectares (33.7 acres) is available for residential purposes. This area adjoins existing residential areas, between the Carlanstown Road and Slane Road. A small portion of the north-east sector (2.29 hectares) is zoned for lowdensity residential purposes in order to preserve the visual aesthetics of the area. This site adjoins the Slane Road. This sector is in close proximity to the sewerage works and the Headfort Estate. It is adjoined by existing, low-density residential developments and should remain as such. In order to preserve the aesthetics and historic elements of this area, no further residential zoning will be encouraged North-West Sector: The north-west sector zoning encompasses an additional area of 15.1 hectares (37.25 acres). The area will primarily be bounded by the proposed Kells bypass. Any further residential expansion to the north and/or north-west will be limited due to the positioning of the proposed Kells bypass, Blackwater House, the River Blackwater and its scenic environs. The north-west sector is adjacent to an existing open space zone, which will serve and buffer the existing residential areas and the proposed north-west residential zone Housing Needs: The Council will participate in the provision of housing to meet specific needs and in accordance with financial allocations from the Department of Environment and Local Government. These needs include the replacement of substandard or obsolescent housing and provision for the homeless and those living in substandard conditions. The Council s Housing Strategy, adopted on 3 rd September 2001, should be referred to for further details. 4.2 INDUSTRIAL DEVELOPMENT It is the policy of the Council to: Facilitate industrial development within the areas designated for industrial purposes. To this end the Council will co-operate with the IDA and Forbairt to expand employment opportunities in the industrial sector. Continue to encourage, facilitate and promote industrial development. The construction and completion of both bypasses will serve as a major incentive for location of new industry to the north-west of Kells. Encourage future industrial development within the Climber Hall Industrial Estate and Lloyd s Industrial Estate. Relieve the central area of Kells from industrial activity by rezoning industrial land to accommodate mixed uses. 31

32 4.2.1 Central Industrial Area (Bective Street): Zoning this land for mixed use/community facilities will alleviate the central area of Kells from the visual blight the site provides. The present industrial site is 2.37 hectares (5.66 acres) in size and is not sustainable for industrial purposes. Therefore, industrial operations located there will be encouraged to relocate to the burgeoning north-west industrial areas, as will new industrial ventures. The central industrial area is situated adjacent to the obsolete train line. Mixed uses would be compatible with the surrounds and further promote urban consolidation. Figure 6 Bective Street Industrial Site Industrial activities in the town centre are proposed to be re-located to the industrial areas in the north-west of Kells Climber Hall Industrial Estate: An additional 3.78 hectares (9.3 acres) of land has been given the specific objective of facilitating warehouse/manufacturing development (See Objective KS 6, page 22). Climber Hall is encouraged for warehouse/manufacturing based development due to its proximity to the proposed bypass and decentralised location Lloyd s Industrial Estate: Llloyd s Industrial Estate is not zoned. It is a logical area for industrial expansion as it links well with the Climber Hall Estate and the proposed bypass. However, zoning the area prematurely may detract from the feasibility of industrial development within the Climber Hall Estate. Industrial development should be focussed on the Climber Hall Industrial Estate for the life of this development plan. The consolidation of existing, zoned industrial land should prevail. 32

33 4.3 COMMERCIAL DEVELOPMENT It is the policy of the Council to: Promote Kells as the main commercial and retail area within the plan area. Commercial development outside of this area shall only be permitted on a small scale to serve local neighbourhood needs, in areas designated for local centre activities. Encourage and develop Kells as a strong commercial centre, serving an extensive hinterland. The core of the town is zoned for mixed residential and business purposes and it is the policy of the Council to link roads from the bypass and existing through roads to newly zoned areas. Kells Urban Renewal Scheme: The area of land to the east of Bective Street has been zoned for future commercial and residential development. This zoning is consistent with the Kells Urban Renewal Scheme prepared for Kells (see Schedule 7). The consolidation of commercial and residential activities will result. The zoning of a portion of land for open space is included to accommodate a 2.3 hectare (5.7 acres) town park. The park would be central to all residential areas of Kells and would link further commercial/residential development with areas containing community facilities. Development of the Urban Renewal site will be subject to the findings of a comprehensive flood detail study. 4.4 COMMUNITY FACILITIES It is the policy of the Council to: Reserve sufficient land to cater for the implementation of necessary community facilities which include: - Educational establishments - Public Health facilities - Community/Cultural places of assembly - Well sited and efficient access roads - Sporting and recreational facilities Community facilities should ideally be accessible to the majority of the residents of Kells. Hence, a site of size 4.85 hectares (12 acres) has been zoned for the purpose of community facilities, within the south-east sector, with pedestrian and vehicle access links to the Urban Renewal Site. Childcare facilities should be incorporated into new residential developments, in accordance with the Childcare Guidelines issued by the Department of Environment and Local Government in July 2001 and the Meath County Development Plan,

34 Community facilities are also provided for, within the north-west sector of Kells. This site of 2.43 hectares (6 acres), adjoins the Blackwater House Estate and the residential areas adjacent to the Moynalty and Carlanstown Roads. An additional hectares (36.52 acres) of land has been zoned for community purposes, fronting the Navan Road. Any development to occur on this site will be required to be aesthetically pleasing and act as an entrance feature for the town of Kells. A Local Area Plan may need to be prepared for this development site in order to achieve a sustainable and attractive development. Additionally, the sight line from the Navan Road to the historic sites within Kells must be maintained, via an appropriate setback from the road to the proposed development. 4.5 CONSERVATION AND AMENITY It is the policy of the Council to protect, conserve and enhance the town s heritage and to ensure that new development or redevelopment is sympathetic to the character of Kells. This plan has been prepared in accordance with the objectives of the document; Heritage Appraisal of Development Plans, 2000, prepared by the Heritage Council. Planning permission will be required for any changes to the exterior appearances of any buildings contained within the Architectural Conservation Area (Map 2) and/or the Area of Archaeological Potential (Map 2) Archaeological Protection It is the policy of the Council to: Ensure that all development in the vicinity of archaeological sites and monuments in Kells are sympathetic with and do not detract from the specified sites of archaeological significance. Schedule 2A lists the archaeological sites and monuments in Kells. Map 2 identifies the location of the archaeological sites and monuments in Kells. Ensure that, where relevant, all planning applications for new development of refurbishment/restoration works, within zones of archaeological potential are referred to Duchas and will take into consideration their observations. Provide incentives to encourage the conservation of archaeological items of significance and to extend the lifespan of these items. The area shaded on Map 2 indicates the Area of Archaeological Potential. Planning applications for development within these areas will be referred to Duchas and their observations will be considered. The Council will discourage foundations deeper than 1m in this zone and may request a test exploration from applicants for consideration by the Council. 34

35 The Council will also co-operate in improving access to cultural heritage sites and in the provision of interpretative and other facilities. When granting planning permission for development involving sub-surface excavation, the attention of the applicant will be drawn to the legal obligation of reporting the discovery of archaeological finds to Duchas. In addition, the Council may impose conditions necessitating supervision of site excavations by a professional archaeologist Architectural Heritage: It shall be the policy of the Council to preserve protected buildings and items of architectural, artistic and historical interest listed in Schedule 2. The sympathetic renovation or reuse of such structures shall be encouraged and promoted. The retention of the traditional shopfronts in the town will be promoted. Proposed new shopfronts will be encouraged to adopt the design principles outlined in Schedule 4. Schedule 4 Shopfront Design summarises the main considerations of the Council in assessing proposals to provide new shop fronts on existing buildings. The conservation area shown on Map 2 contains the siting of buildings of architectural interest. In considering applications for development and redevelopment in this area, the Council will take into account the individual merits of the existing building, the impact of the proposal on it and the overall impact on the character of the streetscape. The Council s Urban Renewal Scheme will also prevail Natural Heritage Areas: It is the policy of the Council to: Protect the heritage areas set out in the Plan by prohibiting development that would have an adverse impact on these areas. In particular, applications for planning permission in these areas will be referred to Duchas for their ecological assessment of the proposal. All recommendations made by Duchas will be taken into consideration by the Council in the making of its decision. Protect and preserve the number of fine trees in Kells, through Tree Preservation Orders and development control. Proper tree husbandry will be encouraged as will the planting of native species to replace existing stocks. Section 5.6 of the Plan discusses standards for tree preservation and landscaping. Protect individual or groups of trees which have amenity value and to prepare Tree Preservation Orders where the Council considers appropriate. 35

36 4.5.4 Town Renewal Scheme: Many sites have been designated for renewal within the Kells Town Renewal Scheme It will be the policy of the Council to ensure the improvement and screening of neglected sites and the renewal, repair and/or maintenance of structures. Schedule 3 identifies the sites designated for renewal and outlines the concept of the Kells Town Renewal Scheme Where appropriate, development of infill and derelict sites, obsolescent land, and the creation of access to landlocked development land will be encouraged. 4.6 ADVERTISING While it is recognised that advertising aids economic growth and development, it is nevertheless evident that a proliferation of signage can be visually obtrusive and can interfere with amenities. Accordingly, in considering applications for advertising structures, the Council shall take into account their design, size and location in relation to adjoining buildings and amenities. Well designed signs, advertising the goods or services for sale on the premises, as opposed to national brand advertising, will normally be permitted. Outdoor advertising in residential, open space, conservation areas and historical sites will be restricted. Detailed advertising standards are outlined in section Conservation Areas: Within designated Conservation Areas, it is a policy of the Council to ensure that all advertising signage and structures are well designed and at a scale compatible with their sensitive location. Where excessive or inappropriate advertising structures already exist, the Council will encourage schemes or proposals for their removal or improvement. 4.7 DEVELOPMENT CONTRIBUTIONS The Council, at present adopts a wide range of contributions towards the development of infrastructure in a range of areas from water services to roads, footpaths, car parking and community facilities. It is an objective of the Council, within a period of two years to introduce a new "Contribution Scheme" to cover a wide range of physical and social infrastructure categories on a standardised basis. This scheme will in turn be based on individual, costed proposals for various projects on a county wide basis. 4.8 SECURITY The Council is aware of the difficulties experienced when developers of large proposals fail to comply with planning permission. The Council will therefore require developers to provide a security for the proper completion of developments, with particular emphasis on large residential proposals. 36

37 The security required will be linked to the amount of roads, footpaths, lighting, services and open space being provided. Large proposals may be granted in a phased manner and provision of security will be in respect of each phase. 4.9 DISABLED ACCESS It is the policy of the Council to ensure that access requirements for disabled persons are incorporated into the design of residential, commercial, institutional and industrial developments. 37

38 PART FIVE DEVELOPMENT STANDARDS 38

39 5.0 INTRODUCTION In assessing whether a proposed development is in accordance with the proper planning and development of Kells, it is necessary to give consideration to a series of specific and detailed planning principles, standards and regulations as provided for in the Planning and Development Act, This section of the Plan sets out the development standards that new developments will be required to attain by the Council. The guidelines of the Council s Architectural Framework Plan for Kells will need to be considered. 5.1 LAND USE ZONING OBJECTIVES The purpose of land-use zoning is to promote orderly, sustainable development and ensure that incompatible developments do not locate adjoining each other. In this plan, diverse development areas are identified and described in the urban detail map series. These include both existing built areas and undeveloped lands. In undeveloped areas, areas earmarked for development have been indicated and the land use zoning objectives have been prepared to inform as to the social and physical infrastructure that will be necessary to sustain new development. Table 1 Land Use Zoning Objectives ZONE ZONING OBJECTIVE A1 Residential To protect and enhance the amenity of developed residential communities. A2 Residential/Open Space To provide for new residential communities and community facilities and to protect existing residential areas. A4 Residential/Mixed Use To provide for new residential communities with ancillary mixed uses to include community facilities, neighbourhood facilities and employment uses utilising higher densities in accordance with approved local area plans. A5 Low Density Residential C1 Residential/Business Uses To provide for low density residential development in accordance with local area based planning and individual dwelling design. To provide for and facilitate mixed residential and business uses in existing mixed use central business areas. E1 Industrial To provide for industrial and related uses subject to the provision of necessary physical infrastructure. F1 Open Space To provide for and improve open spaces for active and passive recreational amenities. G1 Community Facilities To provide for necessary community, recreational and educational facilities. 39

40 Explanatory Notes: In A1 zones, the Council will be primarily concerned with the protection of the amenities of established residents. While infill or redevelopment proposals would be acceptable in principle, careful consideration would have to be given to protecting amenities such as privacy, daylight/sunlight, aspect and so on in new proposals. A2, A4 and A5 zones are intended to be the main areas for new residential development, whose layout would be determined by the subsequent requirements outlined in Section 5.2. It is envisaged however, that before development should proceed in both A2 and A4 zones, which envisage higher residential densities, local area planning will be required to be carried out either by the Council or the applicant under the Council s direction, to set an overall context for a given proposal. In A5 zones, where lower densities are envisaged, it will be encouraged, that given development proposals will be set in a local area plan context. In all circumstances, the applicant, under the direction of the Council will be required to address issues such as integration with surrounding development and land uses, open space location, access and pedestrian and cyclist needs and so on. C1 zones have been identified to encourage mixed use development and for this reason it will be a requirement to include at least 50% of a given sites area for residential development. E1 zones are identified for industrial type uses. Larger scale industrial proposals will be required to submit a local area plan for the proposal. F1 and G1 zones are self explanatory and relate to community and amenity uses of specific areas Zoning Matrix: Use Classes Related to Use Zones Uses other than the primary use for which an area is zoned may be permitted provided they are not in conflict with the primary use of the zoning objective. In order to provide guidance on the matter, the land use zoning matrix below (Table 2) illustrates the acceptability or unacceptability of various uses for each of the zoning objectives. The table indicates uses under each zoning objective which:- Will normally be permitted (A). Are open for consideration (O). Will not normally be permitted (X). 40

41 Whilst the matrix and the tables list the land use activities most commonly encountered, they are not exhaustive lists. From time to time other land use activities, which are not covered in the list, may be proposed. Any such proposal will be considered on their merits and their compatibility with the expressed objectives of the zone. The matrix relates to land use only. Factors including density, building height, traffic generation, design criteria and potential nuisance are also of importance in establishing whether or not a development proposal would be permissible in a particular location. These issues will need to be discussed prior to the submission of a planning application. Table 2 Land Use Zoning Matrix ZONING USE CLASSES A1 A2 A4 A5 C1 E1 F1 G1 Abattoir X X X X X A X X Adverts O O O O O A X X Outdoor Ad Structures X X X X X A X X B& B O O O O A X X X Betting Office X X X X O X X X Car Park (Commercial) X X X X O O X X Caravan Park X X X X X X O X Cash & Carry X X X X O A X X Casual Trading X X X X O X X X Cemetery O O O O X X O A Church O O O O A X O A Community Facility O O O O A O O A Crèche/Childcare O O O O A O O A Cultural Facility O O O O A X O A Dance Hall/ Night Club X X X X O X X X Doctor/Dentist O O O A X X O X Education O O O O A X O A Funeral Home X X X X A X X A Garden Centre X X X X X X O X Guest House O O O O A X X X Halting Site/ Group Housing A A A A O X O O Scheme Health Centre O O O O A X X A Home Based Economic O O O O O X X X Activities Hospital X X X X A X O A Hotel X O O X A X X X Fuel Depot X X X X X A X X Industry-General X X X X X A X X Industry-Light X X X X O A X X Motor Sales/Repair X X X X X O X X Offices<100sq.m O O O O A A X X Offices sq.m X X X X O X X X Offices>1000sq.m X X X X O X X X 41

42 Open Space A A A A A A A A Park & Ride A A A A A A A A Petrol Station X X X X O A X X Public House X X X X O X X X Public Services A A A A A A A A Sports Facilities O O O O A A A A Recycling Facility A A A A A A A A Refuse transfer X X X X X A X X Residential A A A A A X X X Residential Institution O O O O O X O A Restaurant/Café X X X X A O X O Retail Warehouse X X X X O O X X Retirement Home O O O O A X X A Shop- Local O O O O A O X O Shop-Major X X X X X X X X Take-Away X X X X O X X X Telecommunication Structures O O O O O A O O Transport Depot X X X X X A X X Veterinary Surgery O O O O O X X X Warehouse X X X X X O X X Water Services A A A A A A A A 5.2 RESIDENTIAL DEVELOPMENT The Council s requirements in relation to residential developments are detailed in the publication, Guidelines for the Design and Construction of Residential developments in County Meath. These shall be the standards required for such developments. The Council s Housing Strategy, adopted on 3 rd September 2001, will ensure that proper planning for sustainable residential developments is undertaken. The Housing Strategy will allow the enactment of the relevant standards for future housing developments to be implemented within Kells. In particular, the provision of social and affordable housing. The Council will ensure that the following qualities are achieved in residential developments: High standards of design and layout. Privacy. Protection of existing amenities. Traffic safety. Accessibility. Appropriate levels of social and affordable housing. 42

43 5.2.1 Density The policy basis of the Council in the provision of either public or private housing, is to ensure that housing of a good standard is available at reasonable cost throughout the County. Appropriate locations and form that will contribute to the sustainable development of the County will be promoted. The Council recognises the benefits of increasing the density of residential development in appropriate locations. Various reports such as the National Sustainable Development Strategy, the Strategic Planning Guidelines, the Bacon Reports, 1,2 and 3 on house prices and the Planning Guidelines on Residential Density provide guidelines on the benefits of urban consolidation. In terms of further guidance on densities, considered appropriate in various locations, Schedule 5 sets out a matrix of potential scenarios and the densities that may be considered, given compliance with reasonable qualitative standards Design Standards In terms of the qualitative aspects of design, it will be the policy of the Council to: Actively encourage the use of acknowledged "best practice" design guides from Ireland and the U.K. And to consider the approaches in such guides as a reference point for qualitative assessment of such schemes. Promote the use of Local Area Planning based approaches to the comprehensive development of new residential areas, particularly in A2 (new residential), A4 (mixed uses) and A5 (low density residential) zones. The primary objectives in such plans and the Council s objectives generally in relation to qualitative aspects of design are found in the Council s Guidelines for the Design and Construction of Residential Developments in County Meath, and include the following; i. The promotion of greater variety in residential unit types. ii. Provision of a high standard of open space, creating central amenity areas and including submission of a detailed landscaping and tree planting programme with a given application. iii. Ensuring that housing layouts achieve reasonable levels of privacy, freedom from observation will be a priority. The manner of a given buildings relationship to another and the use of screening devices and landscaping will be taken into account. iv. New development will be encouraged to optimise usage of orientation and natural sun-lighting with single aspect housing being discouraged and multiple aspects being considered an advantage in apartment type development. 43

44 v. The provision of public spaces with high levels of connectivity, internal and external circulation routes, to facilitate the free movement within residential development areas Landscaping and Public Open Space New housing developments must be complemented by the provision of adequate and appropriately designed open space. The open space should be designed as an integral part of the residential development, being both visually and functionally accessible to the maximum number of dwellings. Open space should have dwellings oriented to face directly on to it to facilitate the passive supervision of the space. Housing developers will be required to devote at least 10 per cent of the total site area to open space in accordance with the requirements of this Plan as set out in this section. Areas of roads, footpaths, grass margins and other spaces incidental to roads shall not be considered as part of the open space provision. The Council must be satisfied as to the quality and usefulness of the open space. It is the policy of the Council that all housing developments be satisfactorily landscaped. The landscaping shall be carried out in a phased manner in line with the construction of the elements of the development. In general, the Council will require the developer to provide a minimum provision of 2.5 hectares (6.18 acres) of usable open space per 1000 population, with each person being equivalent to a bedspace. Bedspace provision in given development scenarios are set out in Table 3. For further details, refer to the Council s Guidelines for the Design and Construction of Residential Developments, Table 3 Open Space Requirements Bedroom Numbers Bedspace Equivalents and over 6 and 1 per additional bedroom In certain circumstances, where these standards cannot be met and more intensive recreational facilities may be desirable, the provision of such facilities in lieu will be considered or contributions may be levied towards the provision of public facilities. The Council s forthcoming Development Contributions Plan will need to be referred to. 44

45 5.2.4 Public Service Utilities Public utility (electricity, gas, telephone, television/telecommunications) services must be ducted underground. Street lighting shall be in accordance with the recommendations made in the ESB publication entitled Public Lighting in Residential Estates. Public lighting shall be required to be provided for all pedestrian links. 5.3 INDUSTRIAL AND COMMERCIAL DEVELOPMENT In general, new commercial and industrial development shall not exceed a plot ratio of one or a site coverage of two thirds and compliance with such standards will also be dependent on satisfying other considerations such as parking needs. Where an existing site or surrounding sites have a plot ratio or site coverage in excess of these standards, redevelopment or development as the case may be, may be permitted to this higher level. Development to this higher level will be required to conform to all other development objectives, policies and standards. In terms of parking, the standards set out in Schedule 6 will be applied. In some cases, where full compliance would be impracticable or undesirable as determined by the Council. Contributions towards future public parking facilities may be accepted in lieu. In addition, the Council may specify provision of secure and covered facilities for cycle parking and specific arrangements for commercial loading and unloading activities. 5.4 CAR PARKING STANDARDS It is the policy of the Council, that adequate provision is made for off-street car parking, either within the site boundaries or convenient to the principal use served. Developers will be required to provide car parking facilities in accordance with the requirements illustrated in Schedule 6. If the required car parking standards cannot be met, the Council may require the developer to make a financial contribution towards the cost of public car parking instead. The Council s forthcoming Development Contributions Plan will need to be referred to. All development proposals will, according to their size, have to consider some or all of the following points: amount of traffic generated by the use. impact of traffic generation on surrounding road network. driveway location and service vehicle access. traffic circulation pattern and parking layout. safety of pedestrians and pedestrian circulation patterns. 45

46 5.5 ADVERTISING AND SHOP FRONT DESIGN Shop-Front Advertising The number of advertising signs attached to a building shall be limited and no sign shall be excessively obtrusive or out of scale with the building facade. Shop fronts and fascias shall be an integral part of the character of the buildings and shall not interfere with windows or other features or detailing of facades or gables. Projecting signs can obscure the fronts of buildings and cause visual clutter and shall be strictly controlled. In assessing applications, regard shall be had to the dimensions of the sign, its projections, its relationship to the building and surrounding buildings and to the street generally. The use of traditional hand painted timber and/or wrought iron projecting signs shall be promoted. The provision of internally illuminated projecting signs or box fascias shall be restricted Outdoor Advertising Structures Outdoor advertising structures will not generally be permitted, whether free standing or attached to buildings. However, in cases where they screen a derelict structure or other eyesore, they may be permitted on a temporary basis. Generally outdoor advertising shall not be permitted where it would conflict with the visual amenity of residential areas and open spaces, on or near buildings of architectural or historical importance or where it would confuse or distract users of any public road. In industrial areas, it is the intention of the Council to minimise the necessity for signage within industrial estates by the provision of grouped signage of a uniform nature. This should be located at the entrance to industrial estates. The use of the public footpath for casual advertising (e.g. sandwich boards), goods display or trading shall be discouraged Roller Shutters The erection of roll down external type security screens on or in front of the building line, will be discouraged by the Council. Where security shutters are permitted, a light concertina type grille shall be used and in all cases shall be treated with a colour to match the shop front colour scheme. Shutters shall be provided in such a way that no part of the shutter or its casing extends beyond the face of the building. Where possible, the shutter shall be recessed to provide for a window display area. Schedule 4 specifies the guidelines, the Council will promote for shop-front design. 46

47 5.6 TREE PRESERVATION AND LANDSCAPING Trees are a valuable resource for the urban environment as they improve the quality and appearance of localities. Trees can contribute to the character and scenic value of a streetscape or locality as well as adding a historical dimension. The damage or destruction of trees (including ringbarking and lopping) must not be undertaken without prior consultation with the Council. Therefore, the purpose of tree preservation is: to establish controls for the preservation of trees to enhance the aesthetic appeal and amenity within County Meath; and to ensure the appropriate selection and siting of trees. Where mature trees or significant hedgerows are located on lands which are being considered for development, the survey procedures below shall normally be required by the Council. Figure 7 Residential Tree Planting Survey The planting of trees helps to soften the streetscape in residential areas. All trees with a diameter of 150mm or more measured at a height of 1.4m or greater above ground level shall be marked down on a scaled site layout map. Trees shall be numbered and identified on the site map and correspondingly plotted on a map consistent with that above. Trees shall be described by reference to species, spread, shape, condition, height and remedial works necessary. Hedgerows shall be shown and described with reference to their condition, extent and the predominant species contained therein. 47

48 5.6.2 Guidelines for the Protection of Trees During Construction Where trees are to be preserved on a site, it is essential that such trees be protected from damage, during construction, arising from plant movement, storage of materials, ground level changes or other site works. Fencing of stout construction shall be erected outside the maximum branch spread of the tree or tree group. No excavated, or other material, should be stored within the enclosed area or within 5 m of the trunk of any tree. Items such as telephone cables or notices should not be attached to any tree. Vehicles should be kept clear of the enclosed area and the burning of rubbish should not take place near such areas. Walls or other structures should only be built at sufficient distances from trees and hedges, which are, required to be preserved, so as to preserve their long term vibrancy Selection and Siting of Trees The use of native species will be promoted for all developments, a list of which can be found in the publication; Census Catalogue of the Flora of Ireland, In addition, the selection of trees should take into account as a minimum the following matters: appearance, size and screening capability; shade and sunlight requirements; maintenance costs. 5.7 SECURITY The completion of development in compliance with the terms of a planning permission is a basic expectation of the Council and those immediately affected by a proposal. In some cases of larger developments such as housing estates or extractive or other industries, it is a requirement that adequate securities are collected by the Council as a safeguard against serious breaches of the planning code. Intervention by the Council itself may be required to address extreme breaches. For this system to work effectively, it is the experience of the Council that cash deposits, held by the Council are the most effective means of establishing strong security. The Council will continue this policy and require an adequate security, calculated as a proportion of development costs and relative risks. 48

49 PART SIX SCHEDULES 49

50 SCHEDULE 1 Terms and Definitions The definitions listed below explain some of the terms used throughout this development plan. The definitions have no legal significance. Backlands: Under-utilised land to the rear of town centre shops/residences, capable of sustaining intensified residential and or commercial schemes. County Development Plan 2001: Refers to the Meath County Council Development Plan Density: A measure of the intensity of land use. Plot Ratio and Site Coverage are indices of density and are defined under the appropriate headings below. Duchas: The heritage service of the Department of Arts Heritage, Gaeltacht and Islands in relation to policy matters and the operation of development control. Forbairt: The agency providing state support to indigenous Irish agencies/companies. Heritage Town: A town named so within the Department of Environment and Local Governments publication, Town Renewal Scheme A Heritage Town generally contains considerable sites and/or areas of heritage and historical importance. IDA: Organisation established to direct investment towards cities and towns, locations generally sought by overseas companies, who do not wish to be far removed from skilled labour pools and the advantages of linkages with other suppliers. Kells: Refers to the Kells Urban District Council area and its surrounding environs as shown on Map 1, the Kells Urban Detail Map. Kells Urban District Council: The local authority for the town of Kells, provides an extensive range of infrastructure services, and plays an active role in the development of the county s industry, business, social, arts, heritage and cultural affairs. It also functions as the regulatory body for certain matters at local level. Kells Urban Renewal Scheme: Architectural framework document prepared for the Council focussing on future town centre redevelopment. Local Area Plans: A local area plan under Section 18 of the Planning and Development Act, Major Urban Centre: Centre where a wide range of commercial, industrial and community functions would be delivered with a significant residential role. Plot Ratio: The gross floor area of the buildings divided by the area of the site. The plot ratio is used to depict the intensity of use on the site. The calculation of the area of site adjoining road widths is excluded. 50

51 Site Coverage: The total area of ground covered by a building, divided by the total ground area of the site behind the front building line and excluding land lying between the front boundary line and the public street. Strategic Planning Guidelines for the Greater Dublin Area: Report prepared for the local authorities in the Greater Dublin Area and the Department of Environment and Local Government, in conjunction with regional authorities. The report sets out a coherent strategic planning framework for development plans, provision transportation, sanitary services and other infrastructure. Sustainable Development: Development which meets the needs of the present without compromising the ability of future generations to meet their own needs. The Council: Refers to Meath County Council. The Plan: Refers to the Kells Development Plan Town Renewal Scheme: Tax incentive based scheme aimed at promoting development of dilapidated and/or derelict sites within designated towns of the Town Renewal Scheme. Tree Preservation Orders: Orders made by the Council for the preservation of trees in the interests of amenity. Urban Consolidation: The development or re-development of under utilised urban land in an efficient, compact and robust fashion. Urban Renewal: The revitalisation of urban areas through the evolution of development objectives and strategic planning principles. Urban Sprawl: The continual outward expansion of development, being primarily residential away from the core town centre. This form of development is viewed as being unsustainable. 51

52 SCHEDULE 2 Protected Structures of Architectural, Artistic and Historic Interest Bective Street (From North to South) 1. Presbyterian Church 2. Former Christian Brothers School, presently F.B.D Insurance. 3. Christian Brothers Residence, facing east onto Bective Street 4. Former Vocational School, presently Adult Education Centre/District Court at rear Cannon Street 5. Present Foras Coiseanta Aitul (F.C.A.) headquarters Castle Street 6. Three storey, three bay building with attached two storey building to the south, formerly Farrelly s Church Lane 7. St. Colmcille s House Church Street 8. St. Columba s Church (Church of Ireland Parish Church) Cross Street 9. Dunnes Drapery 10. Olohans, a four bay, two storey house with doric doorcase Headfort Place (From East to West) 11. Former Courthouse, facing west onto Headfort Place, presently Kells Heritage Centre 12. Late 18 th Century two storey house with fanlight and pediment doorcase, west of St. John s churchyard 13. Late 18 th Century two storey house with fanlight and pediment doorcase, west of St. John s churchyard, adjoining above house 14. Late 18 th Century two storey house with fanlight and pediment doorcase, west of St. John s churchyard 52

53 15. Five Bay, two storey house to the east of Halla an Bhaile (Town Hall) 16. Halla an Bhaile (Town Hall), present Kells Urban district Council Offices 17. Five Bay, two storey house, to the west of Halla an Bhaile 18. Headfort Arms Hotel, East, Central and West Building 19. Former Headfort Estate Office, east of church 20. Font, facing north onto Headfort Place 21. Parochial House 22. Orphan s Chapel, to rear of Parochial House 23. Three bay, two storey house with fanlight to the west of Parochial House 24. Convent of Mercy 25. Former Masonic Hall, facing east onto Headfort Place, presently Kells Credit Union John Street 26. Bank of Ireland 27. Early 19 th Century, two storey over basement building, to the west of the Bank of Ireland 28. Early 19 th Century, two storey over basement building, to the west of the Bank of Ireland and adjoining above building Kenlis Place 29. Pair of roughly cut, two storied ashlar buildings, sharing carriage arch Lord Edward Street (Corner Oliver Plunkett Road) 30. Former Primary School Market Street 31. Five bay, two storey building with doric doorcase 32. Duke Bros, five bay, two storey building with doric doorcase Navan Road 33. Eureka Girls School 34. Kenlis Lodge 53

54 NOTES: Further investigations are being carried out by the Council into the structures listed above. Reference should be made to the forthcoming inventory of protected structures, being prepared by the Council, which identifies the significance of all the protected structures above. The curtilage (surrounding site area) of all protected structures are included as part of the protected structure. Reference should also be made to Map 2 of the Plan, which identifies the location of all protected structures within Kells. 54

55 SCHEDULE 2A Protected Archaeological Sites and Monuments Cannon Street 35. Mural Tower/Remains of St. Mary s Abbey 36. Remains of Old Town Wall Church Lane 37. St. Colmcille s House Climber Hall 38. St. Columba s Well 39. The Columban Monastery St. Columba s Church (Church of Ireland Parish Church) Late 18 th Century gates Square Bell Tower of Medieval Church Spire of Medieval Bell Tower Round Tower at south gate All masonry walls within and around Columban Monastery West Cross East Cross South Cross North Cross Medieval Grave Slabs 13 th Century Tomb Pre 1200 font Sundial Three heads on Square Bell Tower Plaque on Square Bell Tower Heraldic plaque on Square Bell Tower Cross Slab Effigial Slab Cross Slab with Maltese Cross 55

56 Cross Slab with inscription Headfort Place 40. Market Cross 41. St. John s Churchyard Effigial Slab Architectural fragment NOTES: Further information can be found for the above protected archaeological sites and monuments in the Duchas document, Urban Archaeological Survey. The curtilage (surrounding site area) of all archaeological sites and monuments are included as part of the protected monument/site. Reference should also be made to Map 2 of this plan, which identifies the location of the archaeological sites and monuments. 56

57 SCHEDULE 3 Town Renewal Scheme 2000 A Town Renewal Scheme was announced in 1999 and guidelines were issued by the Department of Environment and Local Government in 1999 on the preparation by local authorities of Town Renewal Plans. The Town Renewal Scheme applies a tax incentive based approach to addressing the problem of decay and dereliction of towns. County Councils were asked to select the towns for which Town Renewal Plans were to be submitted. A Town Renewal Plan was submitted for Kells. An Expert Panel assessed these plans and announced Kells as a successful candidate for the Town Renewal Scheme. Framework legislation for the new scheme has also been prepared. A detailed explanation of the Town Renewal Scheme is found in the Department of Environment and Local Governments publication, Green Light for 100 Towns as Town Renewal Scheme Gets Underway. Included within this Schedule are: 1. Town Renewal Scheme 2000, map of Kells 2. Incentives Recommended by Expert Advisory Panel on Town Renewal Any development proposed for areas designated for Town Renewal should be consistent with the objectives for the designated development site and discussed with the Planning Section prior to the submission of a planning application. A Local Area Plan for Kells is being developed, containing Action Area Plans for the designated Town Renewal Sites. The Local Area Plan will need to be consulted prior to the submission of a planning application. 57

58 SCHEDULE 4 Shopfront Design Guidelines In the re-development of shopfronts and in the provision of new shopfronts on existing buildings, the following considerations shall apply; 1. The appearance and proportions of the original shopfront shall be retained. 2. Changes in internal ceiling heights, where required shall not interfere with the proportions and depths of fascias. 3. The design (or re-design) of the shopfront shall be approached in an integrated way, including advertising, lighting and other features. 4. Vertical emphasis and proportions shall be kept and plot divisions shall be expressed externally. 5. Colour schemes shall co-ordinate with adjoining buildings and shopfronts and shall be chosen to enhance the proportions and detailing of the entire building. 6. The conservation guidelines contained in the Department of Environment and Local Government s, Guideline No. 14 Conservation Guidelines Shopfronts. The following activities will be discouraged by the Council: 1. Removal of features or alterations to existing shopfronts, where they are of townscape, historical or architectural significance. 2. The enlargement or re-modelling to a horizontal emphasis, of existing windows above ground floor level. 3. The construction of fascias, linking two or more buildings or plots, which have different architectural identities. Figure 8 Shop Front Cross Street Shopfronts and their colour schemes should enhance the streetscape and co-ordinate with adjoining buildings. 58

59 Recommended Residential Densities SCHEDULE 5 The following Density Matrix is indicative only. All proposed residential developments and densities will be assessed on their merits. For further reference on recommended residential densities, the Residential Density Guidelines for planning Authorities 1998 document prepared by the Department of Environment and Local Government should be consulted. Density/Location High Density Walking distance of town centre Along public transport corridors Urban edge/rural villages Medium Density Walking distance of town centre Along public transport corridors Urban edge/rural villages Low Density Walking distance of town centre Along public transport corridors Urban edge/rural villages Units Per Hectare (Acre) 30+ (12+) 30+ (12+) Not desirable (8-12) (10-12) (6-10) 15 (6) Not desirable 7-10 (3-4) Housing Type Zoning/ Setting Car Parking Apartments Central (C1) <1 per apartment Apartments Urban (C1, A4) < 1 per apartment Not Not desirable Not desirable desirable Urban (A4), Suburban (A2) Urban (A4, C1) Suburban (A2) Suburban (A2 only) per unit per unit per unit Terraces/Semidetached Terraces/Semidetached Terraces/Semidetached Detached/Semidetached Suburban (A per unit only) Not desirable Not desirable Not desirable Detached Suburban (A2, A5) per unit 59

60 SCHEDULE 6 Car Parking and Service Parking Requirements Car parking spaces are to be provided in accordance with the standards set out in the following table. For uses not specifically listed, the parking requirement is to be as required for the most similar use of equivalent intensity. USE CAR PARKING SERVICE PARKING Residential Dwellings 1 per dwelling unit N/A Flats/Apartments 1.25 per Flat/Apt. 0.5 per residential unit Bedsit Accommodation To be specified by the Council None Hotel Accommodation (see also bars) 1 per bedroom (excluding function room and bars) Guesthouses 1 per bedroom None Motel 1 per bedroom None Accommodation (excluding function room and bars) Hostel 1 per 3 bedrooms None Accommodation Self-catering 1 per 2 bedrooms None accommodation Institutions 1 per employee None Mobile Home Parks 1 per stand None Employment General Industry Warehousing Offices Commercial Shops including shopping centres and retail warehousing 1 per 35sq.m. gross floor area 1 per 100sq.m. gross floor area 1 per 25sq.m. gross floor area 1 per 20sq.m. gross floor area Cash and Carry 1 per 100 sq.m. gross floor area Banks 1 per 20 sq. m. gross None floor area Restaurants 1 per 5sq.m.dining None 60 1 commercial vehicle space per 200 sq. m gross floor area 1 HGV space per 2000 sq.m gross floor area 1 HGV space per 1000 sq.m gross floor area None To be specified by the Council, depending on circumstances Variable- as above

61 Bars, Lounges, Function Rooms incl. such spaces in hotels Service Garages area. 1 per 4sq.m. of public area 1 per 300 sq.m. site area Variable depending on circumstances None Health and Education Facilities Hospitals 1 per bed None Surgeries 2 per consulting room None Nursing Homes 1 per 3 beds & 1 None space per employee Schools 3 per classroom None Colleges To be determined by None the Council Community Facilities Churches 1 per 6 seats None Libraries 1 per 20 sq.m. gross None floor area Cultural Buildings To be determined by None the Council Crèches 1 space per employee None & 0.25 spaces per child Cinemas Theatres 1 per 3 seats None Funeral Homes To be determined by None the Council Community centres To be determined by the Council None Sports Facilities Sports Clubs including swimming pools, tennis courts etc Golf / pitch and putt courses To be determined by the Council None To be determined by None the Council Golf driving ranges 2 per 2m. of base line None Greyhound tracks 1 per 3 seats None Bowling Alleys 6 spaces per lane None Stadia 1 per 3 seats None 61

62 NOTES: a. In the case of any specific uses not listed in the above table, the Council will specify its requirements in relation to parking. b. Car parking bays shall comply with a minimum width of 2.4 metres in width and 4.75 metres in length. Short term parking bays in retail developments shall, in addition be at least 2.5 metres wide. c. Parking facilities for mobility impaired drivers and their vehicles shall be provided at the general rate of 1 per 100 spaces with the Council specifying minima in individual circumstances. Such spaces shall be proximate to entry points to proposed buildings. d. The parking standards for residential development will be reviewed in central urban sites and where innovative design principles are adopted. In such cases grouped parking will be encouraged. e. Where specified levels of parking cannot physically be complied with, a levy towards the parking deficit may be imposed by the Council. (Refer to the Council s forthcoming Development Contributions Plan). 62

63 Schedule 7 Kells Urban Renewal Scheme (Central Area)