Planning Agents Briefing Á ras Chill Dara 8


Planning Agents Briefing Á ras Chill Dara 8
Planning Agents Briefing
Áras Chill Dara
8th June 2011
New Development Plans
Forward Planning Work Programme
Building Control – new issues
Service Departments
– Environment
– Water Services
– Transportation
• Questions & Answers
County Development Plan
Operative from 2nd May 2011
• Introduction
• Content
• Key Issues
Core Strategy / Settlement Strategy
Economic Strategy / Retail
Design Guidelines
Development Management Standards
Development Plan
Sets out an overall strategy for the proper
planning and sustainable development of
County Kildare
– informed by National Spatial Strategy / Regional
Planning Guidelines/ Ministerial Guidelines etc.
– accompanied by Strategic Environmental Assessment
/ Appropriate Assessment / Strategic Flood Risk
Volume I – 19 Chapters
(Introduction, Core Strategy, Settlement Strategy,
Housing, Economic Development, Retail,
Infrastructure, Natural and Built Heritage,
Design Guidance, Village/ Settlement/ Environs
Plans, Development Management Standards)
Volume II – Appendices
(Housing Strategy, Scenic Routes, Landscape
Character Areas, SMR)
Environmental Reports – SEA /AA
Core Strategy
• Target population in 2022 – 252,640
• Target no. housing units in 2022 – 112,477
• RPG Population & Housing targets 2006-2017
– 35%: Leixlip, Maynooth, Celbridge, Kilcock
– 65%: Remaining areas of Kildare (Hinterland)
• Defines Settlement Hierarchy
• Environmental Sensitivities (SEA) - emergence
of preferred development strategy
Settlement Strategy
• Sets out the County’s Settlement Hierarchy (7 tiers)
Large Growth Towns I
Large Growth Towns II
Moderate Sustainable Growth Towns
Small Towns
Rural Settlements
Rural Nodes
• The role of each tier is clearly outlined
• Housing and population allocations 2006-2017 are
set out
County Kildare Settlement Hierarchy 2011- 2017
Settlement Category
Designated Settlement
Large Growth Town I
Large Growth Town II
Maynooth, Leixlip (including Collinstown) & Newbridge
Moderate Growth Towns
Metropolitan Area
Celbridge & Kilcock
Hinterland Area
Athy, Kildare, Monasterevin & Kilcullen
Small Towns
Clane, Sallins, Kill, Prosperous,
Rathangan, Athgarvan, Derrinturn & Castledermot
Johnstown, Straffan, Ballymore-Eustace, Allenwood, Johnstownbridge, Coill
Dubh / Coolearagh, Kilmeague, Caragh, Kildangan, Suncroft &
Rural Settlements
Rural Nodes
Broadford, Milltown, Kilteel, Staplestown, Ardclough, Robertstown, Allen,
Brannockstown, Rathmore/Eadestown, Twomilehouse, Brownstown, Cutbush,
Maddenstown, Nurney, Calverstown, Rathcoffey, Narraghmore, Moyvalley,
Maganey/ Levitstown, Kilmead & Kilberry
Clogherinka, Cadamstown, Kilshanchoe, Newtown, Tirmoghan, Carbury,
Timahoe, Lackagh/Mountrice, Ballyshannon, Ballyroe, Kilkea, Ellistown,
Newtownmoneenluggagh, Kildoon, Booleigh, Castlemitchell, Williamstown,
Clongorey/Blacktrench, Ballyteague, Lullymore,Ticknevin, Tipperkevin & Killina.
Settlement Strategy
• Village Plans: zone lands for 14 settlements – CH.17
– Five former LAPs are now Village Plans:
• Johnstown, Straffan, Ballymore Eustace, Allenwood and Ballitore,
Timolin, Moone & Crookstown.
– Six new Village Plans prepared for the following settlements:
• Johnstownbridge, Coill Dubh/Coolearagh, Kilmeague, Caragh,
Kildangan & Suncroft.
• Rural Settlements: Development Strategies with Maps are
set out for each of the 21 rural settlements (Ch. 17).
• Environs Plans are set out in Ch. 18 for lands in the
environs of:
– Naas, Kilcock, Blessington, Kill, Athy.
• Rural Nodes Small scale clusters within the 23 rural
nodes with local need applying. (refer to section 4.12.6)
• Guidance on appropriate locations and densities for new
residential development (Table 4.1 & 4.2)
• Sets out policies for the following:
Design (layout, quality, accessibility, mix of uses, etc)
Housing mix (providing a range of types and tenures)
Social and affordable housing (Housing Strategy 7 Part V)
Special needs housing (Elderly, student, homeless, etc)
Housing in built up areas (Infill, backland, extensions, etc)
• New Rural Housing Policy (Section 4.11)
Rural Housing Policy (1)
Map 4.1 (Rural Housing Policy Zones)
Divides the county into two zones;
(1)RHP Zone 1 (yellow are)
(2)RHP Zone 2 (green area)
The two zones are based on differences in
environmental sensitivities, landscape
features, development pressure and
population density.
The zones are defined by ED’s and can be
viewed via the online planning register. A
more detailed map also available to view at
the public counter.
Table 4.3 (Schedule of Local need) defines
local need policy for each of the two zones,
one of which must be complied with in
order to satisfy the Council of a rural
housing need
Rural Housing Policy (2)
New Rural Housing Policies
• RH1 & RH2: Protection of the physical, environmental, natural & heritage
• RH14: Backland development and family members
• RH15: Access from towpaths along the Grand Canal and Royal Canal
• RH20: Rural dwellings & commercial bloodstock enterprises
• RH21: Local Need for Areas Bordering Neighbouring Counties
Rural Housing Policy (3)
Notable Changes to Existing Rural Housing Policies
RH8: (previously RH 5) Occupancy condition increased from 5 to 7
(previously RH 6) Applicant first home in a rural area in
Kildare - exceptional cases, where an applicant is acting on foot
of a Court order.
(previously RH 8) Exceptional health circumstances - generally
be encouraged in areas close to existing services and facilities
and in Rural Settlements.
RH 12: (previously RH 10) Ribbon Development - regard given to the
circumstances of immediate family members of a landowner on
single infill sites.
(previously RH 11) Local Need Cluster development - for more
than one applicant a recessed Clusters not exceeding five
houses, subject to normal, planning, siting, design and local need.
Rural Housing Policy (4)
Notable Changes to Existing Rural Housing Policies
RH16&17: (previously RH 13) Refurbishment of Existing Dwelling – No
local need for the sensitive restoration of a derelict traditional
dwelling (definition provided).
RH 18: (previously RH 14) Replacement of Existing Dwelling applicants to comply with the local need except in cases where an the
new dwelling is on the same footprint and of the same floor size as
the original dwelling.
RH 19: (previously RH 15) Replacement of Derelict Dwelling - Policy
now only relates to the sensitive replacement of a structurally
unsound derelict dwelling. Local Need still applies. definition of a
derelict dwelling as Structure in a ruinous or dangerous condition,
incapable of restoration.
Economic Strategy
– Primary Economic Growth Towns -Naas, Maynooth,
– Economic Clusters -Naas and Newbridge with Kilcullen,
Maynooth and Leixlip with Celbridge and Kilcock
– Secondary Economic Growth Town - Athy and Kildare
– District Employment Centre -Monasterevin
• Factors influencing economic development
- availability of zoned land / infrastructure / quality of life
• Rural Development – Plan supports innovation in
indigenous industry and encourages business start-ups in
rural employment centres (Ch 10)
• Tourism / Retail
• Movement and Transport (Roads Infrastructure,
Sustainable Travel, Roads Programme, Aviation)
• Water Drainage and Environmental Services
(Flood Risk Assessment, Water and Wastewater
• Energy and Communications (Renewable / Nonrenewable, Telecommunications infra etc)
• Social and Community Infrastructure
Built Heritage
• Architectural Conservation Area boundaries
– Ballitore, Kilcock, Leixlip, Maynooth,
Monasterevin, Moone, Prosperous, Rathangan
• 21 Zones of Archaeological Potential identified
• 1,100 structures listed on the RPS
- 400 structures added from NIAH
- 16 other structures added
- 158 structures deleted
Natural Heritage
• 7 cSAC’s – Conserves habitat types and species identified in Annex I
and II of the EU Habitats Directive
• 1 cSPA (Poulaphouca) – classified for rare and vulnerable birds as
listed in Annex 1 of the Directive
• 23 NHA’s – designated to conserve species and habitats of national
importance and sites of geological interest
Appropriate Assessment
‘A plan or project may only proceed if it can be concluded on the basis
of Appropriate Assessment that there will be no adverse effects on the
integrity of a Natura 2000 site’ [SAC’s/SPA’s]
• Landscape Recreation and Amenities
Urban and Rural Design Guidelines
• Guidance on infill development, brownfield,
backland and greenfield edge
• Design and layout considerations addressed scale, building line, roofline, building
type/height, permeability, cycling linkages, street
• Guidance for one-off housing proposals -site
analysis and layout, house design, scale, form
and proportion, architectural elements, finishes /
materials, boundary treatments and
Development Management Standards
Main Changes to CDP 2005-2011
• Change to floor area of apartments
• Taking in Charge policy statement
• Car Parking standards updated – maximum
standards applied
• Employment standards
• Retail Assessment Criteria
Naas Town Development Plan
Operative 6th June 2011
Naas Town Development Plan
• Chapter layout and general policies and
objectives in line with CDP
– (14 Chapters & 2 Appendices)
• SEA and AA separate documents
• Target Population 2017- 27,933
• Target Housing Units- 3,610 units
• Approx 150 ha zoned to accommodate future
residential development
Naas Town Development Plan
Core Strategy Aims:
• Large Growth Town 1 in RPGs- ensure Naas can
support the level of growth to underpin it’s role
within the GDA
• Economic Development- Naas as focal point for
regional and county economic development and
employment growth
• Town Centre- support, protect, reinforce and extend
role of the town centre as central retailing and
serving area
• Promotion of sustainable communities
• Balancing the environment with sustainable and
appropriate development
Athy Town Development Plan
Athy Town Development Plan 2012-2018
• Pre-draft public consultation between April to May 2010
• Public Meeting held May 2010
• Manager’s Report prepared by staff and issued to Members for
• Directions received from Members in September 2010
• Proposed Draft Plan prepared by staff
• Strategic Environmental Assessment /Appropriate Assessment carried out
• Strategic Flood Risk Assessment carried out by Kilgallen & Partners
• Proposed Draft Plan issued to Members January 2011
• Draft Plan on Public Display from 29th March 2011 to 7th June 2011
Forward Planning Work Programme
Forward Planning Work Programme 2011-2012
Statutory LAPs for Designated Towns [1]
Maynooth Dev Plan (2002)
Full Review
Kildare (2002) & Magee Barracks (2005)
Full Review
Newbridge LAP (2003)
Full Review
Monasterevin (2008)
Kilcullen (2008)
Kilcock LAP*** (2009)
Clane (2009)
Sallins (2009)
Leixlip LAP (2010) & Collinstown LAP (2010)
Celbridge LAP (2010) / Castletown
Amend / Full Review
Small Town Plans / to be Included in CDP as a single variation of CDP - 2011
Rathangan (2002)
Kill (2002)
Prosperous* (2007)
Athgarvan (2008)
Derrinturn* (2008)
Castledermot (2009)
Building & Development Control
Willie Hannigan
Recent Building Control Developments
• From 1st January 2010 the Disability Access Certificates (DAC’s)
came into operation. This requires Building Control Authorities to
provide DAC’s for all non-domestic buildings and apartments.
• At end 2010 DAC 97 applications have been received. They are
summarised in the Table below.
• In Nov. 2010 Part M of Building Regs. was amended. Amendments
come into operation on 1/1/2012
Recent Building Control Developments
• From 1st January 2010 the Disability Access Certificates (DAC’s)
came into operation. This requires Building Control Authorities
to provide DAC’s for all non-domestic buildings and
• At end 2010 DAC 97 applications have been received. They are
summarised in the Table below.
• In Nov. 2010 Part M of Building Regs. was amended.
Amendments come into operation on 1/1/2012
DAC received 2010
No. Received
Amendments of Building Regs. 1997
• Article 11 (2) is amended to extend the meaning of ‘material
alteration’ to include works that would be the subject of a
requirement of part M
• Article 13 (1) (a) is amended to apply Part M where certain
changes of use (identified in subparagraph 2b) takes place.
• Amending the requirements of part M of the Second Schedule
of the 1997 building Regs.
Exemptions / Transition Arrangements
The amendments will not apply in the following
Where a Planning Application has been made on or
before 31st December 2011…… and where substantial
work has been completed by 31st December 2013.
Where a Fire Safety Cert. or Disability Access Cert.
……has been granted on or before 31st Dec 2011 and
where substantial work has been completed by 31st
December 2013.
Technical Guidance Document M 2010
To coincide with the operation of these amendments, Technical
Guidance Document M 2000 (Access for People with Disabilities)
is replaced by Technical Guidance Document M 2010 (Access and
Use). This new guidance document comes into effect on 1/1/2012.
The main features of the new Technical Guidance Doc:
It applies to the to the environs of a building (other than
dwellings) and the approach to a building.
Guidance on the provision of facilities in buildings (other than
Guidance on the provision of aids to communication in buildings
(other than dwellings)
Extension of duration of planning
permissions for residential developments
S. 29 of Planning and Development Act 2010
amended the circumstances where an extension of
the duration of a planning permission can be
In the case of residential developments that will be
taken in charge by the Council, it is Council policy
that the bond requirements of the permission be
met before granting extensions of duration.
Extension of duration of planning
permissions for residential developments
Where further information is requested on an
application for an extension of the duration of a
planning permission, the applicant must respond
within four weeks.
It has been brought to our attention that a time
frame of four weeks is inadequate to put a bond in
You should advise your clients that they should
ensure that the bond is in place before applying for
an extension of the duration of a planning
permission for a residential development.
Environment Section
• Mains reasons for F.I. requests:
• Cross Section of site not submitted
• Incomplete Site Characterisation Forms
• Inconsistencies between the Site Characterisation Form
and Site Suitability Report
• Applications for extensions and/or retention do not the
septic tank/wastewater
• Treatment system certified by an
Accredited Assessor
• All Site Characterisation Forms must be
completed in accordance with the
• EPA Code of Practice
Water Services - WSIP
Water Services Investment Programme 2010-2012
• Barrow abstraction Scheme consists of
followings contracts
• Contract 1 (Water Treatment plant-DBO)
• Contract 2 –Srowland to Ardscull reservoir
Rising mains
• Contract 3A- Ardscull to Old kilcullen
Reservoir Rising main
• Contract 4 –Bagenalstown Lock upgrade (will
be carried out by Waterways Ireland between
Oct- Mar 2012)
Water Services - WSIP
• Contract1- Water Treatment plant- DBO
• Contract was awarded to Veolia Water
Ireland for the capital value of €24.6
million. The average capacity of proposed
plant is 31ML/day
• The scheme commenced on 16/5 and a
programmed to be completed and
commissioned in Q2, 2013.
Water Services- WSIP
• Contract 2- Srowland to Ardscull Rising mains
• This scheme consists of constructing approx 7km
of 400mm diameter ductile iron rising main
and 7km of 700mm diameter ductile iron rising
main from Water Treatment plant to Ardscull
reservoir. Tender submissions were received on
6/5/2011 and it’s expected that the scheme will
commence in Oct, 2011 with 12 month
construction period.
Water Services
• Contract 3A- Ardscull to Old Kilcullen
Reservoir Rising main
• This scheme consists of laying Approx 15km of
700mm diameter ductile iron rising main . The
estimated cost is €11 million . closing date for
tender submissions is 30/6 and it’s expected the
scheme will commence in early Jan, 2012 and a
programmed to be completed end of 2012
Water Services - WSIP
Kildare Town WWTP-DBO
Contract was awarded to Siac/EPS .The
upgrading of Kildare WWTP has started . The
plant will be upgraded from 9700 PE to 14000
PE (phase 1) by end of 2011and to 28000 PE
(phase2) by end of 2012. The tender cost is
approx €17.6 million . The scheme includes the
construction of 15km outfall to the River
Barrow and the operation and maintenance of
Kildare WWTP and Monasterevin WWTP for
the 22 year contract period.
Water Services - WSIP
• Kildare Sewer network . It is expected
that the upgrading of sewer network will
commence in Q2 2012 and be completed
within 12 months subject to the approval
of DoECLG. Contract Documents with
Department for approval. The estimated
cost of this scheme is €4 million
Water Services - WSIP
• Upper Liffey Valley - Contract 1 Osberstown WWTP (Barrys)
• Finalise contract documents, 3 months
by Q3 2011
Start construction Q3 2012
Commissioning –Construction period
of 24 months –Q3 2014
Water Services - WSIP
• Upper Liffey Valley - Contract 2B Network (Barrys)
• Finalise contract documents, Q1 2012
• Start construction Q1 2013
• Construction, 2 years & commissioning –
Q1 2015
Water Services - WSIP
• Upper Liffey Valley - Contract 2A Network (RPS)
• Finalise contract documents, Q4 2011
• Start construction, Q4 2013
• Commissioning 2 years Q4 2015
• Ballymore WWTP (Nicholas O'Dwyer)
• Finalise contract docs, Q2 2011
• Start construction, 9 months – Q2 2012
Commissioning Q1 2013
Water Services - WSIP
• Leixlip Wastewater Treatment Works
• Description: Upgrade of the Wastewater
Treatment Works under the Lower Liffey Valley
Sewerage Scheme, which is listed as part of the
WSIP 2010-2012. Works will be carried out under
a Design Build Contract. It is proposed to
upgrade WWTP from 80,000 PE to 150,000 PE
• Cost: Estimated cost of the scheme is €20 million.
• Status: Tender for Design-Build contractor to be
published in Q3 2011, with construction to start
in Q1 2012 and commissioning Q1 2014
Water Services - WSIP
• Castlewarden to Ballygoran Watermain Scheme
• Description: The Castlewarden to Ballygoran Pipeline &
Reservoir Contract will provide the construction of a
20,000m3 capacity reinforced concrete drinking water
reservoir at Ballygoran together with the construction of
a pipe manifold, control and chlorine dosing building in
conjunction with improvement works to the existing
Ballygoran reservoirs, the laying of 13km of 900mm
diameter trunk main, 3.83km of 450mm diameter
distribution main from Ballygoran to Celbridge, 0.84km
of 300mm diameter distribution mains to link with
existing Straffan network and associated pipe fittings,
instrumentation and chambers. The construction of the
trunk main will involve crossing the Dublin-Cork
Railway Line, the Grand Canal and River Liffey.
Water Services - WSIP
• Cost: Estimated cost of the scheme is €25
• Status: Tender for Contractor to be
published in Q3 2011, with construction to
start in Q1 2012 and be completed in Q1
Water Services
J. McGowan
Senior Engineer
June 2011
Kildare County Council
Water Services
Water Services - Assessment
• Water supply
• Foul sewage
• Surface Water
• Flooding
Submission – Pre planning
• Pre Planning meeting 
Tuesday - AM
Site location map
Scale of development
Availability of services
Proposed flows / demand
• Application to include
Design calculations
Pipe sizes, Pump stations etc
Drawings – services - on site & connection to outfall
Capacity of existing network – constraints
Longitudinal section – sewers SW pipes
Wayleave agreements as necessary
Water Supply
• Public supply
– Metered – main & service
– Min 24 hour storage - on site
– Ho Estate min 100mm - looped
• Private supply
– Water quality tests - HSE
– KCC ground water Source Protection Policy
• Water Conservation
– Dual flush systems, - Water Harvesting
– Water audit & leakage survey
Waste Water - Sewerage
• Connect to public supply
 Only foul waste not surface water
 Gravity or rising main
 Drawings - Long sections etc
• Pump Station
 KCC standard specification
- access, overflows, flow recorder, standby generator, dosing etc
 Pre Planning meeting advised
• Waste Water Treatment plant
Licence / Regulation
Policy in Development Plan
Design/Construction standards – future maintenance
Pre planning meeting advised
Surface Water Drainage
• Gr. Dublin Storm Water Management Policy
– Design & construct & maintain
– Sustainable Urban Drainage Systems – SUDS
– Attenuation – On site storage systems – 1 :100 year storm
– Post development flows not to exceed green field runoff
• Design
– Min pipe size 225 mm
– Return Period 1 – 5 yr - Surcharge analysis
• Discharge
– Public system – existing capacity - outfall
– Arterial Drainage Act ( S. 50 ) – culvert sizes
– On site - BRE Digest 365 - soakpits
Sustainable Drainage Systems
SuDS – “train”
( )
• Assessment of Application
 OPW website :
 Local Knowledge
 Flood maps – Local Area Plan / Dev Plan
• OPW Guidelines to Local Authorities
“ Planning System and Flood Management Guidelines”
 Flood Risk Assessment
: only in exceptional circumstances
Moderate : vulnerable developments - inappropriate
: yes - engineering / planning criteria
General Policy
• Development Plan
– Strategic Flood Risk Assessment
– One main municipal Sew plant – settlement
– KCC protection scheme – wastewater systems
– Promotion of water conservation
• Constraints - Sewer Capacity
Case by Case basis
Large Development - may be premature
Smaller Developments - conditions re phasing
Priority to Developments
(a) Employment (b) Significant Community gain
• Sightlines
– Section 19.6.1 of the Kildare County
Development Plan 2011 – 2017 refers to the
appropriate standards for sight lines.
– When making a planning application
sightlines must be shown in their entirety on
appropriately scaled drawings.
• Car parking
– New maximum car parking standards have
been introduced in the Kildare County
Development Plan 2011 – 2017 (table 19.9
– Provision of less than the maximum car
parking standards must be supported by a
robust justification, i.e. similar sites; car
parking accumulation, etc.
Q&A Session