9b-1-Front cover of Cortober - Roscommon County Council

ROSCOMMON 

COUNTY DEVELOPMENT PLAN 

2008 - 2014 

CORTOBER AREA PLAN 

DRAFT VARIATION – JULY 2012 

Roscommon County Council 

Comhairle Chontae Ros Comáin


TABLE OF CONTENTS 

1. LOCATION ANDAREA DESCRIPTION 1 

1.1 AREA FORM 1 

2. SETTLEMENT STRATEGY AND DESIGNATED ROLE OF THE LAP AREA 1 

3. POPULATION CONTEXT FOR CORTOBER AREA PLAN 2 

3.1 POPULATION CALCULATIONS 2 

3.2 THE 2006 CENSUS INFORMATION 3 

3.3 REGIONAL PLANNING GUIDELINES FOR THE WEST REGION 2010 – 2016 3 

3.4 AN POST GEODIRECTORY 2011 4 

3.5 POPULATION PROJECTIONS AND GROWTH FOR THE CORTOBER PLAN AREA 4 

4. RESIDENTIAL DEVELOPMENT 6 

4.1 STRATEGIC GOAL 6 

4.2 EXISTING RESIDENTIAL DEVELOPMENT WITHIN THE AP AREA 6 

4.3 FUTURE RESIDENTIAL DEVELOPMENT WITHIN THE AP AREA 6 

4.3.1 Development Strategy for Residential development 7 

4.4 FURTHER DEVELOPMENT WITHIN THE AP AREA 15 

5. ROADS AND TRANSPORTATION INFRASTRUCTURE 17 


6. WATER SERVICES 19 

6.1 STRATEGIC GOALS 19 

6.2 FLOODING 20 

7. RETAIL COMMERCIAL AND INDUSTRIAL DEVELOPMENT 21 

7.1 STRATEGIC GOALS 21 

8. RECREATION, LEISURE AND TOURISM 24 


8.2 OPEN SPACE AND SPORTING PROVISION 25 

8.3 INTEGRATED TOURISM AND RECREATIONAL DEVELOPMENT 26 

9. NATURAL HERITAGE AND THE ENVIRONMENT 28 

9.1 DESIGNATED SITES 28 

9.2 LANDSCAPE CHARACTER ASSESSMENT 29 

10. BUILT HERITAGE 30 

STRATEGIC GOALS 30 

11. SOCIAL AND COMMUNUTY FACILITIES 31 

COMMUNITY FACILITIES 31 

Roscommon County Development Plan 2008 – 2014 Cortober Area Plan Page i


EDUCATION AND CHILDCARE 31 

HEALTHCARE 32 

BURIAL GROUNDS 32 

COMMUNITY DEVELOPMENT FORUM 32 

SOCIAL AND COMMUNITY FACILITIES STRATEGY 33 

12. LAND USE ZONING OBJECTIVES 34 

12.1 NON CONFORMING USES 40 

TABLES 

Table 1: County Roscommon Settlement Hierarchy 2 

Table 2 Danesford DED 3 

Table 3: Population targets for the West Regional Planning Guidelines 2010 – 2022 3 

Table 4: Remaining Share of Population Growth & Household for West Region 2010 – 2016 

(RPGs for West Region, 2010) 3 

Table 5: 

Housing Demand & Residential Zoning for Gateways, Hub, Joint Hub & County 

Town for period 2010 – 2016 (RPGs for West Region, 2010) 4 

Table 6: Recommended Phasing within the Cortober Area Plan 8 

Table 7: Determining Factors for Phase 1 9 



Table 10: Proposed zoning areas for the Cortober Area Plan 15 

Table 11: Natural Heritage Areas (NHAs) in Cortober AP area 29 

Table 12: Community Childcare Facilities 32 

Roscommon County Development Plan 2008 – 2014 Cortober Area Plan Page ii


1. LOCATION AND AREA DESCRIPTION 

The Cortober area is located to the south-west of Carrick-on-Shannon in County Roscommon and is bound 

to the east by the River Shannon. The Plan area comprises the townlands of Cortober, Mullaghmore, 

Drishoge and Tullyleague. The River Shannon acts as a physical and administrative boundary between 

Cortober in County Roscommon and Carrick-On-Shannon in County Leitrim. 

1.1 AREA FORM 

The Plan area consists of an undulating topography with extensive flat marshy areas in close proximity to the 

river. The soil is primarily poorly drained even on the elevated ground. These topographical features impose 

constraints on the implementation of large scale development in the area. However, significant development 

pressure associated with the overall growth of the Carrick-on-Shannon urban area has resulted in large scale 

urban development predominately along the N4 Boyle/Sligo Road but also along the R370 Croghan and 

R368 Elphin roads. Land use in the Cortober area is closely influenced by Carrick-on-Shannon. 

With regard to further development occurring along both the R370 and R368 (Regional Routes), it is 

necessary to ensure that necessary public infrastructure is secured. To ensure that adequate infrastructure 

(such as footpaths and lighting for example) is provided; the Council may require the inclusion of such 

works in the overall development proposal. 

The principal land use issues in this area include: 

the likelihood of flooding of lands that are currently developed and zoned for development as well as 

currently undeveloped and zoned lands which flooded in 2009; 

notable vacancy levels in the area, particularly in relation to retail warehousing units already 

constructed; 

road access and traffic safety; 

the railway line bisects the LAP area; 

conservation of the natural and built environment; and, 

a tendency for the developed area to sprawl, particularly towards the west, along the N4. 

2. SETTLEMENT STRATEGY AND DESIGNATED ROLE OF THE LAP AREA 

The Settlement Policy and Development Strategy of the RCDP 2008 – 2014 indicates that the capacity of 

towns and villages to accommodate future growth has been examined on the basis of the following; 

1. Existing settlement size in terms of population and households 

2. Recent trends in population and household growth and projected population growth (the RPGs for the 

West Region 2010 are noted in this assessment) 

3. Presence and capacity of water services i.e. water supply and sewerage 

4. Inclusion in programmes such as the Water Services Investment Programme (WSIP) 

5. Constraints posed by areas at risk of flooding and areas of environmental sensitivity, e.g. Natura 2000 

sites 

6. Range of services including health, community, industrial and retail 

7. Connections and accessibility from these settlements to towns and counties adjacent 

8. Character of the settlements in terms of, for example, natural and built heritage, archaeology and 

landscape character 

It is noted therefore, that the different towns and villages within County Roscommon face very different 

development challenges and the following Settlement Strategy aims in some way to address these. From the 

analysis above and building on the existing County Development Plan, the NSS and the RPG’s for the West, 

the following is proposed as the County Roscommon Settlement Structure in the RCDP (See also Map 6 in 

the RCDP). 

Roscommon County Development Plan 2008 – 2014 Cortober Area Plan Page 1


Table 1: County Roscommon Settlement Hierarchy 

TIER SETTLEMENT HIERARCHY TOWN / VILLAGE / SETTLEMENT 

1 Integral part of the Athlone Gateway Monksland / Bellanamullia (Athlone West) 

2 County Town Roscommon Town 

3 Key support towns/settlements Boyle 

Castlerea 

Ballaghaderreen 

4 Key satellite villages Hodson Bay/Barrymore 

Cortober (Carrick-on-Shannon Environs) 

Strokestown 

Elphin 

5 Rural settlements and the countryside All other smaller rural settlements and areas 

Cortober is strategically situated in close proximity to Carrick on Shannon. It is defined in the Settlement 

Hierarchy above as a Tier 4: Key Satellite Village which is described below; 

Tier 4: Key satellite villages (population > 500) 

These centres have a more limited range of services than the tiers above and service provision often includes 

a range of retail and educational services, but limited financial, health and community services. Certain of 

these areas have been traditionally referred to as towns within County Roscommon, for example, 

Strokestown and Elphin, however in the national setting would be deemed villages. These settlements should 

be further developed as residential and employment centres as well as service and local retail centres for their 

surrounding hinterland. Retail development is likely to be mainly convenience goods, with supermarkets and 

local shops serving the local town and the hinterland. 

Similar to Tier 3 above and Tier 1, Cortober (Carrick-on-Shannon environs) and Hodson Bay / Barrymore 

have strong connections with settlements in close proximity, i.e. Cortober with Carrick-on-Shannon and 

Hodson Bay / Barrymore with Athlone. This has influenced the way they have developed and will continue 

to do so. Whilst Hodson Bay / Barrymore will continue to develop as a largely residential settlement, 

Cortober acts as a smaller version of the Monksland / Bellanamullia (Athlone West) area including both 

residential and commercial elements. 

The Planning Authority is committed to ensuring that the variety of these settlements located across the 

County will offer attractive and affordable housing options as well as employment and community facilities 

and services to meet the needs of the established rural communities, and those wishing to settle in rural areas. 

In addition, it should be noted that the strengthening of the villages which form part of Tiers 4 and 5 provide 

an opportunity to divert pressure for the provision of single dwellings in the countryside. 

3. POPULATION CONTEXT FOR THE CORTOBER AREA PLAN 

3.1 POPULATION CALCULATIONS 

Section 19 (2) of the Planning and Development Act 2000 – 2010 indicates that; 

“A local area plan shall be consistent with the objectives of the development plan, its core strategy, and any 

regional planning guidelines that apply to the area of the plan and shall consist of a written statement and a 

plan or plans which may include— 

(a) 

(b) 

objectives for the zoning of land for the use solely or primarily of particular areas for particular 

purposes, or 

such other objectives in such detail as may be determined by the planning authority for the proper 

planning and sustainable development of the area to which it applies, including the objective of 

development of land on a phased basis and detail on community facilities and amenities and on 

standards for the design of developments and structures.” 



For this reason, the population figures and projections used in this Area Plan are those extrapolated from the 

West Regional Authority as part of its Regional Planning Guidelines for the West Region, 2010-2022, which 

have been extracted from the 2006 CSO information. 

As a comparison, the methodology applied to calculate the population figures for the RCDP 2008 – 2014 

have also been provided. 

3.2 THE 2006 CENSUS INFORMATION 

The 2006 Census of Population records a total population of 58 768 persons in County Roscommon. This is 

a growth of 4994 or 9.3% over the 2002 figure of 53 774. 

The Cortober Area Plan area falls within one District Electoral Division (DED), namely, the Danesfort 

DED. The northern, western and eastern DED boundaries correspond broadly with the plan boundary 

extents. The southern extents of the DED lie approximately 3 km distant from the southern extents of the 

Cortober development plan boundary of 2008, encompassing a rural area typified by a random rural 

dispersed residential settlement pattern with some urban influence from Cortober and Carrick on Shannon. 

Table 2: Danesfort DED 

Geographical Area Persons 

2002 

Persons 

2006 

% change 2002 to 

2006 

Persons 

2011* 

% change 2006 to 

2011 

Danesfort DED 583 758 30% 865 14 % 

*Preliminary 2011 census information 

Population density in County Roscommon is 22.9 persons per sq. km compared to a state average of 60. In 

the Danesfort DED the population density is 65 persons per sq. km. 

3.3 REGIONAL PLANNING GUIDELINES FOR THE WEST REGION 2010 – 2016 

The Regional Planning Guidelines for the West Region 2010 - 2022 has indicated the population targets 

and distribution for the West Region for the period 2010, 2016 and 2022. For County Roscommon, 

Roscommon Town (the Census Town which does not align with the LAP Boundary) and the Remainder of 

the County, the following are provided; 

Table 3: Population targets for the West Regional Planning Guidelines 2010 – 2022 

Years Co. Roscommon Roscommon Town Remainder 

2006 58,768 5,017 53,751 

2010 61,500 5,500 56,000 

2016 66,700 6,215 60,485 

2022 73,400 6,836 66,564 

These population targets have been utilised in ultimately calculating the amount of land required for housing 

in the County for the period 2010 to 2016, and beyond. 

The table below outlines figures for the remainder of population for Galway, Mayo and Roscommon Local 

Authority areas and the minimum targets for the Gateway, Hub/Linked Hub and Roscommon Town which 

are the main settlements in the Core Settlement Strategy in the RPGs. 

Table 4: Remaining Share of Population Growth & Household for West Region 2010 – 2016 (RPGs for 

West Region, 2010) 

County Remaining Share 

of Population 

Growth 

2010 – 2016 

Projected Housing 

Demand (Projected 

Av. Household 

Size)* 

Hld Based 

On C.12 

Units Per Ha 

+.50%* 

Hld Based 

On C.15 

Units Per Ha 

+.50% 

Hld Based 

On C.20 

Units Per Ha 

+.50%* 

Galway 14,760 5,700 

(2.6) 

720 570 430 



Mayo 8,840 3,600 

(2.5) 

Roscommon 4,485 1,800 

(2.5) 

*Please note these figures have been rounded up. 

460 360 270 

230 180 140 

Table 5: Housing Demand & Residential Zoning for Gateways, Hub, Joint Hub & County Town for 

period 2010 – 2016 (RPGs for West Region, 2010) 

SETTLEMENT 

POPULATION 

2010-2016 

(Based on Minimum 

Population Targets) 

Consequential No. of 

Residential Units Required 

Over Period 2010-2016 

(Projected Av. Household 

Size) 

Consequential Zoned 

Housing Land Required 

Over Period 2010-2016 

(incorporating 50% over 

zoning) 

210 Ha 

(30 Units Per Ha.) 

26 Ha 


66 Ha 

Galway City 10,100* 4,200 

(2.4) 

Tuam 1,000* 420 

(2.4) 

Castlebar/Ballina 2,600* 1,100 

(2.4) 


Roscommon Town 715 300 

18 Ha. 

(2.4) 


* As set out in DEHLG Minimum Population Targets October 2009; ha = hectares. Please note 

‘consequential’ column figures have been rounded. 

Note: All town figures are CSO based and maps are included in the Appendices. 

3.4 AN POST GEODIRECTORY 2011 

The methodology employed for the Roscommon County Development Plan 2008 – 2014 was as follows; 

“Firstly, the LAP boundary has been utilized to calculate the population. It should be noted at this stage that 

the Central Statistics Office (CSO) uses DED boundaries when calculating population and these areas tend to 

be significantly larger than defined settlements which makes more accurate figures difficult to calculate. We 

have therefore attempted to compensate for this by employing this 3-step methodology. 

Secondly, in order to calculate the number of households, the An Post Geo-directory was used. This is a 

database which provides the number of residential units with postal addresses in an area and is updated on a 

3 monthly basis which ensures that the information provided in current. 

Thirdly, in order to establish the total population, the average number of persons per household was 

multiplied by the number of households in an area. The 2006 census information was used to establish the 

average number of persons per household for the towns in Roscommon i.e. 2.6 persons for aggregate town 

areas.” 

Therefore, utilising the An Post Geodirectory database, approximately 445-30 vacant units = 413 

households/units (April 2010) are resident in the AP area. A figure of two persons per household is 

considered appropriate for this area. This therefore, equates to an approximate population of 826 persons 

(413 x 2 persons per household). 

3.5 POPULATION PROJECTIONS AND GROWTH FOR THE CORTOBER PLAN AREA 

With regard to population projections and growth rates for the remaining settlements in the settlement 

hierarchy several assumptions have been made; 

• Roscommon Town is promoted as the primary growth centre for employment generating investment 

with a strong and attractive residential centre. It is also indicated as a key town within the RPGs with a 

defined growth rate, population targets and estimate of residential land requirement. Population growth 



is envisaged to be higher in this primary growth centre than the other settlements, with the exception of 

Monksland/Bellanamullia (Athlone West) which is linked to the Midlands Linked Gateway. 

• Key support towns have an interacting and supporting role to the County town and act as service centres 

for their adjacent rural areas. Population growth for these centres is expected to be less than that for the 

County Town, with Boyle marginally less than Roscommon and then Ballaghaderreen and Castlerea less 

than that again but above that expected of the Remainder of the County as reflected in the RPGs. 

• The Gateways as priority growth areas should be growing at faster rates then the regions, though the Hub 

and Linked Hub are also expected to grow and build on critical mass at a higher rate then recent trends, 

while the rest of the region grows at a steadier rate in line with the NSS principles 

• The Regional Planning Guidelines for the West 2010 – 2022 recognise Monksland as an integral part of 

the Athlone Gateway and the fact that this area is an important employment generating area for the 

Midlands and Western Region. 

• Monksland / Bellanamullia (Athlone West) is always likely to have a greater population growth rate than 

anywhere else in the County due to its proximity to the Linked Gateway of Athlone-Mullingar- 

Tullamore. This will continue to be encouraged. 

• In the past the population growth has not always reflected expected trends. For example, between 2002 

and 2006 Boyle grew at a greater rate than Roscommon Town (14.4% as opposed to 12%) largely due to 

tax incentives and improvements in roads infrastructure such as the N4 which provides easy access from 

this area to larger employment centres such as Carrick-on-Shannon and Sligo. Due to the cessation of the 

tax incentives, growth is likely to decrease to below that of the County Town. 

• Growth in Ballaghaderreen particularly, was fuelled by the presence of the tax incentives (at 21.5% 

between 2002 – 2006) which has left many unoccupied and unfinished houses in the town. This growth 

is likely to drop significantly and the settlements of Ballaghaderreen and Castlerea are expected to be 

similar. Their growth is encouraged to be greater than that for the Remainder of the County as reflected 

in the RPGs. 

• Development will continue to be encouraged into zoned areas, which have the requisite infrastructure 

and services to support sustainable development 

The Cortober LAP area is strategically situated in close proximity to Carrick on Shannon. It has been 

assumed that the population growth will not be as great as that for Carrick on Shannon (20%) but that it is 

intrinsically linked to the town and that its growth rate could be assumed to grow at a slightly less 16% 

which is only marginally greater than the 14 % recorded in the CSO figures between 2006 and 2011 for the 

Danesfort DED. 

In terms of population growth rate over the periods of 2016 and 2022, and 2022 and 2029, it has been 

assumed that the growth rates will decrease in a similar fashion to that of Carrick on Shannon. Therefore, 

Cortober is assumed to have a growth rate slightly below that of Carrick on Shannon at 14%, which for this 

exercise will remain the same for 2022 to 2029. These growth rates, particularly for the last period, could 

change when new information becomes available in the next RCDP and from the CSO 2011 figures. 

Using the 2010 Geodirectory figures for the plan boundary in 2010 and 2 persons per household, the 2010 

population figure is 826 persons (413 households x 2 persons per household). 

At 16% growth, an even distribution of 3.2 % per annum is assumed. In addition, a density of 15 units per 

Ha is assumed due to its connection to the larger centre of Carrick on Shannon; 

2010 pop figure = 826 persons 

826 + 132 = 958 persons = 2016 figure (projected) 

132 / 2 persons per household = 66 hh/units 

66 / 15 units per Ha = 4.4 Ha (15 units/ha recommended in Core Strategy for Cortober ) 

4.4 Ha + 2.2 Ha (50% overzoning) = 6.6 Ha between 2010 and 2016 

Therefore, the population increase between 2010 and 2016, based on minimum population targets, is 132 

persons. The total number of residential units required over the period 2010 – 2016 is indicated at 66 units 

with a projected average household size of 2. These are then used to calculate the total zoned housing land 



required over the period 2010 – 2016 (incorporating a 50% over zoning, as per the Development Plan 

guidelines mentioned below). Therefore, the land requirement calculated at a density of 15 units per Ha 

(plus 50% overzoning) is 6.6 Ha for years 2010 – 2016, which is considered Phase 1. 

The population increase between 2016 and 2022, based on minimum population targets, is 134 persons. The 

total number of residential units required over the period 2017 – 2023 is indicated at 67 units with a 

projected average household size of 2. These are then used to calculate the total zoned housing land required 

over the period 2017 – 2023, incorporating a 50% overzoning (as per the Development Plan guidelines 

mentioned below). Therefore, the land requirement calculated at a density of 15 units per Ha is 6.7 Ha 

for the years 2016 – 2022, which is considered Phase 2. 

For Phase 3, the same population increase is assumed over the period 2022 – 2029. The population increase 

therefore, based on minimum population targets, is 152 persons. The total number of residential units 

required over this period is indicated at 76 units with a projected average household size of 2. These are then 

used to calculate the total zoned housing land required over the period 2022 – 2029, incorporating a 50% 

overzoning (as per the Development Plan guidelines mentioned below). Therefore, the land requirement 

calculated at a density of 15 units per Ha is 7.6 Ha for the years 2022 – 2029, which is considered 

Phase 3. 

2. 4. RESIDENTIAL DEVELOPMENT 

2.1 4.1 STRATEGIC GOALS 

• Ensure that there is sufficient land available in appropriate locations to service housing demand. 

• Seek an acceptable balance and mix in the provision of social and private housing in order to 

promote an appropriate social and demographic balance. 

• Implement the provisions of the Housing Strategy. 

Significant development pressure associated with the overall growth of the Carrick-on-Shannon urban area 

has resulted in large scale urban development. This urban development has occurred primarily along the N4 

Boyle/Sligo Road, and also along the R370 Croghan and R368 Elphin roads. Residential development has 

occurred in the form of both ribbon development and in-depth development along the R368 and R370 

Regional Roads. Further lands within the area are serviced and are suitable for in depth residential 

development. New residential development, particularly in terms of residential estates or groups of houses, 

will be directed, as far as possible, to these lands and this will enhance socio-economic development and 

reduce out migration. In addition, some of these lands offer improved ground conditions compared to closer 

to the river 

4.2 EXISTING RESIDENTIAL DEVELOPMENT WITHIN THE AP AREA 

Residential development within the Area Plan consists mainly of conventional estate type housing, apartment 

and duplex type units and to a much lesser extent, single residential units. Much of this development is of a 

relatively recent vintage, having being constructed within the last decade. The residential development in the 

area is well dispersed, fronting the N4 National primary road, and both Regional roads, the R368 and R370. 

A feature of the residential areas located north of the N4 and abutting the River Shannon is the more urban 

core type multi floor / high density configuration with less emphasis on larger communal open space areas. 

According to the Geodirectory for the 4 th quarter of 2011 there are 32 vacant residential units in the Cortober 

Area Plan area. 

Provision of services such as public houses, restaurants and cafes to serve the expanding residential 

population remains unsatisfactory in the area. However, it is considered likely to improve in the near future 

with the completion of a number of permitted developments such as the Mulvey Center. 



4.3 FUTURE RESIDENTIAL DEVELOPMENT WITHIN THE AP AREA 

4.3.1 Development Strategy for Residential development 

As recommended within the guidelines, Sustainable Residential Development in Urban Areas (DEHLG, Dec 

2008), a phasing programme is proposed within the Area Plan area to “ensure that the physical and social 

infrastructure required is provided in tandem to residential development” and the backlogs evident in the 

area, particularly in terms of community facilities and services, are addressed. 

As per the recommendations contained within the Department’s Development Plan Guidelines (DEHLG, 

2007) the sequential approach is used which indicates lands zoned for new residential development 

adjacent to those areas which have already been developed and are well serviced i.e. optimum sites being 

given preference; infill opportunities are encouraged; areas zoned are contiguous to existing zoned 

development lands; and, any exceptions have been justified in the written statement of this AP. 

It is imperative that those areas which are more remote and potentially do not have direct access to a public 

sewer system should be developed over the longer term. It should be noted that planning permissions will 

only be approved within the AP boundary once it is proven that sewerage with adequate capacity is available 

for the development. Preference will also be given to areas that can avail of existing sewerage by gravity 

flow. The use of private pumping stations will only be permitted in exceptional circumstances and should be 

sized and located to optimise the level of service in the immediate area. Planning applications for 

developments which do not have access to the public sewer system will need to be accompanied by 

Appropriate Assessments in terms of the Habitats Directive which demonstrate that they will not have 

adverse impacts on the environment, particularly the River Shannon Waterway. There will be a presumption 

against granting permission for onsite sewerage treatment systems and permission for same will only be 

granted in exceptional circumstances. 

The Development Strategy has taken into consideration; the minimum population targets to 2022 and beyond 

and the residential units required over the period 2010 – 2016 extrapolated from the Regional Planning 

Guidelines for the West Region 2010 – 2022; the calculations provided as part of the Core Strategy 

document; the average number of dwellings per hectare for Cortober calculated at 15 units per Ha; and the 

vacancy rates and the permitted residential development in the AP area and whether land is serviced or not. 

With regard to vacancy, the An Post Geodirectory has been used to calculate these figures and then groundtruthed 

by the Planning Authority. It should be noted that we cannot assume that every vacant house is for 

sale or even available, or that all permitted residential development will be built. However, the Planning 

Authority does encourage the principle of using vacant residential buildings or those under construction to 

satisfy its population growth estimates over the Plan period, and existing planning permissions have also 

been taken into consideration in the various phases, as appropriate. 

It is therefore recommended that the 1 st phase of the phasing programme constitutes; greenfield sites which 

are located in close proximity to the main development routes in the area, portions of which have the benefit 

of planning permission. These lands represent approximately 6.23Ha (see Map 3). They have been selected 

as they are able to connect to the waste water treatment network, have access off the main routes through the 

AP area and have access to local services such as neighbourhood facilities, within reasonable walking 

distance. 

Thereafter, it is recommended that the 2 nd phase of the phasing programme constitutes, greenfield sites 

which are located in close proximity to the main development routes in the area. These lands represent 

approximately 8.12Ha (see Map 3). They have been selected as they are able to connect to the waste water 

treatment network and have access off the main routes through the AP area. 

Thereafter, it is recommended that the 3 rd phase of the phasing programme constitutes, greenfield sites 

which are located in close proximity to the main development routes in the area. These lands represent 

approximately 8.7Ha (see Map 3). They have been selected as they are able to connect to waste water 

treatment system and have access off the main routes through the AP area. An additional 1.92 Ha has been 

added for reasons outlined below, bringing the total lands allocated for Phase 3 to 10.62 Ha. 


Therefore, the following specific Phasing Programme is recommended (see Table 6 and Map 3). 


The principles of this phasing programme will take precedence in the determination and consideration of in 

depth planning applications. Table 6 below outlines a phased schedule of residential development in the AP 

area. It is desirable that each phase would be fully developed before development in another phase 

commences, this, however, is not realistic and the Planning Authority will expect 70% of a preceding phase 

to be developed before contemplating significant development in a succeeding area. 

Table 6: Recommended Phasing within the Cortober Area Plan 

Term Years Area Comments 

Phase 1 

Phase 2 

Phase 3 

Short 

Term 

Medium 

Term 

Long 

Term 

1 - 9 6.23Ha 1 Phase 1 lands include Plots P1, P2 and P3 on Map 3. This 

accounts for 6.23 Ha of land and a potential 93 units (at 15 

units per Ha). 

The land’s suitability in terms of servicing i.e. access to water 

and the sewerage network as well as the road network is 

provided in Table 7 below. 

Phase 2 lands include Plots P4, P5 and P6 on Map 3. This 

accounts for 8.12 Ha of land and a potential 122 units (at 15 

units per Ha). 

6 - 15 8.12Ha 

12 - 21 10.62Ha 




Phase 3 lands include Plots P7 and P8 on Map 3. This accounts 

for 8.7 Ha of land and a potential 131 units (at 15 units per Ha). 

An additional 1.92Ha has been added for reasons outlined 

below, bringing the total lands allocated for Phase 3 to 10.62 

Ha. 




1 Calculations based on population projections from the RPGs for the West and the Core Strategy which forms part of 

the Variation to the RCDP 2008 – 2014. 



Justification of Phase 1 lands 

Table 7: Determining Factors for Phase 1 

Determining 

Factor 

Assessment 

1 Need 

Population calculations and growth rates are provided in Section 3.4 above. These indicate that there will be 66 new household formations for 

the AP area over the period of the Plan. This translates to 4.4 Ha. This projection is derived by assuming 2 persons per household and a 

residential density of 15 units / hectare. This equates to a land take requirement of 6.6ha (which includes an extra provision of 50% as 

recommended by the Development Plan Guidelines). 

The lands which have been identified for Phase1 are; Plots 1 (1.16Ha), 2 (0.63Ha) and 3 (4.44Ha) as indicated on Map no 3 which equates to 

6.23Ha of land. 

2 Policy Context In line with all policies outlined in this Plan. 

3 

4 

Capacity of Water, 

Drainage and Roads 

Infrastructure 

Supporting 

Infrastructure and 

Facilities 

5 Physical Suitability 

Water: Of adequate capacity 

Sewerage: Of adequate capacity and infrastructure. Foul sewage from the Cortober area is directed to a treatment plant maintained by Leitrim 

County Council. There is sufficient capacity for the lifetime of this plan and beyond. Storm water disposal from Plot 3 may require a specific 

onsite solution involving disposal to an existing watercourse along the western boundary of these lands. Plot 3 lands already have the benefit 

of planning permission for residential development i.e. PD 08/112 and PD 08/936. In both instances the aforementioned method of storm water 

disposal solution was proposed. 

Roads and rail: Adequate roads infrastructure exists. Plot 1 gains access to the R368 via a local road that currently serves long standing 

residential development. Plots 2 and 3 gain direct access onto the R368 and R370 respectively. There is currently a deficit in infrastructure in 

relation to public footpaths and public street lighting along the R370 from Plot 3 to the junction with the R368 to the East. All three plots are 

within reasonable walking distance of the local railway station situated in proximity to the R368 / R370 road junction. 

Education: There are no Primary or Secondary schools within the AP area. There are, however, national and secondary schools located in 

nearby Carrick on Shannon, which can accommodate the demand in this area. 

Childcare: Additional childcare facilities will be provided as part of permitted residential development. In addition, local recreational facilities 

will be provided as part of any housing development greater than 20 units. 

Community Facilities: A local sports field exists accessed from the N4 and within the Plan area which caters for both GAA and soccer. Carrick 

on Shannon Golf course is situated approximately 5km to the west and abuts the N4. Additional facilities are provided in Carrick on Shannon. 

Healthcare: Healthcare Facilities are provided primarily in Carrick on Shannon and Boyle. A Chiropractors facility is available at Inver Gael 

residential development within the Plan area. 

Retail: Plots 1 and 2 have ready pedestrian access to a neighbourhood centre with a wide variety of shops. Plot 3, however is located at a 

distance from such facilities. However, it is envisaged that should these lands be developed in the future, along with existing residential 

development located opposite to the South, such a critical massing of residential development would generate the necessity for local 

convenience shop provision. 

Reference is made to the physical characteristics of the Phase 1 residential lands in Map 2. The lands now proposed are currently zoned for 

residential purposes in the current Area Plan. Plot 1 is elevated and quite conspicuous in physical terms. A site specific building design solution 

is necessary for these lands in the interests of minimising physical imposition of future development. 



6 

7 

Sequential 

Approach 

Environmental and 

Heritage policy 

The lower portion of Plot 2 was observed to have flooded during the latter part of 2009, therefore making it less suitable for development. For 

that reason these lower lands are proposed to be zoned for greenbelt purposes as opposed to residential. The more elevated roadside lands are 

more readily suitable for residential development given their ready access to the R368 and other existing services and are proposed to be zoned 

for residential purposes accordingly. 

Plot 3 comprises lands sandwiched between the railway line and the R370 which are flat and observed to be dry. These lands are traversed by 

infrastructural electricity lines which provide some barrier to development (see Map 2). However, previous design solutions included in 

permitted developments here overcame this barrier on Plot 3 lands. The watercourse defining the western site boundary of these lands is of 

strategic importance for storm water disposal for both existing and future development. In order to allow access to this watercourse for 

maintenance and possible future widening / deepening of the channel, a 10 metre wide development free area (i.e. zoned greenbelt) is proposed 

to be maintained on either side of its extents. 

Lands which are indicated by the OPW as flood extents have been zoned for Greenbelt purposes and additional land has been zoned for 

Greenbelt on those portions of land which flooded as part of the 2009 flood event. These will address concerns about flooding in the area. 

As per the recommendations contained within the Development Plan Guidelines (DEHLG, 2007) the sequential approach is used for all three 

phases of residential development which indicates lands zoned for new residential development adjacent to those areas which have already 

been developed and are well serviced i.e. optimum sites being given preference; infill opportunities are encouraged; areas zoned are contiguous 

to existing zoned development lands; and, any exceptions have been justified in the written statement of this AP. 

It is desirable that each phase would be fully developed before development in another phase commences. This, however, is not realistic and 

the Planning Authority will expect 70% of a preceding phase to be developed before contemplating significant development in a succeeding 

area. 

Developing this land will be sensitive to the natural and built heritage and will not have a negative impact. 





Determining 

Factor 

Assessment 

1 Need 


the AP area over the period of the Plan. This translates to 4.5 Ha at 15 units per hectare. This projection is derived by assuming 2 persons per 

household and a residential density of 15 units / hectare. The land take requirement of 6.7 Ha includes an extra provision of 50% overzoning, as 

recommended by the Development Plan Guidelines. 

The lands which have been identified for Phase1 are; Plots P4 (3.23Ha), P5 (4.04Ha) and P6 (0.85Ha) indicated on Map 3 which equates to 

8.12 Ha of land. 


3 

4 




Supporting 


Facilities 




County Council.There is sufficient capacity in the system for the lifetime of this plan until 2022. Storm water disposal will require a site 

specific storm water design solution. The existing storm water disposal system is somewhat fragmented in this area. 

Roads and rail: Adequate roads infrastructure is in place to serve Phase 2 lands. Plot 4 can gain access to the R368 via an existing road network 

serving a long standing residential development located abutting its N/W boundary. Plot 5 gains direct access onto the R368 and alternatively 

may in whole in or part be accessed via existing residential developments situated along its S/W extents. Plot 6 is most likely best accessed 

from the R370 given likely sight line restrictions along the R368. There is currently a deficit in infrastructure in relation to public footpaths and 

public street lighting along the R368 from Plot 5 to the junction with the R370 to the N/E. All three plots are within reasonable walking 

distance of the local railway station situated in proximity to the R368 / R370 road junction 

Education: There are no Primary or Secondary schools within the AP. There are, however, national and secondary schools located in nearby 

Carrick on Shannon which should be capable of accommodating demand in this area. 



Community Facilities: A local sports field exists accessed from the N4 and within the Plan area which caters for both GAA and soccer. Carrick 

on Shannon Golf course is situated approximately 5 km to the West and abuts the N4. Additional facilities are provided in Carrick on Shannon. 


residential development within the Plan area . 

Retail: Plot 4 has ready pedestrian access to local centre located to the N/W and fronting the R368. However, Plots 5 and 6 are situated at a 

distance from such facilities. It is envisaged that should these lands be developed in the future that, along with existing residential development 

located in the vicinity, such a critical massing of residential development would generate the necessity for local convenience shop provision. 

Reference is made to the physical characteristics of the Phase 2 residential lands in Map 2.The lands now proposed for Phase 2 residential 

development are predominantly zoned for residential purposes in the 2008 Area Plan. Plot 4 is elevated and quite conspicuous in physical 

terms. A site specific building design solution is necessary for these lands in the interests of minimising the physical imposition of future 

development. This is further referred to in Specific Objective 3 (SO3). 



6 

7 

Sequential 

Approach 

Environmental and 


Plot 5 lands are traversed by infrastructural electricity lines which provide some barrier to development. Site specific design solutions can be 

devised to overcame this barrier. 

These subsequent phases again follow the sequential approach i.e. it is envisaged that those areas closest to the established residential areas (for 

example, Plot 4, indicated on Map 3), which have ready access to public services and facilities and would consolidate development in the area, 

should be developed next. These lands are contiguous to existing zoned development lands. 

Developing this land will be sensitive to the natural and built heritage and will not have a negative impact. 





Determining Factor 

Assessment 


the AP area over the period of the Plan. This translates to 5.1 Ha at 15 units per Ha. This projection is derived by assuming 2 persons per 

household and a residential density of 15 units / hectare. The land take requirement of 7.6Ha includes an extra provision of 50% as 

recommended in the Development Plan Guidelines. 

1 Need 

As indicated on Map 2 there are a number of electricity lines traversing Phase 3 lands. This is especially true of Plot 8. The acute convergence of 

such elements may result in an impediment to satisfactory residential layout design. For that reason it is recommended to add 1.92Ha onto the 

Phase 3 residential allocation to allow for design flexibility. This additional land allocation also allows for a more considered in depth residential 

design layout approach on lands situated parallel to the R368 and would help counteract ribbon type development. 

The lands which have been identified for Phase 3 are; Plots 7 and 8 indicated on Map 3 which equates to 8.7 Ha of land. An additional 1.92Ha 

has been added for reasons outlined above, bringing the total lands allocated for Phase 3 to 10.62 Ha. 


3 






County Council. The WWT system has capacity until 2022 which means that at this stage the capacity of the system would be used up 

depending on the take up of lands as well as lands in Phase 1 and 2 Carrick on Shannon which is not limited to residential development. It is 

likely that an upgrade of the WWTP may be required at this stage of this Phase of development. Storm water disposal for both Plots 7 and 8 is 

not at present readily available. There is a possibility of augmenting the existing drain along the western boundary of Plot 3 to allow it receive 

future storm water from the development of these lands. Specific Objective 1 refers to this. 

Roads and rail : Adequate roads infrastructure is in place to serve Phase 3 lands. There is a possibility that Plot 7 can gain access to the R370 via 

the existing housing development located abutting its northern extent. Plot 8 may gain access onto the R368 to the north or directly to the R370 

to the east. 



4 

Supporting 


Facilities 

Education: There are no Primary or Secondary schools within the AP. There are however, national and secondary schools located in nearby 

Carrick on Shannon which should be able to accommodate demand in this area. 



Community Facilities: A local sports field is accessed from the N4 and within the Plan area which caters for both GAA and soccer. Carrick on 

Shannon Golf course is situated approximately 5 km to the West and abuts the N4. Additional facilities are provided in Carrick on Shannon. 


residential development within the Plan area. 

Retail: Phase 3 lands are located at a distance from such facilities which discourages pedestrian access. It is envisaged that should these lands be 

developed in the future that the necessity for a local centre may develop in this vicinity. Specific Objective 4 envisages a pedestrian overpass 

over the railway line to link lands to the south with commercial and Neighbourhood centre to the North. 


The lands are made up of Greenfield sites which will have ready access to water and sewerage. Much of Plot 7 is soft underfoot for at least part 

of the year which may need specifically a specifically designed storm water drainage solution to address. 

6 Sequential Approach These lands are contiguous to existing zoned development lands including Phase 2 lands. 

7 

Environmental and Developing this land will be sensitive to the natural and built heritage and will not have a negative impact. 




In addition to land zoned for residential purposes, the following table indicates how it is proposed to zone the 

remaining land within Cortober (See Map 3). 

Table 10: Proposed zoning areas for the Cortober Area Plan 

Zoning 

Areas 

Hectare 

Acres 

Existing Residential 27.6 68.0 

New Residential: total 24.97 61.7 

Phase 1 – years 1 – 9 6.23 15.4 

Phase 2 – years 6 – 15 8.12 20.06 

Phase 3 – years 12 – 33 10.62 26.24 

Community & Educational Facilities 0.3 0 .8 

Recreation, Amenity & Open Space 4.1 10.1 

Local Centre 0.1 0.3 

Neighbourhood Centre 11.7 28.9 

Leisure & Amenity 3.4 8.4 

Leisure Tourism 0.4 1.0 

Greenbelt 11.9 29.4 

Public Utilities, Services & Facilities 6.1 15.1 

Transitional Agricultural Use - - 

4.4 FURTHER DEVELOPMENT WITHIN THE AP AREA 

The Cortober AP area incorporates a broad range of land uses. With a further increase in residential 

development comes the need for adequate infrastructure including public footpaths, street lighting and in 

some areas provision of surface water disposal. There is also a need for a more attractive and safer pedestrian 

environment which could include the provision of pedestrian crossings, high quality pavements and cycle 

paths and street furniture in the area where appropriate. In addition, the increased population will require the 

provision of an adequate level of social and community facilities as well as shopping facilities, especially in 

the more peripheral residential areas within the AP boundary. 

Roscommon County Council has an ongoing requirement for social and affordable housing and will continue 

to provide this in an orderly manner. This will be achieved through the development of existing Local 

Authority (LA) housing land as well as through land acquisition, purchase and/or development through the 

Part V process. 

Roscommon County Council Housing Strategy (which forms part of Variation No. 2) in carrying out its 

housing functions, will have regard to Government Policy as established in ‘Social Housing – The Way 

Ahead’ (Department of the Environment 1995) and the Housing Strategy for County Roscommon. These 

documents set out the broad aim of ensuring that every household has a dwelling suitable to its needs, 

located in an acceptable environment and at a price or rent they can afford. The Council will seek for the 

inclusion of a significant social and affordable housing element in large housing scheme proposals. It 

remains the policy of the Council to encourage the purchase of public housing units by current tenants. 

To ensure the proper planning and development of the Cortober area, the Council will require that housing 

proposals do not cause traffic or environmental problems or damage visual amenity, and that all new 

residential accommodation is designed to modern standards of energy consumption, convenience and 

sanitation. 

The provision of a range of housing forms, types and locations will ensure that the needs of persons seeking 

housing in the area can be met. Where infill housing or higher density development is proposed it should 

reflect the existing character of the street and/or immediate area in terms of height, proportion and materials 

used. Generally, proposals will be required to maintain existing building lines and to respect existing roof 

pitches, fenestration and other details. The Council will also encourage the renovation and re-occupation of 

derelict and vacant houses in both urban and rural areas. 



The Council will seek to minimize ribbon type development of individual houses along roads in the Plan 

Area. This can result in a loss of visual amenity, traffic hazards, pollution and the demand for uneconomic 

extension of services along the outskirts of the Plan Area. The Council will therefore seek to ensure that 

future development is located within serviceable areas. This will aid the proper planning and development of 

the Plan Area. 

Development within areas zoned for Transitional Agriculture will be governed by guidelines contained 

within the Sustainable Rural Housing Guidelines, 2004. The Council will only consider granting permission 

for single dwelling houses in these areas where it is clearly proven that there is a requirement to reside in an 

agricultural area. 

In addition to new development, vacant residential properties and permitted residential development may 

have an impact on the land required for new residential development. 

In terms of permitted development and vacancy, the following approaches are recommended; 

In certain cases, permitted development has been placed in Phase 1, within the lifetime of the plan. It 

cannot however, be assumed that all permitted residential development will be built. Permissions may also 

have their life extended subject to various considerations. 

With regard to vacancy, it cannot be assumed that every vacant house is for sale or even available. RCC 

however encourages the use of vacant residential buildings or those under construction to satisfy population 

growth over the period of the AP. 

Therefore, the Planning Authority designates, in terms of the Phasing Schedule, optimum locations within 

serviced areas for development. In addition, as part of the Development Management process, applicants 

may be asked to provide a phasing schedule for developments which again ensures that a high percentage of 

the earlier phases must be developed before the latter phases can continue. In addition, through its policies 

and objectives the Planning Authority can encourage the population growth to be directed towards vacant 

properties, and ensure that permitted development is built. 

Policies for Residential Development 

Policy 1 Prevent further ribbon development along roads within the limits of the Plan Area and 

immediately contiguous thereto. 

Policy 2 Require that new residential accommodation meets the necessary standards of energy 

consumption, sanitation, and design and which can accommodate persons of all abilities. 

Policy 3 Ensure that development does not cause or significantly contribute towards the sterilisation 

of land (i.e. backland) from future development. 

Policy 4 Implement the provisions of the Housing Strategy in accordance with the provisions of Part 

V of the Planning and Development Act 2000 as amended. 

Policy 5 

Ensure that housing proposals accord with the Development Standards and the Urban Design Guidelines, 

which will be prepared for the County. Statutory Guidance document, Sustainable Residential Development 

in Urban Areas, (DEHLG, May 2007) and the Urban Design Manual: A best practice guide (December 

2008) as well as the Development Management Guidelines and Standards, which form part of the RCDP 

2008 – 2014. 

Policy 6 

Policy 7 

Policy 8 

Policy 9 

Promote the provision of social and affordable housing accommodation in accordance with 

the proposals outlined in ‘Social Housing – The Way Ahead’, and the Housing Strategy for 

County Roscommon. 

Encourage suitable infill housing developments on appropriate sites in the Plan Area. 

Provide for an attractive and safer pedestrian environment. 

Preserve the identity and conserve the characteristic features of the built heritage in the Plan 

Area 

Policy 10 

Limit new development in areas where necessary physical infrastructure (public sewerage, water supply, 

public street lighting / public footpaths) and social infrastructure including, but not limited to schools, and 

community facilities are unavailable. 



Policy 11 

Identify and facilitate the development and renewal of derelict sites and derelict buildings in a manner 

appropriate to the area. 

Policy 12 

Encourage property owners / developers to improve the appearance of vacant / derelict / buildings, in 

particular in housing estates. The following measures should be considered: 

• Simple maintenance (painting, cleaning, removal of vegetation, removal of defunct inappropriate 

signage, securing property to protect from vandalism, installation of temporary window displays). 

• Screening or boundary treatment. 

Policy 13 

Promote the reuse of small vacant sites within the area for pocket parks, temporary exhibitions etc. and the 

use of larger sites for community gardens, allotments etc. 

Objectives for Residential Development 

Objective 1 

Encourage suitable infill housing developments on appropriate sites within the Plan Area. 

Objective 2 

It is recommended that applicants be requested to provide phasing plans in particular developments, which 

will ensure that a high percentage of the preceding phases are occupied before the commencement of 

subsequent phases. This would apply to all new residential developments over 10 dwellings. 

3. 5 ROADS AND TRANSPORTATION INFRASTRUCTURE 

3.1 5.1 STRATEGIC GOAL 

• Develop a safer, more efficient and integrated transport system that will improve the road network 

and other forms of transport to serve the population of Cortober. 

The N4 National Route Rockingham to Cortober scheme saw the upgrading of the main link between Boyle, 

Co. Roscommon and Carrick-on-Shannon, Co. Leitrim. It comprises the widening and realignment of over 

eight kilometres of the existing N4 route and the construction of a further three kilometres of high quality 

new road. The N4 intersects the Cortober area with road improvements including the provision of new 

roundabouts and junctions providing access to new residential and commercial/retail developments. In 

particular, pedestrian usage of the existing sole bridge over the Shannon is both constricted and potentially 

unsafe. However, the pending Carrick-on-Shannon by-pass and new river crossing will alleviate these 

problems. The recent construction of a pedestrian bridge over the River Shannon (built parallel to the 

existing bridge) is a welcome enhancement of access to and from the AP area and Carrick on Shannon. 

The recent improvements in infrastructure and transportation links to Cortober have assisted in stimulating 

new development and increasing the desirability of the area for further investment. The Council 

acknowledges that there are problems with the level of pedestrian accessibility in the area with the N4 

(National Route) and its associated heavy traffic providing a barrier between several residential and 

commercial areas. Likewise, there is a shortfall in public footpath provision along both the R368 and R370 

which is a disincentive for pedestrian access from residential areas to the Neighbourhood Centre and 

commercial areas. Similarly, there are no dedicated cycle paths within the AP confines at present, which is a 

further unwelcome incentive for car dependency. 

Current works are underway Work have been undertaken to extend urban speed limits further out the Boyle 

N4 road and to install traffic calming islands. This will reduce has the effect of reducing traffic speeds and 

assisting with increasing pedestrian safety. 



It is also necessary to make provision for an adequate number of car-parking spaces in the area, there are 

currently no designated public parking areas available in the area. All development proposals will therefore 

be required to provide adequate parking arrangements. 

The Council recognises the need for the provision of pedestrian crossings and good quality pavements in the 

area. A zebra crossing and lights are in situ across the N4 on the Western side of the Shannon bridge. The 

Council also encourages local bus route initiatives to increase connectivity within the larger urban area and 

reduce dependency on the private car. 

The Carrick-on-Shannon railway station lies within Cortober and is located on the Dublin to Sligo railway 

line. The service operates at two hourly intervals from 9.15am to 19.15pm. 

Policies for Infrastructure 

Policy 12 14 

Policy 13 15 

Policy 14 16 

Policy 15 17 

Policy 16 18 

Policy 17 19 

Ensure that all development proposals within Cortober fulfil traffic safety and car parking 

requirements. 

Provide adequate pedestrian paths and cycle tracks along all main routes in the area to 

ensure safety and convenient access. 

Improve the pedestrian environment in the area, and provide pedestrian crossings and good 

quality pavements in the area. 

Encourage local bus route initiatives to increase connectivity within the larger urban area 

and provide pedestrian crossings and good quality pavements in the area 

Provide formal bus stops/shelters at appropriate locations in the Plan area. 

Improve linkages in the area with regard to the railway. 

Policy 20 

Support and facilitate the Rural Transport Initiative scheme operating in the area. 

Policy 21 

Ensure the provision of a comprehensive traffic system which is compatible with the pattern of land use in 

the area and with through traffic. 

Policy 22 

Minimise the number of new accesses points onto Regional and National Routes in order to maintain traffic 

capacity, and minimise traffic hazard. 

Objectives for Infrastructure 

Objective 3 

Provide adequate pedestrian paths and cycle tracks along all main routes in the area to ensure safety and 

convenient access. Provide public footpaths, where such services are absent, particularly along the R368 and 

R370. 

Objective 4 

Provide formal bus stops/shelters at appropriate locations in the Plan Area. 

Objective 5 

Assess development applications in terms of the provision of adequate pedestrian and cycle paths and 

facilities, as well as public lighting. 

Objective 6 

Ensure that development lands are not “cut-off” by reserving access points from public/private roads to these 

lands within the LAP area and thus allow their development potential to be realised. 



4. 6. WATER SERVICES 


• Provide an adequate supply of water of suitable quality for domestic, industrial, agricultural and other 

uses. 

• Provide systems for the safe and adequate disposal of sewage. 

• Ensure that the network and its provision is efficient, cost effective, environmentally appropriate and that 

it protects public health. 

• Wherever practicable, services and infrastructure should be delivered in an integrated manner prior to 

the development of areas. 

• Avoid development in areas at risk of flooding by not permitting development in flood risk areas, 

particularly floodplains, unless it is fully justified that there are wider sustainability grounds for 

appropriate development and unless the flood risk can be managed to an acceptable level without 

increasing flood risk elsewhere and where possible, reducing flood risk overall; 

• Adopt a sequential approach to flood risk management based on avoidance, reduction and then 

mitigation of flood risk as the overall framework for assessing the location of new development in the 

development planning process; and 

• Incorporate flood risk assessment into the process of making decisions on planning applications and 

planning appeals 

• Ensure that there are adequate services and infrastructure associated with wastewater collection, 

treatment and disposal to cater for development within current and future development envelopes. 

The current water supply in the Cortober area needs to be improved. The supply is currently partly provided 

under an agreement with Leitrim County Council. The Council will seek to meet current and any additional 

demands for water during the life of the Development Plan through agreement with Leitrim County Council 

and own services. 

The waste-water treatment system in Cortober has become overloaded in recent years and requires 

upgrading. The sewerage scheme provided by Roscommon County Council requires co-ordination with 

services provided in Carrick-on-Shannon to provide suitable sewerage services within the development area 

of Cortober. 

The Carrick on Shannon Sewerage Improvement Scheme provides the construction of new foul sewers and 

rising mains, replacement of foul and surface water sewers and surface reinstatement. This proposed 

upgrading of existing wastewater collection infrastructure is designed to cater for the needs of Carrick on 

Shannon, Cortober and environs until the year 2022 approximately. 

Cortober utilises a wastewater treatment facility, recently upgraded at Carrick on Shannon, which is operated 

by Leitrim County Council. Roscommon County Council currently discharges a population equivalent of 

1181 to the treatment facility and has recently invested in a further 819 population equivalent facilitation 

which is deemed adequate for the lifetime of this plan and beyond. The plant itself is designed to cater for the 

needs of Carrick on Shannon and Cortober and environs until the year 2022, approximately. 

Water supply to the AP area is part of the Boyle/Ardcarne Regional Supply Scheme. It is currently adequate 

and is sourced and treated at Hughestown, west of the urban area. It is intended to further enhance the 

treatment process of this water system in the coming year which forms part of the Roscommon Water 

Services Investment Programme (WSIP). 

The storm water disposal system serving the AP area is not as comprehensive as would be desirable and is in 

many instances non-existent at present. Specific proposals and planning applications have traditionally 

derived storm water systems that facilitated their requirements as they arose. In some cases proposals to 

dispose of storm water were found to be inadequate at planning application stage thus prohibiting favorable 

consideration in this regard by the Planning Authority. 



4.2 6.2 FLOODING 

The Flood Review Study of Roscommon provides measures for controlling inappropriate development 

especially within flood plains. The Council recognises the importance of implementing objectives of the 

Study. 

A strategic flood risk assessment, i.e. Stage 1 and 2 , has been completed for the Cortober area. The River 

Shannon and its tributaries are the main source of flooding in this area. Map 1 indicates areas that are liable 

to flooding and Map 2 indicates flooding in 2009 and areas that are liable to be wet. 

Policies for Water Services 

Policy 18 

Policy 19 23 

Policy 20 24 

Policy 21 25 

Policy 22 26 

Policy 23 

Improve the area's public water supply and sewage treatment systems. 

Ensure that the provision of water and sanitary services is guided by the ‘Water Services 

Investment Programme – Assessment of Needs’ which has been adopted by the Council. 

Continue the development and upgrading of water supply so as to ensure that an adequate, 

sustainable supply of piped water of suitable quality is available for domestic and 

commercial uses, amongst others, for the sustainable development of the Cortober AP area. 

Have regard to the Groundwater Protection Plan for the area. 

Ensure that all areas zoned for development within the Plan area are fully serviced with 

water supply and sewerage disposal. 

Ensure that the water supply of the Plan area complies with EPA and European Union 

drinking water standards and to extend them, where necessary, to meet demand. 

Implement the objectives of the Flood Review Study of Roscommon. 

Policy 27 

Facilitate the provision of an adequate wastewater collection, treatment and disposal system for the AP area 

to serve existing and future populations in accordance with the Water Framework Directive 2000, and EU 

Urban Wastewater Directive and in accordance with the EPA Discharge License. 

Policy 28 

Ensure that all new developments have and are provided with satisfactory drainage systems in the interests of 

public health and to avoid the pollution of the ground and surface waters. 

Policy 29 

Have regard to the DECLG and OPW Guidelines for Planning Authorities, The Planning System and Flood 

Risk Management (Nov 2009). 

Objectives for Water Services 

Objective 1 7 Ensure that the water demand of the town area is provided for during the Plan period and 

beyond. 

Objective 2 8 Carry out extension of water services infrastructure in a manner that compliments land-use 

objectives. 

Objective 3 9 Ensure that all fire hydrants are clearly identified, maintained and marked and that any that 

have been “surfaced over” be unearthed and tested on a regular basis. All the necessary state 

of the art equipment shall be supplied to the local Fire Services. 

Objective 10 

Investigate the possible extension of the public sewerage system to un-serviced areas within the AP 

boundary. 

Objective 11 

Where technically feasible and economically viable, improve and extend the surface water disposal 

infrastructure to serve all zoned areas, in order to facilitate development. 

Objective 12 

All new large scale developments shall provide ‘Sustainable Urban Drainage Systems’ (SUDS) as part of 

their development proposals. 



Objective 13 

Within the Cortober AP area, RCC shall: 

 

 

 

 

 

 

avoid inappropriate development in areas at risk of flooding; 

avoid new developments increasing flood risk elsewhere, including that which may arise from surface 

run-off; 

ensure effective management of residual risks for development permitted in floodplains; 

avoid unnecessary restriction of national, regional or local economic and social growth; 

improve the understanding of flood risk amongst relevant stakeholders; and 

ensure that the requirements of EU and national law in relation to the natural environment and nature 

conservation are complied with at all stages of flood risk management. 

Objective 14 

Require a Flood Risk (Impact) Assessment and Management Plan for all significant development impacting 

on flood risk areas to identify potential loss of floodplain storage and how it would be offset in order to 

minimise impact on the river flood regime. 

5. 7. INDUSTRY RETAIL, COMMERCIAL AND INDUSTRIAL DEVELOPMENT 


• Facilitate economic development and employment creation opportunities in Cortober. 

The Council views the development of Cortober as an important element in sustaining a network of smaller 

towns, villages and the rural communities of the County. Rural communities depend significantly on services 

and employment opportunities that are provided in towns and villages. The provision of these services will 

sustain and improve the quality of life for people living in rural areas. 

The development of the N4 National Route has contributed to the significant increase in development 

pressure in Cortober, particularly large retailing warehousing developments. Typically this type of 

development occurred in a sporadic fashion with a number of stand alone developments fronting on to the 

N4. However, more recent schemes have resulted in a more consolidated form. A 6,515 sq. m retail 

warehousing development, known as the N4 Retail Park, is nearing completion on the N4 Boyle Road, while 

construction will commence shortly on a new development, opposite the Lidl supermarket, comprising of 

5,877 sq. m retail store, divided into 16 units. Industrial development has established at Tullyleague along 

the N4 National route in the north west of the Plan area. 

Cortober is considered to be a First Tier Centre because of its relationship with Carrick on Shannon, a first 

tier Centre within the Leitrim County Retail Strategy. Cortober displays a range of outlets that would be 

typical of a large town, including Neighbourhood Centres on both the Northern and Southern sides of the N4. 

These centres include a cinema, large convenience goods stores, local retail units, convenience shops and 

motor fuel stations and retail warehousing. Such outlets provide a good degree of retail self-sufficiency to the 

immediate and surrounding areas. 

In terms of land use, the bulk of Industrial (I), Business, Enterprise Park/Light Industry & Warehousing (BE) 

and, Neighbourhood Centre (NC) zonings are located in proximity and accessing the N4 National Primary 

Road. The bulk of Industrial lands are located in the west of the AP. Under the 2008 Area Plan, there is 

2.88ha of un-utilized industrially zoned lands within then AP area, constituting 30% of lands zoned for such 

purposes . 

The following is a summary of undeveloped zoned lands (within the 2008 AP) other than lands zoned for 

solely residential purposes. 

Land use zoning 

Area (HA) 

Mixed residential / commercial (RC) 23.8 

Neighbourhood centre (NC) 4.8 

Industrial uses (I) 2.8 


Business Enterprise Park/Light Industry & Warehousing (BE) 10.6 

Leisure tourism (LT) 13.0 


In line with good planning practice and in order to be consistent with the policies of the CDP, the PA 

encourages and facilitates, a choice of retail outlet types to serve consumers. Cortober has at present an array 

of retail types contained within the envelope of lands zoned for Neighbourhood Centre (NC) purposes and 

with ready access from the N4 and Regional roads, R368 and R370. 

Both Lidl and Supervalu provide convenience goods stores with ample dedicated surface car parking 

available. These outlets are capable of providing for weekly household shopping both for the immediate 

populace and the wider rural hinterland. Both outlets have emerged within the last decade. 

The Neighbourhood Centre (NC) also provides an array of other outlet types for the comparison goods, e.g. 

clothing and footwear. Fast food outlets and a cinema are also facilitated in this area along with two fuel 

filling stations, also providing a level of local centre retail support. 

In terms of larger retail outlets containing an anchor store/supermarket, a grant of planning permission exists 

for such a development, along with an array of individual retail units, PD/07/467, which has not been built as 

yet. A separate application, permitting retail units, located within this zoning, (PD/08/1101), also has not 

been developed yet. 

Whilst development within the lands zoned for Neighbourhood Centre (NC) has burgeoned over the past 

decade, there is of course a reticence on the part of the investors to commit to further development in the 

current economic climate. Existing developments are, apparently enduring the economic downturn but there 

is some evidence of vacancy (both temporary and long term) in relation to individual retail units. 

Analysis of the zoning provided as part of the 2008 Area Plan: 

Neighbourhood Centre (NC) 

The AP area has developed quite rapidly in recent times. This can at least in part be attributed to a buoyant 

economic environment. Current diminished economic growth trends and some levels of unit vacancy within 

the AP area are factors to be considered. There are 4.81Ha of un-utilised lands that are capable of being 

serviced and are still undeveloped (see Map 1), it is not recommended to zone further lands for the purposes 

of Neighbourhood Centre (NC) use. 

Business, Enterprise Park/Light Industry & Warehousing (BE) 

The main body of these lands form a single zoned monolith. Two further tracts of similarly zoned lands are 

detached from the main tract, one located further west, fronting the N4, at the outer extents of the plan area. 

Another isolated tract of land lies to the south western corner of the AP area. Both the latter land parcels 

referred to can be considered as being isolated in terms of both servicing and, in the case of the latter tract of 

land, ready accessibility to adequate road infrastructure. Currently there are 10.60 Ha of lands zoned for 

Business, Enterprise Park/Light Industry & Warehousing (BE). There is a case to be made to remove the 

more isolated lands in this zoning from the development envelope and this is reflected in Map 3. 

Industrial Lands (I) 

These lands substantially front the N4 and are situated towards the western AP extents. There has been no 

development realised or sought to be permitted within these zonings in recent years. The area of lands zoned 

for such purposes, and as yet undeveloped amounts to almost 3 Ha, which is considered to be sufficient for 

the lifetime of the plan and beyond . 

Mixed Residential / Commercial zoning (RC) 

There are three quite extensive tracts of land zoned RC at present at the northernmost (fronting N4) and 

southernmost extents of the AP area. A third tract of land, similarly zoned, lies in the south eastern region of 

the AP area. The physical constraints of these lands are indicated on Map 2. The total area of these tracts of 



land totals 23.82 Ha. At present, none of these lands are developed nor have the benefit of planning 

permission. 

Some of the above lands are proposed to be zoned for New Residential (NR) purposes and are indicated on 

Map 3, labelled P4, P7 and P8. A further tract of land within this zoning, located north of the N4, is proposed 

to be zoned Greenbelt (GB). 

Recent development trends 

As was the trend within the plan area, lands within the zoning BE developed apace within the last decade, 

most particularly on lands abutting the N4. However, unlike development within the NC zone, uptake of 

floor space opportunities here has been poor with large areas of vacancy being evident. This is a situation 

that has emerged despite the fact that development has been constructed and finished to a high standard. 

The type of developments referred to above, tends to comprise retail units, (with individual units of up to 

200m 2 having been constructed). A sufficient bank of accessible and readily serviceable lands exists in 

proximity to above developments for the lifetime of the AP and beyond, for these purposes. 

Policies in relation to retail and commercial development 

Policy 30 

Encourage and stimulate business and commercial activity in appropriately zoned areas in accordance with 

this Area Plan and the RCDP Retail Strategy 2008 -2014. 

Objectives in relation to retail and commercial development 

Objective 15 

Promote the consolidation of the existing retail and commercial core of the AP area through the use of 

vacant developments. 

Objective 16 

Ensure that all shop fronts and advertisements do not visually detract from the quality of the local 

environment. 

Objective 17 

Curtail the emergence of unauthorized advertising signage by means of active Enforcement via the Planning 

Acts and Regulations. 

Objective 18 

Encourage new retail and commercial developments and extensions and refurbishments to existing structures 

to utilize sensitive and considered design solutions in accordance with this Area Plan and the provisions of 

the County Development Plan. 

Policies for Industry 

Policy 24 31 

Policy 25 

Facilitate the expansion of industrial development at Tullyleague. 

Facilitate the development of a business park with associated residential development and 

recreational facilities. 

Policy 32 

Support the RCDB and IDA in encouraging new high tech industries and high potential start ups to locate in 

the Cortober area. 

Policy 33 

Seek, through active cooperation with the IDA Ireland, Enterprise Ireland, Forfas Science Foundation 

Ireland, the Roscommon County Enterprise Board, and major local employers, to support suitable job 

creation and facilitation of the formation of new indigenous industries in Cortober. 



Policy 34 

Ensure that there is a positive and flexible response to job creation possibilities within the AP area within the 

parameters of protecting residential amenity and the environment. 

Policy 35 

Facilitate the provision of improved energy and communications infrastructure in order to support 

development in Cortober. 

Objectives for Industry 

Objective 4 19 Promote and develop the vitality of the existing shopping area and to facilitate the provision 

of local retail needs where appropriate. 

Objective 5 20 Facilitate appropriate industrial, commercial, agricultural, business and investment 

programmes. 

Objective 6 21 Ensure that there is a positive and flexible response to job creation possibilities in Cortober 

whilst protecting residential amenity and the environment. 

Objective 7 22 Ensure that lands zoned for industry are reserved for appropriate uses. 

Objective 8 23 Facilitate the formation of small indigenous industry in the area. 

Objective 9 24 Seek the provision of improved energy, community and communications infrastructure. 

Objective 25 

Ensure that all industrial developments and business parks are appropriately landscaped to ensure that they 

integrate sensitively within the natural environment of the area. 

6. 8. RECREATION, LEISURE AND TOURISM & COMMUNITY FACILITIES 

6.1 8.1 STRATEGIC GOAL 

• Promote the development of recreation and tourism facilities in Cortober in a sustainable manner. 

• Protect from development the existing public and private open space in the area. 

Carrick-on-Shannon is an established tourism area and is a main centre for river cruising traffic and anglers. 

The opening of the Shannon-Erne waterway has further added to the attraction of the area. The Plan area 

borders the River Shannon and there is scope for the further development of facilities and services to cater 

for visiting anglers and holiday river traffic. The Council has already developed river side amenities. It is a 

specific objective of the Council to facilitate, where appropriate, the development of marina and other riverrelated 

activities along the River Shannon. 

Within the area a new retail park, leisure/bowling facilities, and restaurants have been constructed, which 

will enhance has enhanced the recreational facilities available to the local community. The Council 

recognises that the provision of community/recreation facilities is limited and must be addressed. 

Lands zoned as part of the 2008 Area Plan for Leisure Tourism (LT) and Leisure and Amenity (LA): 

Recent development experience: 

These lands are situated to the eastern extents of the AP area and lie abutting lands zoned for residential 

purposes (both proposed and existing) and the River Shannon waterway. Some of these lands, periodically at 

least, are liable to flooding, see Map 2. 

Within the lands zoned for LT purposes, there have been no proposals for development in recent times. The 

zoned area is 13.01Ha and, save for existing boardwalk and fishing stands situated along the river’s edge, no 

development associated with LT exists on these lands at present – see Map 1. 

As evidenced on Map 2, portions of these lands are liable to flooding as observed in 2009. Other regions 

within this zoning are elevated in nature therefore, rendering them challenging to develop. Road access to the 

southern parts of these lands is provided by a minor local road which is of limited carrying capacity. 

Otherwise, access opportunities are limited via the established road network. 



The physical and infrastructural limitations on these lands render them unsuitable for development and it is 

recommended they be eliminated from the AP area and that same are zoned for GB purposes. 

8.2 OPEN SPACE AND SPORTING PROVISION 

• The only sporting facility which exists within the AP area is The Bull Field which is situated south of the 

N4 and is readily accessible by road network. This facility provides playing areas for both GAA and 

Soccer and other field sports. Dressing rooms are available on site. 

In terms of other sporting facilities in the area, Carrick on Shannon Golf Club is located about 10 minutes 

drive along the N4 to the west of the AP area. The Shannon River, situated nearby, provides access to water 

sports and fishing. Indoor sporting facilities are available in Carrick on Shannon at the Aura centre. 

The Council will seek the provision of open space facilities to provide for the recreational needs of the large 

threshold of residents, workers and visitors in the Plan area and surrounding areas. 

No projects are being undertaken by RCC during the lifetime of the plan for recreation, leisure and tourism 

within the AP area. 

Policies for open space and sporting provision (recreational activities ) 

Policy 36 

Ensure that public open space provided as part of new development is of high quality and designed and 

finished to ensure its usability, security and cost efficient maintenance. 

Policy 37 

Provide for the needs of young people through supporting youth groups, youth sports and arts activities and 

facilitate the provision of facilities at suitable locations to encourage the involvement of young people in 

activities and gatherings. 

Policy 38 

Provide for the sports and recreational needs of the AP area, by upgrading and maintaining existing facilities 

and providing for new facilities as required. Facilities provided should be designed with flexibility in mind 

so that they are multifunctional and ensure maximum usability by a variety of groups and members of local 

communities. Facilities should be widely accessible to ensure that sports and recreation may provide a forum 

for social inclusion and integration and the Council will work with sporting organisations and clubs to 

achieve widespread availability of facilities. 

Policy 39 

Promote the development of an integrated open space system, consisting of open spaces, vegetation, drainage 

channels, etc., that will protect and conserve existing environmental designations, fauna and flora and 

landscape character. It will also ensure an adequate level of biodiversity and ecological functioning; will 

provide for the passive and active recreational needs of users; will provide high quality landscaping and open 

space areas on developed lands to structure; and, provide visual relief from the built environment. 

Policy 40 

Ensure that the different environmental/greenbelt zones identified are adequately protected and that 

developments respond appropriately to the sensitivities and significance of the zones. 

Objectives for Open Space and Sporting Provision 

Objective 26 

Support the implementation of the County Play Policy in providing for and facilitating play throughout the 

County. 



Objective 27 

Implement the Council’s Development Contribution Scheme as it relates to the improvements of existing 

recreation and leisure facilities and the funding of new recreation and leisure facilities in tandem with new 

developments. 

Objective 28 

Ensure that fully equipped playgrounds to appropriate standards are provided within all new housing 

developments of in excess of 20 units. In addition, a hierarchy of useable open spaces and the provision of 

recreational facilities appropriate to the size of the estate, or taken in combination with a number of estates, 

are provided e.g. seating areas, landscaped open spaces, basketball courts, skatepark areas, public parks and 

playing pitches. 

Objective 29 

Ensure that adequate internal open spaces and landscaping are provided within developments, including the 

following: 

1. Retain existing mature and semi-mature trees and hedgerows on undeveloped land, where practicable 

and incorporate into the layout and design of developments. If retention is not possible replacement 

proposals will be required. 

2. Provide landscaped open spaces and parking areas within developments to provide visual relief from the 

built development, spaces for relaxation for staff, adequate lighting into buildings, space for parking, etc. 

Objective 30 

Ensure a high quality urban environment which takes the following into consideration, amongst others: 

1. Retention and augmentation of mature vegetation – especially in roadside areas. 

2. Improving public amenities – by good design and provision of facilities in the public domain. 

3. Control and monitoring of material used for fill in authorised development sites. 

4. Prevention of unauthorised ‘reclamation’ of wetlands. 

5. Prevention of unlicensed discharges – direct or indirect – to surface water systems. 

Objective 31 

RCC shall work together with community sporting bodies, private developers and relevant government 

agencies in facilitating and supporting the development and delivery of sporting facilities within the AP area 

within the lifetime of this AP, via public – private partnership. 

8.3 INTEGRATED TOURISM AND RECREATION DEVELOPMENT 

Integrated Tourism encourages tourism that is based on local physical, economic, social and cultural 

resources and local relationships so that tourism experiences are place specific. It is also sensitive to scale, 

which is appropriate to local circumstances and supports sustainability of resources and activities in 

ecological, economic and cultural terms. 

Roscommon has a long-established tourism industry that displays integration with the natural and cultural 

environments. RCC recognises the need to build on the facilities already present in the area and support 

niche markets for example, cycling holidays, archaeological and nature tours, English language learning 

tours, and specialist markets such as activity holidays, environmental or cultural based tourism. 

1. Walkways/Cycleways 

An important component of an integrated tourism strategy is sustainability and the use of more sustainable 

forms of transport. There are a number of walking/cycling routes as well as walking clubs throughout the 

County. 

Slí na Sláinte is a health promotion walking initiative which was introduced in 1996 and aimed at 

encouraging people of all ages and abilities to walk for pleasure and good health. There are four main Slí na 

Sláinte trails in County Roscommon, none of which fall within the AP area. 



In terms of recreational walking and general experience of outdoor activities, Lough Key Forest Park is 

within 15 minutes drive from the AP area. This facility provides a wide range of outdoor activities including 

walking, cycling, camping, nature trails and fishing amongst many others. 

There is a need to recognise the importance of walking and cycling in County Roscommon from a local as 

well as tourism perspective. RCC supports the development of local and tourist walks and cycle routes which 

consider local requirements as well as economic potential and endeavor to meet these needs on an ongoing 

basis. Ways should be examined to improve access to the countryside (as promoted in the European Charter 

of Pedestrian Rights) for informal recreation purposes such as walking, cycling and horse riding, as well as 

areas of open space, recreation and sports facilities, especially in urban areas within easy access by walking 

and cycling. Improvements need to be made to walking routes throughout the county and cycle paths need to 

be provided along public roads where possible. As mentioned in the infrastructure section of this plan, there 

are two types of cycleways: 

• those for the commuter where cyclists ride on the roadway and there may be no clear distinction 

between the roadway and ‘cycle path’; and, 

• those for the recreational cyclists where raised paths are created adjacent to footpaths and the same 

rules apply for cyclists and pedestrians. 

Walking and cycling routes should be designed to incorporate current thinking and best practice from 

experience in other locations in order to create more people friendly places. Road safety for pedestrians and 

cyclists is an important issue in tourist areas, and lower speed limits and priority over motorized transport 

should be provided, where appropriate. 

Policy for Walking and Cycling Routes 

Policy 41 

Facilitate the development of walkways and cycleways within the AP area and beyond. Routes should take 

full advantage of existing amenities such as riverbanks and lakeshores so as to facilitate their enjoyment and 

exploit their tourism value. 

Policy 42 

Support the investigation of the potential for off-road walking and cycling trails surrounding the AP area; 

and for the development of linkages between existing trails and others in adjoining counties; and support 

national trail development policy including the Irish Trails Strategy. 

Objective for Walking and Cycling Routes 

Objective 32 

Promote walking, rambling and cycling as appropriate recreational and tourism activities within the LAP 

area. 

Objective 33 

Establish walkways and cycle routes on a legal and permanent basis to include heritage and other attractions 

including accompanying signage. 

Policies for Recreation, Leisure and Tourism & Community Facilities 

Policy 26 43 

Policy 27 44 

Policy 28 45 

Policy 29 46 

Facilitate and encourage the development of walking and cycle paths, linking population, 

tourism centres and transport nodes. 

Support and positively encourage the provision of tourism facilities in keeping with the 

Tourism Strategy for the County and of protecting the environment. 

Implement proposals to improve and maintain amenity, tourism and recreation facilities in 

Cortober, and to carry out other amenity improvement works in the area. 

Seek to provide a range of social, recreational and community facilities to meet the needs of 

all of the area's residents, regardless of age or social background. 



Policy30 47 

Policy 31 48 

Policy 32 

Policy 33 

Policy 34 

Support local sports and community groups in the development of facilities through the 

reservation of suitable land and the provision of funding, where available and appropriate. 

Ensure the provision of affordable childcare throughout Cortober in consultation with the 

Roscommon County Childcare Committee, the County Development Board and the Health 

Service Executive. 

Promote the location of childcare facilities on sites which are convenient to public transport 

and pedestrian access. 

Ensure that adequate lands and services are reserved/zoned to cater for the establishment, 

improvement or expansion of primary and post primary educational facilities. 

Limit new development in urban areas where necessary physical infrastructure (public 

sewerage/water supply, public street lighting/public footpaths) and social infrastructure 

including but not limited to schools and community facilities are unavailable. 

Objectives for Recreation, Leisure and Tourism & Community Facilities 

Objective 10 34 



Objective 13 






Facilitate the appropriate development of high quality facilities and services to cater 

for visitors to the area including anglers and holiday river traffic amongst others. 

Facilitate the provision of appropriate recreational facilities to suit the needs of both 

tourists and the local community. 

Further develop the riverside amenity area near the village bridge by providing 

additional riverside recreational facilities and a landscaped car park. 

Promote the use of existing buildings and lands to the benefit of the wider 

community, subject to available resources. 

Give consideration to the needs of the disabled in the layout and design of all 

proposed development. 

Promote the development of high-quality tourist accommodation. 

Ensure high standards of architectural and urban design in all new tourist 

accommodation and facilities. 

Support other organisations, bodies and local groups that promote tourism and 

community development in the area. 

Seek to further develop the recreational potential of The Bull Field. 

9. NATURAL HERITAGE AND THE ENVIRONMENT 

9.1 DESIGNATED SITES 

A wide range of different sites have been (or will be) designated under National and EU legislation and 

under the Ramsar Convention on Wetlands. There are 25 species and 60 habitats in Ireland, which are 

recognised by the EU as being in need of special protection, which has led to a comprehensive network of 

protected areas being established in Ireland in recent years. This network is made up of sites of European 

importance (Special Areas of Conservation and Special Protection Areas) known collectively as European 

Sites, and sites of national importance (Natural Heritage Areas (NHAs)). Many of these habitats and species 

are found in Roscommon and some, such as Turloughs and Active Raised Bogs, are priority habitats because 

of their importance and rarity. The three main types of site designations are detailed below. Some sites in the 

county have multiple designations, for example, Lough Ree is designated as an SAC, SPA and NHA. 

Special Areas of Conservation (SACs) 

These are the prime wildlife conservation areas in the country, considered to be important on a European as 

well as Irish level. The EU Habitats Directive (92/43/EEC) lists certain habitats and species that must be 

protected. Ireland introduced the European Communities (Natural Habitats) Regulations 1997 (S.I. No. 

94/1997) to give effect to SACs under Irish Law. These regulations have recently been updated with the 

introduction of the European Communities (Birds and Natural Habitats) Regulations 2011. These new 

regulations consolidate the European Communities (Natural Habitats) Regulations 1997 to 2005 and the 

European Communities (Birds and Natural Habitats)(Control of Recreational Activities) Regulations 2010, 

as well as addressing transposition failures identified in the CJEU judgements. Any development in, near or 

adversely affecting an SAC should avoid any significant adverse impact on the features for which the site has 

been designated or proposed for designation. 



There are no SACs or SPAs within or in proximity to the AP boundary; this includes the 15km boundary (see 

Map 4. 

Special Protection Areas (SPAs) 

These sites are areas of importance for birds (and often are also important for other types of wildlife). The 

EU Birds Directive (79/409/EEC) requires designation of SPAs for listed rare and vulnerable species, 

regularly occurring migratory species and wetlands, especially those of international importance, which 

attract large numbers of migratory birds each year. 

Any development in, near or adversely affecting an SPA should avoid any significant adverse impact on the 

features for which the site has been designated. SPAs were given effect in Irish Law mainly under the 

Conservation of Wild Birds Regulations 1985 (SI. 291 of 1985). There are no SPAs within or any in 

proximity to the AP area. 

Natural Heritage Areas (NHAs) 

The Wildlife (Amendment) Act 2000 substantially strengthened the protection for wildlife previously 

available under the Wildlife Act 1976. In particular, the Wildlife (Amendment) Act 2000 provides for the 

designation and conservation of Natural Heritage Areas (NHAs). NHAs are sites that support elements of our 

natural heritage which are unique, or of outstanding importance at the national level. Any development in, 

near or adversely affecting a Natural Heritage Area should avoid any significant adverse impact on the 

features for which the site has been designated. There is no proposed Natural Heritage Areas in the AP area, 

however those in close proximity are indicated on Map 4 and listed in the table below. 

Table 11: 

Natural Heritage Areas (NHAs) in the Cortober AP area 

Site Status Site Code Habitat 

Proposed NHAs within 15km of the AP area 

Lough Drumaharlow pNHA 1643 Mesotrophic lake 

Lough Boderg and Lough Boffin pNHA 1642 Mesotrophic lake 

Annaghearly Lough pNHA 1402 Lake 

Drummans Island , Lough Key pNHA 1633 Densely wooded drumlin 

Corrigeenroe Marsh pNHA 0596 Fen 

Kilronan mountain Bog pNHA 0617 Upland blanket Bog 

9.2 LANDSCAPE CHARACTER ASSESSMENT 

In addition to the designated sites mentioned above, the RCDP 2008 – 2014 contains a Landscape Character 

Assessment (LCA) of the County. The LCA aims to; 

• Conserve and enhance the landscape diversity, character and quality of the County; 

• Protect sensitive areas from development that would detract from or would be injurious to the 

amenity of the areas; 

• Provide for development and change that would benefit the economy of the county including the 

rural economy whilst protecting and enhancing the landscape; and, 

• Identify suitable ‘working ‘landscapes’ where there is potential to accommodate development. 

The Cortober AP lies within the Lough Corry Drumlin Basin which is described below. 

Key Characteristics 

The Lough Corry Drumlin Basin is in the north east of the county. The southern and western boundaries of 

the LCA are formed by a zone of theoretical visibility created by a series of drumlins which also mark a 

change in elevation between neighbouring character areas. The majority of this area drains north and northeastwards 

into Lough Corry and River Shannon. The drainage pattern reflects the general alignment of 

drumlins which are arranged on a southwest to northeast alignment. The predominant land cover is dry 



grassland but there are areas of wet grassland as well as reclaimed blanket bog throughout. The latter two 

land cover types are typically found in the drumlin flats and hollows. Hedgerows comprise mostly broadleaf 

species including ash. In some areas there is a strong sense of openness created by loose light hedgerows. 

This drumlin landscape is well drained and relatively dry compared to the drumlin landscapes found both in 

the north and south. The road network throughout the area is quite dense with a mix of national (N4 linking 

Boyle and Carrick on Shannon), regional (R370 and R368), local class and lanes. While there are no large 

settlements in the LCA, the town of Carrick in Shannon spills over the Shannon River into the north-eastern 

corner and brings with it both residential and commercial development. 

Landscape Value 

The Lough Corry Drumlin Basin is classified as Very High Value to reflect the boating, fishing and scenic 

amenities along the River Shannon. It is valued by tourists for its peaceful and largely undeveloped 

condition. 

Forces of Change 

Inappropriate and poorly sited development on the shoreline of Lough Corry and along the River Shannon 

would have a negative environmental and visual impact on the wetland landscape. There is an increasing 

development pressure along the R370 leading into Carrick on Shannon which is contributing to the erosion 

of the rural landscape in the area. Unchecked ribbon development along the R368 and other local roads 

leading to Carrick on Shannon could have a comparable adverse impact. Increasingly marginalised farmland 

could also lead to a gradual downgrading of the visual quality of the landscape. 

Key Recommendations 

It is important to protect the visual amenities in the immediate vicinity of the Shannon system. However, in 

this LCA the drumlins located in the middle and to the West are less sensitive to development generally 

because views do not extend from the Shannon River or Lough Corry. In other words the depth of view is 

shallow and there would be greater tolerance of development generally with increasing distance from the 

wetland landscape. Therefore, it is recommended that only those planning applications within the immediate 

visual catchment of the Shannon system will require a Visual Impact Statement. 

7. 10. NATURAL & BUILT HERITAGE 


• Conserve and enhance the quality of the environment of Cortober. 

• Conserve the natural and built heritage of the area. 

• Conserve the built heritage of the area 

The Cortober area is defined by dispersed urban development with few defined streets or open spaces. The 

predominance of car-based industrial, commercial and retail activity in the area ensures that there are large 

expanses of surface car parking. The negative visual aspects of this trend can be reduced by the introduction 

of landscaping and open spaces in these surface parking areas. Basement and/or multi-storey car parking 

areas should also be considered where feasible, particularly for larger developments with extensive car 

parking requirements. The environmental quality of Cortober would be enhanced by the use of additional 

pavements, and decorative street lighting and furniture to create a coherent and attractive character for the 

area. 

The Cortober area is, for the most part , of relatively recent origin in terms of developmental layout and 

design. This is especially true of residential developments which are of a contemporary suburban type. 

Commercial structures tend to be functional and are not particularly referenced to the more historic building 

forms found within the Carrick on Shannon urban area in terms of their design. There is however a terrace of 

dwellings fronting the N4, in proximity to the Shannon bridge, that displays an architectural streetscape 

referenced to the main urban area and provides a visual connectivity between the AP area and Carrick on 



Shannon. The maintenance of the character of this area in the context of new build or renovation should 

uphold its established architectural form and detailing. 

Policies for Natural & Built Environment 

Policy 35 49 

Policy 36 50 

Policy 37 51 

Policy 38 

Policy 52 

Ensure new development in Cortober is sympathetic to the existing physical character of the 

area and its buildings. 

Preserve the identity and conserve the characteristic features of the built heritage in 

Cortober. 

Take all necessary actions to minimise the occurrence of unsightly and wasteful derelict sites 

in the area through appropriate refurbishment or reconstruction. 

Increase the number of public green-spaces in Cortober. 

Ensure that advertising and trade signage attaching to commercial premises is commissioned 

in a proportionate and sensitive way in relation to scale, colour, print and logo. Sensitive 

lighting of such signage shall be an inherent precondition. 

Objectives for Natural & Built Environment 





Continue the tree-planting programme and landscaping of public open spaces in the area. 

Conserve and protect existing or future special amenity areas from inappropriate, poorly 

designed and poorly sited development. 

Positively and actively encourage redevelopment of derelict and obsolete sites in a 

manner that is sympathetic with and complimentary to the inherent character of 

neighbouring structures. 

Increase the presence of litter bins and street furniture throughout the area at appropriate 

locations. 

11. SOCIAL AND COMMUNITY FACILITIES 

The building of strong and inclusive communities is a key element in achieving sustainable development. 

Access to cultural, social and community facilities is central to promoting a sense of community and social 

inclusion. In addition to economic development, sustainable communities require the provision of, and 

access to, education, health, childcare services, recreation and leisure amenities, community support 

services, and, a good quality built environment. 

11.1 COMMUNITY FACILITIES 

With the increase in population of the Cortober area comes the need for social and community facilities. 

Such facilities are limited in the AP area at present with utilities located at Carrick on Shannon being 

typically utilised by inhabitants of the AP area. 

In terms of sporting facilities, the local Bull Field provides for field sport activities within the AP area. 

Otherwise, indoor sports are provided for within the Carrick on Shannon urban area. A golf course is 

available to the west in close proximity to the N4 within a short commute of the AP area. 

11.2 EDUCATION AND CHILDCARE 

There are no schools at present within the AP area. There are national and secondary schools in nearby 

Carrick on Shannon and the surrounding rural areas. The RCDP indicated that RCC will encourage and 

facilitate the expansion of the existing schools on adjacent lands which would be proposed in this area. 

The schools within Carrick on Shannon are believed to be able to accommodate the demand for educational 

facilities in this area. 

Additional childcare facilities will be provided as part of permitted residential development. In addition, 

local recreational facilities will be provided as part of any housing development greater than 20 units. The 

following are the childcare facilities in the vicinity of the AP area: 



Table 12: Community Childcare Facilities 

Name of childcare facility 

Caroline Connolly Mc Loughlin Childminding 

Service 

The Playhouse Creche & Playschool 

Busy Kids Childminding Service 

Roscommon County Childcare Committee, 2010 

Address 

Elphin Road, Carrick on Shannon, Co. Roscommon 

No. 7 The Wells, Cortober, Co. Roscommon 

Cortober, Co. Roscommon 

11.3 HEALTHCARE 

The nearest healthcare Facilities are provided in Carrick on Shannon. A Chiropractor facility is available 

within the Inver Gael residential estate within the AP area. 

11.4 BURIAL GROUNDS 

There are two graveyards that serve the AP area. Cortober tends to be served traditionally by Drumlion 

graveyard which is situated about 5km by road from the AP boundary in the rural situation. There is also a 

graveyard situated within the Carrick on Shannon urban area i.e. St Mary’s at Cloonsheebane. 

11.5 COMMUNITY DEVELOPMENT FORUM 

North Roscommon Community Forum (www.nrcf.ie) 

North Roscommon Community Forum was established in 1997 and its purpose is to give a voice to the 

community and voluntary sector in a number of ways. It brings affiliated voluntary and community groups 

together so that the forum can present a strong, independent, united voice of the community, share 

knowledge and experiences and promote development, growth and change. The Forum is open to a broad 

range of community groups and voluntary organisations. Groups already participating include those involved 

with community development, community resource centres, social care, young people, heritage, enterprise 

development, employment creation, rural tourism groups. 

One very important role of the Forum is to facilitate the representation of, and participation by, community 

and voluntary groups in the North Roscommon area in matters relating to the work of Roscommon County 

Development Board (RCDB). This involves Forum representatives sitting on the County Development Board 

which enables networking and collaboration between RCDB and the Forum, and the groups and 

organisations it represents. 

Forum representatives also sit on the Strategic Policy Committees and Social Inclusion Measures Working 

Group of Roscommon County Council. Their presence on these bodies facilitates two-way communication 

between the community and local government by bringing the views of the community organisations to local 

government and by feeding back relevant information to the member groups of the Forum. The Forum also 

has representatives on a number of other local agencies and regional bodies including 

° Roscommon County Childcare Committee 

° Roscommon Partnership Board 

° Roscommon County Enterprise Board 

° Arigna Leader Company 

° Co Roscommon Heritage Forum 

The Forum plays an important role in providing practical assistance and support to its member groups and 

organisations. This assistance includes helping groups to identify funding sources and make grant 

applications, facilitating members looking for particular types of training, as well as helping to deliver great 

insurance deals for members. 

Funding for voluntary and community groups is available from a wide range of organisations including: 

• Government Departments & Agencies 



• Dormant Accounts Fund 

• National Lottery 

• Trusts & Non Governmental Organisations 

11.6 SOCIAL AND COMMUNITY FACILITIES STRATEGY 

The Social and Community Facilities Strategy aims to: 

• Ensure the provision of necessary community services and facilities. 

• Limit new development in urban areas where necessary social infrastructure including, but not limited 

to, schools and community facilities are unavailable. 

• Ensure the provision of affordable childcare within the Plan Area in consultation with the Roscommon 

County Childcare Committee, the County Development Board and the Health Service Executive. 

• Ensure that large scale residential development provides for, and if necessary leverages, the necessary 

educational, social, open space and sporting infrastructure commensurate with the scale of development. 

• Roscommon County Council will promote the use of existing buildings and lands to the benefit of the 

wider community, subject to available resources. 

• Ensure that all groups should be enabled to participate fully in the life of the community and that 

language or other barriers should be addressed so that all groups have the opportunity to live full, active 

lives and to integrate and contribute to community life. 

Policies for Social and Community Services and Facilities 

Policy 53 

Seek to provide a range of social, recreational and community facilities to meet the needs of all of the areas 

residents. 

Policy 54 

Support the multi-functional use and provision of buildings and opportunities to maximise the use of existing 

physical resources / infrastructure. 

Policy 55 

Ensure that social inclusion is an integral part of the design and delivery of all programmes and services and 

ensures effectiveness and efficiency in its delivery. 

Policy 56 

Consult with the Department of Education regarding the location and provision of adequate educational 

facilities where appropriate. 

Policy 57 

Support the Roscommon County Childcare Committee, the County Development Board and the Health Service 

Executive in formulating policy to ensure the provision of affordable childcare throughout the County and 

within the AP area specifically. 

Policy 58 

Support the development of stand-alone, outdoor play areas, in consultation with the County Childcare 

Committee, subject to funding. 

Policy 59 

Support the development of artistic tourism throughout the County and within the AP area including the 

facilitation of new festivals and other events including ‘rainy day’ events for visitors such as exhibitions, 

musical entertainment and theatre. 

Policy 60 

Provide for artistic elements in new and existing development by encouraging the use of the “percent for art 

schemes” and other initiatives. 



Objectives for Social and Community Services and Facilities 

Objective 46 

Assess the feasibility of provision and facilitate the delivery of a full range of social and community facilities 

to meet the needs of all of the area’s residents. 

Objective 47 

Implement the Childcare Facilities: Guidelines for Planning Authorities (DEHLG, June 2000). 

Objective 48 

Facilitate the accommodation of healthcare functions at suitable locations within the LAP area, when 

required, in liaison with the appropriate health authorities. 

Objective 49 

Require that all works proposed to be carried out in historic graveyards, which are Recorded Monuments, 

are notified two months in advance, to the National Monuments Service of the Department of Arts, Heritage 

& the Gaeltacht, as required under the National Monuments Acts, and that recommendations regarding the 

carrying out of proposed works are complied with, as a condition of any grant aid from Roscommon County 

Council. 

Objective 50 

Work with Fáilte Ireland, the Arts Council and other relevant bodies to promote and develop the arts and 

tourism sectors within the County and within the AP area. 

8. 12. LAND USE ZONING OBJECTIVES 

The Land Use Zoning Objectives and Matrix within this section outlines the zoning objectives for each zone 

identified in the zoning map. It indicates the uses and type of development, which the Council considers to 

be appropriate for each zone. It is intended to provide guidance to anyone seeking permission for 

development as well as the general public. The indication that a proposal is ‘permitted in principle’ in the 

Matrix does not imply a grant of permission or that a planning application will be successful as each 

planning application will be determined on an individual basis by the Planning Authority. Equally the 

indication that a particular type of development is not permitted in any particular category does not rule same 

out and there may be situations where said could be permitted. 

Land uses not listed in the Matrix will be considered on the merits of the individual planning application, the 

general policies and zoning objectives for the area including the proper planning and sustainable 

development of the area. Development proposals should be compatible with the Matrix, however, 

consideration may be given to proposals, which would benefit the local community and are in the interest of 

the proper planning and sustainable development of the area. These proposals will also need to be consistent 

with the CDP development standards and the CDP requirements on public health, traffic safety, residential 

amenity, heritage, design and visual amenity. 

The following factors have been taken into account in the development of land use zoning principles and 

objectives. 

• Population calculations are per the Core Strategy 

• Current development and trends in the County 

• Current Land use zoning objectives contained in the Roscommon County Development Plan 2002 – 

2008, 2008 – 2014 town development plans and other local area plans, as amended 

• The amount of developed and undeveloped zoned and serviced land within the County 

• Accessibility, availability and location of land for development 

• Existing and proposed services such as schools, community facilities, etc. 

• Existing and proposed infrastructure such as public transport, water, wastewater etc. 

• The scale and pattern of existing development within each town 

• The natural and built environment and amenities of each town 

• The principles of proper planning and sustainable development 



Land Use Zoning Objectives 

This plan identifies specific areas for specific types of land use in accordance with the principles of proper 

planning and sustainable development. Objectives for each of these land uses are outlined below. In addition, 

not all land uses appear in all the APs or LAPs. Those which are shaded do not appear in the Cortober AP. It 

should be noted that there are several which are common and repeated but which are relevant to the land uses 

proposed. It should also be noted that the objectives as listed are not exhaustive. 

TC1 

Core Town Centre 

(Mixed 

Development) 

TC2 

Peripheral Town 

Centre 

TC3 

Outer Town 

Centre 

• Protect and enhance the special physical and social character of the existing 

town centre and provide for new and improved town centre facilities and uses 

such as shopping and retail stores, office development, tourism-related 

activities and appropriate public services, and any over the shop type uses. 

• Protect and enhance the vitality, function and form of the town centre having 

regard to any Architectural Conservation Area and the overall status of the 

heritage in the area. 

• Provide for a range of residential and commercial facilities within an 

attractive accessible environment with adequate provision for associated 

vehicular requirements – including parking and loading. 

• Improve civic amenity by requiring high standards of urban design. 

• Encourage the regeneration of backlands and derelict buildings, particularly 

the use of upper floors, preferably for residential use, and backlands. 

• Prohibit disorderly development of backlands. 

• Require the inclusion of appropriate open spaces in development in this zone 

• Retain the character and use of existing predominantly residential streets. 

• Provide for the development of mixed-use neighbourhood areas containing a 

mixture of residential, retail and commercial facilities in an integrated, 

sustainable setting. 

• Provide for and facilitate mixed residential and business uses in existing 

mixed use areas. 





• Provide for appropriate development on infill sites including residential 

development and upper floor apartments. 

• Regulate where appropriate any subdivision of existing residential units. 

• Encourage the regeneration of derelict buildings, particularly the use of upper 

floors, preferably for residential use, and backlands. 


• Have regard to ACA’s and the overall heritage of the area 

• New development in this zone should not prejudice the viability of 

established land uses. 


• Preserve the existing and provide for new residential and appropriate 

commercial uses. 




• New development in this zone should not prejudice the viability of 

established land uses. 

• Provide for appropriate development on infill sites including residential 

development and upper floor apartments. 

• Regulate where appropriate the subdivision of existing residential units. 



• Encourage the regeneration of derelict buildings, particularly the use of upper 

floors, preferably for residential use, and backlands. 


• Have regard to ACA’s and the overall heritage of the area 

• Ensure new development respects the character and context of the area 


ER 

Existing 

Residential 

NR 

New Residential 

RC 

Mixed Residential 

and Commercial 

DC 

District Centre 

• Protect and enhance the residential amenities of existing and new residential 

communities and provide a high level of services within walking distances of 

residential developments. 

• Provide for infill residential development at a density and design appropriate 

to the area and needs of the community. 

• Provide for new and improved ancillary social and community services. 

• Improve accessibility from these areas to town centers 

• Provide for the appropriate retail facilities in addition to local community and 

social facilities for the immediate community 


• Provide for new residential development, including a mix of residential 

options, as well as appropriate local services and community facilities such as 

recreation, education, crèche/playschool, community buildings, sheltered 

housing, and corner shops. 

• Provide for local shopping, amenity, recreation, education, childcare, 

community and recycling facilities, public services, public transport, tourist 

accommodation, and renewable energy options. 

• Preserve the residential amenity of the neighbourhood. 

• Provide for appropriate retail facilities in addition to local community and 

social facilities for the immediate local community 

• Have regard to the overall heritage of the area 


• Preserve the existing, provide for, and facilitate new residential and 

commercial uses 


• Provide for infill development at a density appropriate to the area and needs 

of the community. 

• Encourage the regeneration of derelict buildings. 

• Regulate where appropriate the subdivision of existing residential units. 

• Purpose built group of shops, separate from the town centre 

• Provide for the development of a mix of commercial/retail uses including a 

convenience shop such as a supermarket or superstore, comparison shops, nonretail 

services, such as banks, building societies, restaurants, pharmacies, take 

away, video/DVD rental, public house, and dental/medical surgery. 

• Provide for local services such as medical centre, offices, workshops, crèche, 

petrol station, waste segregation facility (bring bank), launderette, where 

appropriate, to meet the needs of the community 

• Where appropriate, provide accommodation over retail/commercial units, 

grouped small starter/incubator workshops, craft or service units, guest houses, 

etc. 

• Strong building design to provide focal points within mixed-use developments 

that will add legibility and clarity to the physical structure and layout of the 

development. 

• The centre could be developed around a public/focal space, where appropriate 

• Provide sustainable transport linkages such as public transport, adequate cycle 



and walkways from the district centres to the town centre and surrounding 

residential areas. 


NC 

Neighbourhood 

Centre 

LC 

Local Centre 

BE 

Business, 

Enterprise 

Park/Light 

Industry & 

Warehousing 

I 

Industrial Uses 

CP 

Car parking / 

Transport node 

PU 

Public Utilities, 

Services & 

Facilities 

• Provide for the development of a mix of residential, commercial/retail uses 

including comparison shops and community facilities around a public/focal 

space, where appropriate, with associated facilities, within walking distance 

from the existing town centre, where practicable, which will serve the needs 

of a new/existing residential area. 

• Provide for local services such as medical centre, offices, workshops, crèche, 

petrol station, waste segregation facility (bring bank), chemist, launderette, 

convenience shop and café, where appropriate, to meet the needs of the 

community 

• Provide sustainable transport linkages such as public transport, adequate 

cycle and walkways from neighbourhood centres to the town centre and 

peripheral areas. 


• Protect, provide for and / or improve local centre facilities 

• Provide for light industry, warehousing and enterprise units and ancillary 

uses such as training, education, childcare, financial, cafés, hotel, petrol 

station, fitness centre, parking and recycling facilities. 

• Prohibit heavy industry and incinerators/thermal treatment plants. 

• Encourage appropriate scale, density, type and location of development to 

reduce traffic generated and the demand for travel and sustainable modes of 

transport such as connections to public transport, walking and cycling 

networks. 

• Provide transitional areas with appropriate landscaping where this zone 

adjoins other land uses. 

• Provide for appropriate advertising and advertising structures. 

• Provide for construction and demolition waste to be used as fill, with the 

associated licensing, prior to development of these sites 

• Reserve lands for the provision of heavy industry, incinerators and thermal 

treatment and employment related uses. 

• Provide for manufacturing and service industry, and storage facilities as well 

as ancillary facilities such as training, education, childcare, financial, parking 

and recycling facilities and waste disposal options. 

• Provide for appropriate advertising and advertising structures. 

• Provide for construction and demolition waste to be used as fill, with the 

associated licensing, prior to development of these sites 

• Provide for car parking as well as other transport facilities such as public 

transport, tour bus parking etc. at appropriate locations and taking account of 

through traffic 

• Ensure that traffic safety and the car parking requirements are fulfilled 

• Provide for and improve public utilities such as electricity, 

telecommunications, water, wastewater, gas etc to ensure the long-term 

sustainability of these services and to meet wider regional and national 

objectives. 


CE 

Community 

Educational 

Facilities 

and 


• Provide for health, welfare, community, education and institutional uses 

including schools, childcare, community meeting areas, churches, hospitals 

etc. in close proximity to existing and planned residential communities as well 

as the other ancillary services such as public services and recycling facilities. 

• Provide for dual use of community facilities where possible and appropriate 

• Childcare facilities would also be easily accessible to employees working 

within the area and can be considered a safe environment for children. 

RA 

Recreation, 

Amenity & Open 

Space 

GB 

Green Belt 

LA 

Leisure & Amenity 

LT 

Leisure Tourism 

TA 

Transitional 

Agricultural Uses 

• Preserve and improve active and passive recreational public and private open 

space and provide for new leisure & amenity facilities in the town. 

• Provide for local amenities and recreational facilities including playing fields 

and dedicated amenity areas. 

• Protect the natural amenity, including waterways. 

• Prevent the loss of existing open space, recreation and sporting grounds. 

• Protect the setting, character and environmental quality of areas of high 

natural beauty and safeguard their environmental, archaeological and 

ecological amenities. 

• Provide a visual and environmental buffer, where appropriate, to preserve the 

natural amenity of the area such as alongside waterways, rivers and 

floodplains. 

• Ensure this area is not used to satisfy the open space provision of adjoining 

housing developments. 

• Prohibit development, which would detract from the visual amenity of the 

area or result in a loss of recreational open space. 

• Provide for new leisure and amenity facilities such as bowling, swimming 

pool and hotel/gym/leisure facilities as well as cinema, theatre and associated 

retail facilities. Rivers and lakes may be included in this use. 

• Consider developments for leisure and recreational based activities including 

water based activities as well as appropriately scaled coffee shops, hotel, 

restaurant(s) and public house(s), etc. 

• Preserve the character of rural or edge areas and provide for agricultural 

development as well as other uses not directly associated with agriculture, 

such as housing for family members, or those with a housing need, tourist 

related projects such as caravan parks or campsites, and amenity such as 

playing fields and parks, in order to avoid a sharp transition between the 

urban edge and primarily agricultural areas. 

• Prohibit development that would create premature demand for infrastructural 

services. 

• Prohibit new residential development to essential housing need. 

• Agricultural diversification will be considered in these areas. 

• Guard against urban sprawl and ribbon development particularly along the 

national road network 

SPECIFIC OBJECTIVES 

Specific Objective 1 (SO1): Residential lands, Phase 1 

The watercourse/river that defines the western boundary of the development envelope of the AP area and 

Phase 1 residential lands, requires its capacity increased to dispose of surface water. The culvert at the 

junction of the R370 and L-10293-0 also inhibits the free flow of the watercourse referred to above and will 

require appropriate upgrade (see Map 3). 



Specific Objective 2 (SO2): Telecommunications infrastructure 

Structures, including pylons and masts, shall be facilitated in the elevated regions on the periphery of the AP 

area. Such proposals shall be subject to the provisions of proper planning and sustainable development and 

the development management guidelines contained in the RCDP 2008 – 2014, as varied. 

Specific Objective 3 (SO3): Residential design on elevated lands 

Where residential development, or other appropriate development, is proposed on lands that are elevated and 

highly visible, relevant design solutions shall take cognisance of such constraints. Building form (and 

landscaping) in these areas shall be of a high architectural standard and will be encouraged to 

sympathetically integrate into the landscape. 

Specific Objective 4 (SO4): Footbridge over railway line. 

At present access is circuitous to the Neighbourhood Centre (NC) and other commercial areas from 

residential areas located South of the railway line .In order to offset this obstacle and to lessen motor car 

dependence , a foot bridge crossing the railway line is considered to be the most cost efficient means of 

achieving this end . 

ZONING MATRIX 

The land use zoning matrix details those land uses permitted in principle, open for consideration and not 

normally permitted, under each use class. It should be noted that this section should be read in conjunction 

with Ch 12: Development Standards. 

Permitted in Principle = √ 

A use, which is ‘Permitted in Principle’, is generally acceptable subject to the normal planning process and 

compliance with the relevant policies and objectives, standards and requirements set out in the Plan. 

Open for Consideration = O 

A use, which is ‘Open for Consideration’, may be permitted where the Planning Authority is satisfied it is 

compatible with the policies and objectives for the zone, will not conflict with the permitted, existing or 

adjoining land uses and conforms with the proper planning and sustainable development of the area. 

Not Normally Permitted = X 

A use, which is ‘Not Normally Permitted’, is one, which will not be considered by the Planning Authority 

except in exceptional circumstances. This may be due to its perceived effect on existing and permitted uses, 

its incompatibility with the policies and objectives contained in this Plan or the fact that it may be 

inconsistent with the proper planning and sustainable development of the area. 

Other Uses 

Proposed land uses not listed in the Land Use Zoning Matrix will be considered on an individual basis with 

regard to the general policies and zoning objectives for the area including the proper planning and 

sustainable development of the area. All zones should be considered as mixed development zones with a 

primary use/uses but not necessarily excluding other development that in the opinion of the Council are 

necessary for the vitality and proper development of the town. 

Established Use 

Many established uses exist in locations where they do not correspond to the designated land use zoning 

objective of the area as set out in the Plan. Improvement works to established premises may be permitted 

where the proposed development would not be injurious to the amenities of the area and is consistent with 

proper planning and sustainable development. 

Transitional Areas 

While the zoning objectives indicate the different uses permitted in each zone it is important to avoid abrupt 

transitions in scale and use at the boundary of adjoining land use zones. In these areas it is necessary to avoid 

developments that would be detrimental to amenity, for example in zones abutting residential areas, 

particular attention will be paid to the uses, scale and density and appearance of development proposals as 

well as to landscaping and screening proposals in order to protect the amenities of residents. It is particularly 



important to include buffer zones between land zoned as Existing and New Residential and Industrial or 

Business, Enterprise Park/Light Industry & Warehousing. 

Land Use Zoning Matrix 

TC1 

TC2 

TC3 

ER 

NR 

NC 

DC 

BE 

I 

CP 

PU 

CE 

RA 

GB 

LT 

LA 

TA 

RC 

LC 

Core Town Centre (Mixed Development) 

Peripheral Town Centre 

Outer Town Centre 

Existing Residential 

New Residential 

Neighbourhood Centre 

District Centre 

Business, Enterprise Park/Light Industry & Warehousing 

Industrial Uses 

Car parking/Transport Node 

Public Utilities, Services & Facilities 

Community & Educational Facilities 

Recreation, Amenity & Open Space 

Greenbelt 

Leisure Tourism 

Leisure & Amenity 

Transitional Agricultural Use 

Mixed Residential and Commercial 

Local Centre 

12.1 NON-CONFORMING USES 

Throughout the Plan area there are uses that do not conform to the zoning objectives. These may include uses 

that were in existence on 1 October 1964 that subsequently received planning permission or have no 

permission and may not be the subject of enforcement proceedings. 

The improvement of premises accommodating non-conforming uses, including residential properties, will 

generally be permitted, where the development does not seriously injure the amenities of the area or result in 

a concentration of development (subject to the requirements of the Planning and Development Acts). 

The extension of premises accommodating non-conforming uses, including residential properties, will be 

considered on their merits and may be permitted where the development does not seriously injure the 

amenities of the area and is otherwise in accordance with the proper planning and development of the area 



USE TC1 TC2 TC3 DC ER NR NC BE I CP PU CE RA GB LA LT TA RC LC 

Abattoir 2 X X X O X X X O O X X X X X X X O X X 

Advertisements and 

Advertising Structures (e.g. √ √ O √ X X √ √ √ O O O O 3 X O O X O √ 

permanent large billboards) 

Agricultural Buildings X X X X X X X X X X X X X X X X O X X 

Allotments 4 X X O X O O X X X X X O O O O O O O X 

Amusement arcade √ √ O √ X X √ √ X X X X X X X O X O X 

Apartments √ √ √ O √ √ O X X X X X X X X O X O O 

Bank / Building Society / 

ATM 

√ √ √ √ X X O O X X X O X X X O X X O 

Betting Office √ √ O √ O O √ X X X X X X X X X X X √ 

Boarding Kennels X X X X X X X X X X X X X X X X O X X 

Bring Banks O O O √ O O √ √ √ O X O O X X X O X √ 

Café √ √ O √ X O √ O* O* X X O √ X O* √* O √ O 

Caravan Park-Holiday X X X X X X X X X X X O 5 X X O √ O X X 

Caravan Park-Residential X X O X X O X X X X X X O X X O O X X 

Car Dismantler / Scrapyard X X X X X X X O √ X X X X X X X X X X 

Car Park 6 √ √ √ √ O O √ √ √ √ O O O O* O O O √ √ 

Car Park Multi Storey √ O O O X X X O O √ O O X X X O X X X 

Cash and Carry / Wholesale 

Outlet 

X O O O X X X √ X X X X X X X X X X X 

Cemetery X X X X O O X X X X O √ O X X X O X X 

Childcare Facilities (Crèche/ 

Nursery) 

√ √ √ √ √ √ √ O* X X X √ X X √* O* O O √ 

Cultural / Community Use 7 

e.g. Garda Station, Fire √ √ O O O O O O X X X √ O X O O O O O 

Station, Ambulance Service 

Civic Amenity Site X X X X X X X √ √ X √ O X X X X O X X 

2 Must be small in town centres where serving a butchers shop 

3 For sporting clubs 

4 Open for consideration on a temporary basis on all undeveloped lands 

5 Temporary overnight use 

6 Excluding car parking ancillary to other uses, such as employee’s car parking at office 

7 Includes Class 10 & 11 uses, page 199, Planning and Development Regulations 2001 




Conference Centre √ √ O √ X X O O X X X O X X X O X O X 

Construction and Demolition 

(C&D) Landfill 8 O O O O O O O √ √ √ O O X X X O O O O 

Disco /Nightclub O O X O X X X O X X X X X X X O X O X 

Doctor / Dentist / Medical and 

Related Consultants / √ √ O √ O O √ √ X X X O X X O O X √ O 

Veterinary Surgery 

Drive-through Restaurant X O O O X X O O X O X X X X X O X O O 

Educational Facilities √ √ O √ O O O O X X X √ X X O O* O O O 

Electricity generation / power 

plant 

X X X X X X X O √ X O X X X X X O X X 

Funeral Home O √ O O X O O O X X X O X X X X X O X 

Garden Centre / Garden Shop X X O √ X X √ √ X X X X O X X X √ X O 

Guesthouse / Hostel √ √ √ √ O O O X X X X O X X O √ O √ X 

Halting Site / Group Housing X X X X O O X X X X X X X X X X X O X 

Hazardous Waste Depot X X X X X X X O √ X X X X X X X X X X 

Hazardous Waste Processing X X X X X X X X O X X X X X X X X X X 

Heavy Vehicle Park X X X X X X X O √ O O X X X X X X X X 

Holiday Home – Short term 

lettings 

X X O X X O X X X X X X X X X √ X X X 

Hospital X O O O X X X X X X X √ X X X X X X X 

Hotel / Motel √ √ O √ O O O X X X X X X X O √ X O X 

ICT Masts X X X X X X X O √ X O X O X O O O O X 

Industry-Extractive X X X X X X X X X X X X X X X X X X X 

Industry-Heavy 9 X X X X X X X X √ X O X X X X X X X X 

Industry-Light 10 X X X X X X X √ √ X X O X X X X X O X 

8 Subject to government guidelines on Flood Risk Management 

9 As defined in Part 1 and those above the threshold in Part II of Schedule 5 of the Planning and Development Regulations 2001 

10 As defined in Article 5 of the Planning and Development Regulations 2001 




Leisure Centre / Health Spa O √ √ √ O O O O X X X O O X √ √ X O X 

Mart / Co-op X X X X X X X O O X X X X X X X O X X 

Motor Sales Outlet / 

Showroom 

X √ √ √ X X O √ √ X X X X X X X X O O 

Municipal Waste Incinerator X X X X X X X X √ X X X X X X X X X X 

Offices less than 100m 2 √ √ √ √ O O O O O* X X O X X X O* X √ √ 

Offices 100m 2 to 1000m 2 √ √ √ √ X X X O O X X O X X X X X O X 

Offices over 1000m 2 √ √ √ √ X X X O X X X O X X X X X O X 

Open Air Market √ √ √ O X X O O X X X O O X O O O O √ 

Park and Ride Facility X X X X X O X √ √ √ X O X X X X O X X 

Petrol Station X X O √ X X √ √ √ O X X X X X X O X √ 

Place of Public Worship √ √ √ √ √ √ O X X X X √ X X X X O O √ 

Plant / tool hire X O O O X O O X √ X X X X X X X O X O 

Public House √ √ √ √ O O O O X X X X X X X O X O √ 

Recycling Facility e.g. 

Composting, waste recovery X X X X X X X O √ X X X X X X X X X X 

etc. 

Residential √** √ √ √ √ √ O X X X X X X X X O O*** √ O 

Residential (Institutional) O O O O O √ X X X X X O X X X X X √ X 

Restaurant √ √ √ √ O O √ O * X X X O * O * X O * √ X √ √ 

Retail Warehouse e.g. bulky 

goods such as furniture 

X X X O X X X √ X X X X X X X X X O X 

Rural Industry-Food 

processing 

X X X X X X X O O X X X X X X X O O X 

Science and Technology 

Based Enterprise (Large scale) 

X X X X X X X √ √ X X X X X X X X X X 

Service Garage < 100m 2 

excluding sales and storage 

X X O O X X O √ √ X X X X X X X X X O 




Shop - Comparison √ √ O √ X X O X X X X O X X O O X O O 

- Retail Park √ √ √ O X X O X X X X X X X X X X X X 

- Retail warehouse X X O O X X X √ X X X X X X X X X O X 

- Warehouse clubs X X O O X X X √ X X X X X X X X X O X 

- Factory Shop X O O √ X X √ O O X X X X X X X X √ O 

- Factory outlet centre X X X O X X X O X X X X X X X X X O X 

Shop – Convenience Outlet) √ √ √ √ O O √ O * X X X O* X X X O X O √ 

Shop - Discount Food Store X O O √ X X O O X X X X X X X X X √ O 

Shop - Supermarket √ √ √ √ X O O 11 O 11 X X X X X X X X X O 11 X 

Shop - Superstore X X O √ X X O O X X X X X X X X X O X 

Small Scale Manufacturing 

(e.g. framing) 

O O O O O O O √ X X X X X X X O O O O 

Sports Fields X X O O O √ O O X X X √ √ X O O O O O 

Take-away (not drive thru) √ √ O √ X X O √ X X X X X X O O* X O O 

Transport Depot X X X X X X X O √ √ X X X X X X X X X 

Veterinary Surgery O O O O X X O √ X X X O X X X X X O O 

Water-based recreational / 

cultural activities 

O O O O X O O X X X X √ √ X O √ O O O 

Note: 

* If ancillary to main use, will be permitted in principle. 

** Exclusively residential proposals in Core Town Centre zones will not normally be permitted. 

*** Open to consideration in accordance with the Sustainable Rural Housing Guidelines (2005) 

11 Only permitted if a suitable site is not available on lands zoned for town centre uses

9b-1-Front cover of Cortober - Roscommon County Council

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