castlerea town development plan 2002 - Roscommon County Council

Roscommon County Council 

CASTLEREA 

TOWN 

DEVELOPMENT PLAN 

2002 

As adopted by Roscommon County Council 

29 th July 2002 

Technical Assistance Provided 

By

CONTENTS 

PREAMBLE 1 

1. CONTEXT 2 

2. DEVELOPMENT STRATEGY 4 

3. DEVELOPMENT POLICY 5 

3.1 Housing 5 

3.2 Transport 7 

3.3 Water Services 8 

3.4 Industry and Commerce 9 

3.5 Retailing 11 

3.6 The Environment 12 

3.7 Recreation, Tourism and Community Facilities 13 

4. DEVELOPMENT CONTROL 15 

5. LAND USE ZONING OBJECTIVES 16 

6. DEVELOPMENT STANDARDS 18

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PREAMBLE 

Roscommon County Council as Planning Authority for the County has the duty to make 

development plans, control development and preserve and improve amenities. The Castlerea 

Town Development Plan 2002 comprises of a written statement along with a Land Use and 

Specific Objectives Map. 

The plan has been prepared pursuant to the relevant sections of the Local Government 

(Planning and Development) Acts, 1963 – 1999. This plan applies to that area covered by the 

development envelope of Castlerea. 

For simplicity and short reference, the Castlerea Development Plan 2002 is referred to in the 

text as ‘the Plan’ or ‘this Plan’. Save where the context otherwise requires, the ‘Council’ refers 

to Roscommon County Council. 

Where objectives and policies are not covered directly by this plan, the objectives and policies 

of the Roscommon County Development Plan 2002 apply. 

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Castlerea Town Development Plan 2002

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1. CONTEXT 

Castlerea is located in the west of County Roscommon and is approximately 30 km from both 

Roscommon Town and Boyle, 75 km from Galway City and 150km from Dublin. The town is 

situated at the junction of the N60 National Secondary Route and R361 Regional Road, and is 

also served by the Dublin-Westport railway line. 

Table 1 Population Change in Castlerea 

Year Population % Change 

1971 1752 + 8.6 

1979 1860 + 6.2 

1981 1874 + 0.7 

1986 1840 - 1.8 

1991 1822 - 1.0 

1996 1790 - 1.8 

Source C.S.O. Census of Population 1971 - 1996 

Castlerea has a stable population that remains larger than the number of people living in the 

town in 1971. The population, however, decreased very gradually between 1981 and 1996. 

The population and employment of a town the size of Castlerea can be affected by single 

factors, such as the opening or closure of a major or medium sized business. This creates 

problems in accurately predicting future population changes. 

The 1993 Castlerea Town Development Plan zoned approximately 112.6 hectares of land for 

housing. A survey has indicated that some of this land has been developed. The aim of the 

1993 Town Plan was to continue to ensure that there would be adequate land in appropriate 

locations available for all possible new housing supply requirements. The Plan also contained 

13.8 hectares of land that was zoned for industry and to facilitate economic development and 

employment creation. The industrial land was mainly in the new industrial estate to the north 

of the Francis River, in the north east area of the town. 

Castlerea is an important retail and commercial centre within the County, accounting for 

approximately one ninth of the County's annual turnover, and close to one fifth of total 

employment. Its catchment area is limited, however, by the proximity of the retail centres of 

Roscommon Town and Boyle, which serve considerable areas to the north, east and south of 

the town. 

The shopping and commercial activity within the catchment area is not expected to change 

greatly during the plan period. The demand for additional commercial facilities will be 

dependent on population increase and an increase in per capita expenditure. The Plan can 

accommodate this by ensuring that future demand for retail development can be met. 

Tourism developments also have the potential to affect shopping and commercial activities. 

The opening and operation of the prison has enhanced the development of the town and 

provides an example to illustrate how centres such as Castlerea can accommodate 

appropriate service activities of regional and national significance. 

Mains water supply is available throughout the town and is supplied by extraction from Silver 

Island Springs. It is considered that these sources will provide an adequate water supply for 

domestic, commercial, industrial and agricultural needs during the Plan period. 

A new sewerage treatment plant and pumping station is planned to commence construction in 

2002. Refurbishment of the existing sewerage collection system and expansion of the system 

to incorporate areas which were previously not serviced is also planned. The Council will 

endeavour to extend town sewers further, as the need arises, during the period of the Plan. 

It is an objective of the Council to secure the development of the National Secondary Route 

N60 by-pass of Castlerea as soon as possible. It is likely that the by-pass will be located to 

the south of the town, south of the railway line. Once completed the bypass will result in 

significant reductions in through traffic and congestion in the town centre. 

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The recreational facilities located in the town include a nine-hole golf course, an outdoor 

heated swimming pool, G.A.A. and soccer pitches, tennis courts and a public park controlled 

by the Town Trust. Excellent trout and coarse fishing facilities is also available in nearby 

waterways. It is considered that flexibility of zoning can allow for a sufficient choice of location 

for new tourism and recreational facilities. 

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2. DEVELOPMENT STRATEGY 

The Development Strategy aims to facilitate the sustainable development of housing, industry 

and services in Castlerea with the aim of consolidating it as an urban centre of economic and 

population growth. This accords with the overall strategy for the county, as set out in the 

Roscommon County Development Plan 2002. 

It is a primary aim that the Plan should consolidate the town as an attractive place in which to 

invest, live, work and recreate. The Plan should also facilitate the achievement of a high 

quality of life for residents and visitors through the further development of sustainable 

economic and social activities in a quality environment. The Plan aims to: 

• facilitate an increase in the population of the town; 

• facilitate housing and industrial development; 

• encourage new development within the defined town boundary; 

• improve and maintain the quality of the environment in the town; 

• facilitate the development of the transportation network; 

• ensure that there is an adequate supply of water for all users and an adequate system for 

the safe disposal of sewerage. 

Specific Objectives SO1 and SO2 

To open up backlands for development and to consolidate and expand the town centre the 

Council has, as specific objectives, the medium to longer-term development of a new street 

linking St. Patrick’s Street to the River Island area and the backlands south of Main Street 

(Specific Objective SO1) and the re-development of the River Island area in accordance with 

a Local Area Plan (Specific Objective SO2). 

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3. DEVELOPMENT POLICY 

This section of the Plan contains the aims, policies and objectives of the development policy 

of the Council. The Development Strategy is translated into a number of aims for the main 

development areas of housing; transport; water and sanitary services; industry; commerce 

and agriculture; retailing; environment; tourism; recreation and community facilities. Each aim 

is linked to a set of policies that set out the long-term development framework for the proper 

planning and development of Castlerea. 

The detailed land use zonings and the long and short-term Council commitments are 

presented as a series of objectives. These relate to policies and serve to link action on the 

ground with the Strategy. The development control measures for the implementation of these 

policies are contained in the development control section of the Plan. 

It is the policy of Roscommon County Council to ensure, given resource limitations, that 

development that contributes to an improved residential, social, working and recreational 

environment is encouraged. The County Council will seek to ensure that economic activities 

have the minimum of conflict with each other and with residential and recreational amenity as 

well as the natural environment. The Council will seek to conserve the natural environment, 

resources, landscape and areas of scientific, archaeological and ecological value. 

3.1 HOUSING 

Aims 

• To ensure that there is sufficient land available in appropriate locations for all possible 

new housing supply requirements. 

• To have clear policies regarding proposals to build new houses and to encourage the 

improvement of the housing stock. 

• To seek an acceptable balance and mix in the provision of social and private housing in 

order to promote an appropriate social and demographic balance in the Plan area. 

• To ensure that there is a stock of housing built or improved to modern standards, 

sufficient to accommodate every household. 

• To encourage new developments to locate within the existing development boundary. 

Policies 

• To implement the provisions of the Housing Strategy in accordance with the provisions of 

Part V of the Planning and Development Act 2000. 

• To zone land in Castlerea sufficient to meet house building requirements, both public and 

private, over the Plan period and in the future. 

• To facilitate the Housing Authority’s programme for housing, including the provision of 

new housing, renovation/refurbishment of existing buildings and the provision of suitable 

accommodation and facilities for travelling families. 

• To ensure that housing proposals do not cause traffic or environmental problems or 

damage visual amenity. 

• To require that new residential accommodation meets the necessary standards of health, 

sanitation and design. 

• To promote the provision of social and affordable housing accommodation in accordance 

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

County Roscommon and in other appropriate ways. 

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• To encourage residential development within the town’s development envelope and to 

discourage ad hoc ribbon development on the outskirts of the town. 

• To encourage increased densities at appropriate locations in the town centre, building on 

the existing town structure and strengthening the vitality of the town. 

• To ensure that development does not cause or significantly contribute towards the 

sterilisation of land. 

Objectives 

• To zone sufficient land for housing in Castlerea. 

• To encourage suitable infill housing developments on appropriate sites in the town. 

• To encourage increased residential densities in appropriate locations within the town 

centre. 

• To acquire additional land in Castlerea for the provision of Local Authority housing. 

• To facilitate the future development of lands in Castlerea already identified to provide 

future Local Authority housing. 

• To ensure that all proposals for housing developments are assessed and comply with the 

Development Control and Development Standards sections of this Plan. 

• To identify, acquire and provide suitable sites, accommodation and facilities for the 

housing and re-settlement of travelling families. 

Castlerea will require new housing to cater for continued population growth, new household 

formation and to replace existing and future unfit dwellings in the town. The Plan includes 

land that has been zoned to cater for the need for new housing during the Plan period and to 

provide a choice of housing locations for both current and future residents. Financial 

constraints will determine the rate of public sector house building, whilst, in the private sector, 

the market dictates both the demand for and supply of new housing, including locational 

preferences. 

It is the policy of the Council to implement the provisions of the Housing Strategy in 

accordance with the provisions of Part V of the Planning and Development Act 2000. The 

strategy forms part of and shall be read in conjunction with this Plan. 

The Council will encourage the consolidation of the town through the redevelopment/ 

replacement of existing unfit dwellings and the restoration of buildings where appropriate. 

Small pockets of infill development and individual replacement housing units within the town 

centre will be encouraged, as will higher density development in locations where it will have 

minimal impact on the amenity of its surrounds. 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. Proposals to increase height over 

neighbouring properties in the town centre area will be considered on their merits, but 

proposals elsewhere will not normally be permitted. 

Residential growth in Castlerea will facilitate the improvement of its economic base of retail 

and commercial outlets as well as improving the viability of public services, social 

infrastructure and educational facilities that serve the town and its extensive rural hinterland. 

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The Council will have regard to the following considerations in the assessment of all housing 

proposals. 

• The need for land to be used economically. 

• The capacity of the infrastructure to cater for future population. 

• The adequacy of present and future community facilities. 

• Appropriate density. 

• Adequate privacy for individual houses, flats etc. 

• The safety of proposed layouts and the capacity of existing roads to absorb future 

development. 

• Adequate provision for car parking, open space, landscaping and planting. 

• Integration with existing development and the preservation of attractive features on site. 

Roscommon County Council, 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 to the Housing Strategy for County Roscommon. The broad aim of 

these documents is to ensure that every household has a dwelling suitable to its needs, 

located in an acceptable environment and at a price or rent they can afford. 

3.2 TRANSPORT 

Aim 

• To develop a safer, more efficient and integrated transport system that will improve the 

road network and other forms of transport to serve the population. 

Policies 

• To ensure that the town has good road accessibility and car parking. 

• To ensure that all development proposals within the town fulfil traffic safety and car 

parking requirements. 

• To ensure the provision of a comprehensive traffic system which is compatible with the 

pattern of land use in the town and with through traffic. 

• To minimise new accesses or the material intensification of use of existing accesses onto 

Regional Routes where it is considered that it may result in disruption of traffic flow. 

Objectives 

• To ensure that appropriate traffic management and car parking control measures are 

implemented in the town. 

• To upgrade public lighting and traffic route lighting. 

• To ensure the identification and reservation of adequate lands for the purposes of future 

car-parking within Castlerea. 

• To maintain and renew pavements. 

• To preserve lands for the future construction of a by-pass road for the town. 

• To assess all development proposals that access onto Regional Roads according to the 

policies set down in this Plan and in the Roscommon County Development Plan. 

• To facilitate the provision of a street link between the backlands south of Main Street, the 

River Island area and St. Patrick’s Street (Specific Objective SO1). 

Specific Objectives 

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• To implement a Traffic Management Scheme for the town. 

• To provide appropriate off-street parking facilities as part of the environmental scheme for 

the town. 

• To provide a relief road for Castlerea in accordance with the Draft Roscommon County 

Development Plan 2000. 

The maintenance and improvement of the transportation network is important in ensuring the 

continued social and economic development of Castlerea. The Council will seek to 

encourage those patterns of economic growth that can be achieved with maximum transport 

efficiency and the least possible environmental impact, so that economic growth does not 

have unacceptable adverse effects on the surrounding environment. The Town is fortunate to 

be linked by rail to Dublin and Westport, a feature of Castlerea which facilitates economic 

development, while minimising environmental impact. 

Traffic congestion continues to be an issue in the central area of Castlerea due largely to a 

conflict between through and circulating traffic, and excessive on-street parking. On-street 

commercial loading in the retail centre further exacerbates this problem. 

The aim of the plan is to resolve this situation by facilitating improved accessibility through the 

provision of adequate and appropriately sited car-parking facilities, convenient to the town 

centre, and enforcing appropriate parking controls. The construction of the Castlerea bypass 

will assist in reducing traffic congestion by minimising the amount of through traffic in the 

town. The requirement in the Development Standards that any new development, both 

residential and non-residential, provide appropriate off-street car parking will also minimise 

congestion. The implementation of a Traffic Management Strategy will further assist in 

reducing traffic congestion in the Town. 

The Council will also closely review all development proposals which require access onto 

Regional Roads, to ensure that traffic flow along those roads will not be unduly disrupted by 

proposed development. 

3.3 WATER SERVICES 

Aims 

• To provide an adequate supply of water of suitable quality for domestic, industrial, 

agricultural and other uses. 

• To provide systems for the safe and adequate disposal of sewerage and other water 

borne wastes. 

Policies 

• To ensure that the water supply of the town complies with European Union drinking water 

standards and to extend the water supply service, where necessary, to meet demand. 

• To develop the sewerage treatment scheme for the town to meet anticipated demand 

over the next twenty years. 

• To ensure that the provision of water services is guided by the ‘Water Services 

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

• To ensure that all areas zoned for development within the town are fully serviced with 

water supply and sewerage disposal. 

Objectives 

• To ensure that the water needs of the town are provided for during the Plan period and 

beyond. 

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• To ensure that the sewerage needs of the town are provided for during the Plan period 

and beyond. 

• To facilitate, where appropriate, the connection of a private water supply scheme into the 

public water supply network. 


• To improve the town sewerage system and treatment works. 

• To investigate the possible extension of the public sewerage system to areas that are not 

serviced, within the town boundary. 

The provision of adequate sanitary services is important for the future social and economic 

development of Castlerea and is in keeping with the overall aims of the County Development 

Plan. The provision of sanitary services throughout the County is guided by the document 

‘Water Services Investment Programme – Assessment of Needs’, which has been adopted by 

the Council. The Council will seek to ensure that the projected water supply and sewerage 

needs of the town are fully provided for. 

A new sewerage treatment plant and pumping station servicing Castlerea is due to 

commence construction in 2002. Further expansion, in the form of refurbishment of the 

existing sewerage collection system, and expansion into areas which were previously not 

serviced, is planned. The proposed expansion of the existing system works will result in 

additional serviced land being made available within the town’s development boundary. 

The extension of sewers to those lands which remain without servicing may be considered in 

the future. Should such expansion occur the Council will take care to ensure that there is no 

subsequent increase in ribbon development beyond the town boundary. The Council will not 

normally seek to extend the drainage network until existing serviced lands are fully 

developed. 

3.4 INDUSTRY AND COMMERCE 

Aim 

• To facilitate economic development and employment creation opportunities in Castlerea. 

Policies 

• To zone land in a range of sizes and locations to facilitate the growth of industrial and 

commercial development in Castlerea. 

• To facilitate appropriate industrial, commercial, agricultural, business and tourism 

investment programmes. 

• To ensure that there is a positive and flexible response to job creation possibilities in 

Castlerea within the parameters of protecting residential amenity and the environment. 

• To facilitate the formation of small indigenous industry in the town. 

• To seek for the provision of improved energy and communications infrastructure, 

including fibre optic cabling, in order to support industrial and commercial development in 

Castlerea. 

Objectives 

• To zone sufficient industrial and commercial land in Castlerea to facilitate its continuing 

economic development. 

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• To facilitate employment creating industrial and commercial development on appropriate 

sites. 

• To assess the industrial and commercial proposals according to the Development Control 

and environmental standards as set out in this Plan. 

• To identify potential sites for small indigenous firms in the town. 


• To facilitate the further development of suitably zoned lands and buildings for industrial 

purposes. 

• To facilitate the refurbishment of the Old Corn Mills as commercial and tourism 

development units. 

• To prepare a Local Area Plan for the River Island area (Specific Objective SO2). 

Employment and industry are of fundamental importance to the economic and social 

development of Castlerea. While it is recognised that the Plan cannot by itself create 

employment, it can facilitate industrial development and employment creation by ensuring that 

sufficient and suitably serviced land is zoned and available in a variety of locations. 

The Council will seek to promote Castlerea as a desirable location for economic investment. 

The Council may therefore accept, in some instances, industrial and commercial proposals 

outside appropriately zoned land within the town or on its edges. In the interests of balanced 

development, all industrial and commercial proposals will only be considered where they are 

not detrimental to the environment, residential amenity or traffic safety and flow. 

The Council will take a flexible approach in relation to the commercial and industrial zoning of 

land and will consider a range of industrial and commercial uses, retailing and retail 

warehousing. 

The Council will seek to facilitate the continual employment growth of the service sector in 

Castlerea to sustain the commercial base, increase business confidence, improve investment 

and employment levels and provide a better service for the local population. Efforts will 

continue to be made to attract new industry and to facilitate the starting up of new indigenous 

small firms in the town, during the Plan period. To further encourage this the Council will 

facilitate the refurbishment of the Old Corn Mills thus providing workspace units for small 

commercial and tourism enterprises within the Town. 

The Council also recognises that inadequate infrastructure severely limits the development 

potential of an area. Roads, water supply and sewerage facilities are essential infrastructure 

requirements for development and it is the policy of the Council to actively pursue the 

provision of these facilities to the required standard in Castlerea. 

In many instances, the inadequacy of a power supply, the absence of up to date voice and 

data handling communication facilities or the absence of natural gas may also be a major 

obstacle to development. To ensure that development in Castlerea is not limited through a 

lack of infrastructure, the Council will co-operate with the relevant authorities in actively 

pursuing the delivery of these essential facilities and ensuring that shortfalls are eliminated at 

the earliest possible opportunity. 

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3.5 RETAILING 

Aim 

• To encourage the development and expansion of the retail sector in Castlerea town 

centre. 

Policies 

• To implement the findings and recommendations of the Retail Planning Strategy for 

County Roscommon, as adopted. 

• To promote and develop the vitality of the existing shopping area and to facilitate the 

provision of local retail needs where appropriate. 

• To improve, where funds permit, the environment, access and car parking provision in the 

town centre. 

Objectives 

• To promote the town centre as the main retail location in Castlerea. 

• To permit new shopping developments only within the existing shopping area or on 

suitably zoned land immediately adjoining the main shopping area except as stated below. 

• To facilitate and encourage the appropriate provision of retail facilities in areas that are an 

inconvenient distance from existing retail centres and which service local needs. 

• To assess all retail proposals against the criteria and recommendations set down in the 

Retail Planning Guidelines, the Retail Planning Strategy for County Roscommon, as 

adopted, and any other statutory requirements relating to retail developments. 

• To assess retail development proposals according to the policy for development control 

as set out in this Plan. 

Castlerea is an important retail centre within the County and the Plan aims to further develop 

and strengthen the potential of this sector. 

It is the policy of the Council to implement the findings and recommendations of the Retail 

Planning Strategy for County Roscommon, as adopted. 

The policies and objectives of the Plan will help to create employment, give greater choice and 

convenience to shoppers in Castlerea and improve the attractiveness of the town. The 

Council will seek to ensure that future retail development be located within the town centre, as 

defined on the Land Use Zoning and Specific Objectives Map, with the exception of small 

convenience stores that serve local residential needs. 

To assist the continued development of Castlerea town centre, and improve the attractiveness 

of the town for locals and visitors, the Council will seek to facilitate, where funds permit, 

improvements in the environment, accessibility and car parking provision of the town centre. 

The Council recognises the important contribution of the large number of family run and 

owned businesses to the vitality of towns and villages in the County. The Council will seek to 

encourage the development of locally owned businesses within the town centre. 

Where retail warehouse developments selling bulky goods (DIY, furniture, etc.) are proposed 

they will be encouraged to locate on suitable sites in areas zoned for General Development, in 

the town centre or in an industrial estate. Conditions to limit the range of goods will be 

applied. 

The development of motor fuel filling stations may be permissible on edge of town locations. 

However, the Council will seek to avoid the proliferation of such uses along a stretch of road, 

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or within a particular area in a town or village where such development may result in loss of 

visual and residential amenity. Applications for motor fuel filling stations will not be supported 

by Council where a proposal is likely to lead to an impairment of the visual or residential 

amenity of the area through intrusive commercial frontage and signage, nuisance, disturbance 

or excessive traffic movements. 

3.6 THE ENVIRONMENT 

Aims 

• To conserve and enhance the quality of the environment of the town. 

Policies 

• To continue to implement a programme of environmental improvement schemes in 

Castlerea. 

• To encourage new developments to respect the physical character of the town and the 

built environment. 

• To preserve the identity and conserve the characteristic features of the built heritage in 

Castlerea. 

• To take all necessary action to minimise the occurrence of unsightly and wasteful derelict 

sites in the town. 

Objectives 

• To issue design guidelines for new developments in urban locations. 

• To continue the tree-planting programme and landscaping of public open spaces in the 

town. 

• To protect Archaeological and Historical Sites and their settings as listed in Schedule 12 

of the County Development Plan. 

• To conserve buildings, structures and their settings listed in Schedule 13 of the County 

Development Plan. 

• To encourage shop fronts and advertising signs, where permitted, to reflect traditional 

styles that are in sympathy with the character and quality of the streetscapes in Castlerea. 

• To continue to facilitate, with the aid of voluntary bodies, the upgrading of sites and 

features and to carry out a streetscape study in the town. 

• To positively and actively encourage the upgrade and redevelopment of derelict and 

obsolete sites in a manner that is sympathetic with and complimentary to the inherent 

character of the area. 


• To protect and maintain the town park as valuable public open space. 

• To investigate the potential amenity value of the 'Casino' area with a view to implementing 

an environmental improvement scheme in that area. 

• To continue to update the Register of Derelict Sites in Castlerea under the Derelict Sites 

Act 1990. 

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The Plan aims to improve the quality of the environment in order to promote economic and 

social regeneration in the town. The quality of the environment is an important factor in 

determining where people choose to live and in creating an image that is conducive to 

attracting investment into the town. 

To assist in improving the environment of Castlerea, the Council will prepare design 

guidelines for new developments in urban locations. The Guidelines will seek to ensure that 

development outside the town centre of Castlerea is of appropriate layout and design and will 

provide for an attractive urban environment. 

The Council has implemented a number of environmental improvement schemes since the 

last Plan. These include the improvement of the town park, the preservation of Clonalis 

House and the landscaping of the central area of the Knockroe housing scheme. The Council 

will maintain these schemes and continue to facilitate new environmental improvement 

schemes where funds permit. The local community will also be encouraged to participate in 

environmental campaigns initiated by the Council. The development of environmental 

improvements as well as appropriate landscaping, tree planting, car parking and traffic 

circulation improvements will help in creating a better environment for Castlerea and stimulate 

the development of tourism in the town. 

The Council will seek to conserve and maintain the archaeological, architectural and historical 

features in the town. These buildings form an integral part of Castlerea’s ‘identity’ and provide 

important links with the past. The historic buildings of the town also make an important 

contribution to the development of tourism. The Council will encourage further restoration 

projects that protect listed and important buildings and broaden the tourism base of the town. 

The Council will seek to preserve the layout characteristics and built environment by 

encouraging recognition of the urban context and a high standard of design from new 

development proposals. In this context developers should take account of existing building 

heights, frontage lines, scale and layout of the development. Developers will be required to 

explain the reasoning behind a particular design solution on important or sensitive sites. 

The Council recognises that there is often a demand for housing on the fringes of towns. Any 

proposal for development in such a location will be evaluated on its merits with a view to 

preventing ribbon development, the sterilisation of developable land and loss of visual 

amenity. 

3.7 RECREATION TOURISM & COMMUNITY FACILITIES 

Aim 

• To facilitate the provision of adequate recreational, community and tourism facilities in 

Castlerea. 

Policies 

• To ensure that all sections of the population have access to the tourism, recreation and 

community facilities in the town. 

• To improve existing local authority recreational and amenity facilities, as well as to provide 

new facilities where needed. 

• To seek for the provision of adequate social and recreational facilities to meet the needs 

of residents and visitors. 

• To protect from development the existing public and private open space in the town. 

• To require open space to be provided as part of new housing schemes. 

• To facilitate the development of tourism in Castlerea. 

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• To facilitate the land use requirement of the Council's Fire, Library, Swimming Pool, 

Waste Management and Disposal and Burial Grounds Services, as well as the 

development of other Council and government decentralisation offices and facilities, in 

Castlerea. 

Objectives 

• To support and positively encourage the provision of tourism facilities in keeping with the 

County Tourism Action Plan and of protecting the environment. 

• To implement, where funds permit, proposals to improve and maintain amenity, tourism 

and recreation facilities and to carry out other amenity improvement works and of 

protecting the environment in the town. 

• To continue to facilitate the development of Clonalis House. 

• To permit the development of public and private open spaces in Castlerea only where it 

can be shown that they are surplus to long-term recreational requirements. 

• To adopt a regional approach to waste management throughout the County in accordance 

with the Waste Management Plan for Connaught Region. 

• To give consideration to the needs of the disabled in the layout and design of all proposed 

development. 

• To assess all recreational, community and tourism development proposals according to 

Development Control policy as set out in this Plan. 

• To support other organisations, bodies and local groups that promote tourism and 

community development in the town. 

• To seek to facilitate and encourage the development of walking and cycle paths, linking 

population, tourism centres and transport nodes. 


• To improve the existing swimming facilities in Castlerea. 

The Council recognises that the further development of new and improved tourism, recreation 

and community facilities will assist the growth of tourism in Castlerea. These include the 

improvement of the town centre and Fair Green and the landscaping of the central area of 

Knockroe Housing Estate. The Plan aims to facilitate the further development of tourism in 

the town. The Council recognises that tourism has a great potential for economic 

development and employment generation. 

The Council will seek that the provision of open spaces for recreational amenity purposes in 

housing estates, where it is deemed appropriate, shall normally be between 10% and 15% of 

the gross development area. The open space should be suitable for use by all members of 

the community. The developer may also be required to make a contribution, in terms of land 

or finance, to the Council. This contribution will be related to the cost to the Council of 

providing the open space. The contribution will be payable by the developer in such a manner 

as the Council may direct and before work on site commences. 

The Council recognises that privately owned sports facilities in the town that are associated 

with sports clubs and organisations augment the provision of open space and as far as is 

practicable these lands shall be retained in open space use. The Council will continue to 

cooperate with sporting bodies and Government Departments in the provision and 

improvement of sporting facilities in Castlerea. The availability of alternative recreation 

facilities will be a consideration in the assessment of planning applications on existing 

recreational land. 

The Council will seek to provide a range of social, recreational and community facilities to 

meet the needs of all of the town's residents, regardless of age or social background. 

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4. DEVELOPMENT CONTROL 

The Planning Authority is required by the Local Government (Planning and Development) Acts 

1963-1999 to control development and ensure that permissions granted under the Acts are in 

accordance with the proper planning and development of the area as well as being consistent 

with the policies and objectives of the Development Plan. The Castlerea Town Development 

Plan is the statutory framework for change in terms of land use development and 

conservation. 

The development control section of the Plan sets out the standards that will be used by the 

Planning Authority in assessing individual development proposals. As the Development Plan 

cannot include policies to comprehensively cover all development, the development control 

system allows for reasonable discretion by the Planning Authority in the evaluation of 

proposals including a flexible application of prescribed standards and controls in certain 

circumstances. 

Discussions with the Planning Authority prior to the submission of planning applications are 

useful in helping to clarify policies and issues. 

Development proposals may be subject to other regulations and statutes, covering fire, air and 

water pollution etc., as well as building regulations. In cases where development has 

commenced or is being carried out without planning permission or in breach of permission 

the Council will take enforcement action. The County Council as Planning Authority must 

have full regard to the provisions of the Development Plan, and to the proper planning and 

development of the area when evaluating all planning applications. 

The Standards and requirements for the following are given in the Development Standards 

section of this Plan: 

• residential development; 

• conservation of water; 

• individual wastewater treatment systems; 

• building lines; 

• car parking; 

• development charges; 

• bonding; 

• filling stations; 

• telecommunication antennae; 

• caravan and camping parks; 

• advertising; and 

• non-conforming uses. 

Standards for non-residential roads may be obtained from the Council. 

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5. LAND USE ZONING OBJECTIVES 

The purpose of land use-zoning objectives is to indicate the Planning Authority’s intentions for 

lands within the development envelope of Castlerea. The land use zoning objectives are 

detailed below and are shown on the Land Use Zoning and Specific Objectives Maps. 

The acceptability or otherwise of any individual proposal can only be judged on the basis of a 

specific application where the nature, extent and overall effects of the scheme on the 

environment, residential amenity and traffic can properly be considered. 

However, the zoning objectives do indicate the acceptability in principle of certain uses in 

particular zones, and the unacceptability of others. Over a wide range of uses, the 

compatibility of the proposal to the zoning objective can only be assessed by the individual 

circumstances. The five land use zoning objectives that have been identified for the purpose 

of this plan are as follows: 

Zoning A 

Primarily Residential 

To protect and improve residential amenity and to facilitate further residential development. 

This zoning objective is intended to facilitate normal residential uses in these areas, along with 

uses compatible to a residential community, such as a church, community facilities, a crèche 

and schools. Other uses, such as general industry, transport depots, etc., that are inherently 

incompatible with residential amenity and safety, will not be permissible. 

A wide range of uses, such as public houses, local shops, doctor's and dentist's surgeries and 

some light industry, may be acceptable, but each proposal and its location will be assessed on 

its individual merits. 

Zoning B 

Solely Industrial 

To facilitate industrial and related uses. 

The areas falling within this zoning objective have been designated so as to accommodate a 

range of industrial and commercial uses. Other uses, ancillary to these uses, such as a hotel 

or motor fuel filling station, may also be acceptable. Residential uses will not normally be 

acceptable in an industrial area, nor will retail uses which would conflict with the policy to 

concentrate retail development in the town centres. 

Zoning C 

Primarily Town Centre Uses 

To provide for the development and improvement of appropriate town centre uses. 

A wide range of uses will normally be acceptable in town centre areas. Non-retail uses, 

however, may not be acceptable where they would result in the breaking of a continuous 

shopping frontage. Thus, light industry or community uses such as a health centre may be 

acceptable where they would not impinge on prime shopping frontage. Uses disruptive to 

normal town centre activities and functions, such as general industry, caravan parks, etc., will 

not be acceptable. 

Zoning D 

Open Space 

To preserve and provide for open space and recreational amenities. 

Proposals that are compatible with the objective that these areas be retained or developed for 

open space and recreational uses will normally be acceptable. Other uses will not be 

permitted. 

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Zoning F 

General Development 

To facilitate suitable land-use developments in accordance with the proper planning and 

development of the areas designated. 

All proposals within these areas will be judged on their individual merits, based on the proper 

planning and development of the area, and on the policies of this Development Plan. Thus, a 

large shopping development will not be acceptable in a ‘General Development’ zoned area, as 

it would be incompatible with the retail policy of containing retail developments in the town 

centre to strengthen its economic performance. Similarly, development, which would impact 

adversely on neighbouring land uses, including residential use, will not be permitted in 

General Development Areas. 

There is no Zoning Objective E in Castlerea. 

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6. DEVELOPMENT STANDARDS 

Residential Development 

The following standards shall normally apply. 

• Compliance with the guidelines, including residential road requirements, set out in the 

booklet ‘Recommendations for Site Development Works for Housing Areas’ (An Foras 

Forbartha). Alternatives to these may be permissible and can be discussed at preliminary 

design stage. 

• Compliance with the recommendations of the ‘Residential Density Guidelines for Planning 

Authorities’ 1999. 

• A garage or one car-parking space, as a minimum, shall be provided within each house 

plot. Grouped parking may be acceptable for high density developments where 

appropriate. A minimum of 3 metres shall be provided between each house, pair of semidetached 

houses or terrace of houses for maintenance purposes. 

• In larger schemes, a phasing programme may be required in advance of work 

commencing to ensure the provision of services and the proper completion of each 

portion of the scheme. 

Drainage 

Developers will be required to provide efficient systems of drainage with separate surface 

water drains, taking account of flood levels and of possible increased precipitation arising from 

climate change. 

Where development is proposed in proximity to a scheduled maintainable channel, provision 

must be made to ensure that the effectiveness of the existing embankment system is not 

impaired. In particular provision should be made to ensure that the existing embankment 

system will not be adversely affected by the discharge of run-off either directly or indirectly to 

the back drains of the embankments unless appropriate provision is made to accommodate 

such run-off. 

Conservation of Water 

The Council recognises the need to protect or conserve high quality drinking water within the 

County. In accordance with the Council’s Conservation/Leak Detection Programme, where 

new residential development is proposed a boundary box will be required with a facility of 

installing a flow meter. In the case of non-residential development all new development will be 

required to install a flow meter prior to connection. 

The Planning Authority will require the installation of economy/double flush type water closets 

in all large scale developments and in housing estates. Premises with public toilets and 

urinals will be required to have a flow control device to prevent continuous flushing and 

operation during periods when the premises are not in operation. 

Individual Wastewater Treatment Systems 

The Council recognises that areas outside the mains sewerage system are dependent on 

individual wastewater treatment systems, including septic tanks. Where such systems are 

used it is important that they are installed and maintained to the highest possible standards 

and that they conform to the requirements set out in the EPA Waste Water Treatment Manual 

and more up-to-date standards if issued. Where conditions require, proprietary treatment 

systems will be required. Individual wastewater treatment systems will be permitted in town 

centre areas only under the most exceptional circumstances. 

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Building Lines 

The function of building lines in the urban environment is: 

• to provide protection from the noise and fumes associated with traffic; 

• to allow for the provision of off-street car-parking; 

• to allow for future road development; 

• to ensure that new development is consistent with neighbouring development and 

appropriate in the context of the surrounding streetscape. 

However, in certain circumstances it may not be in the interests of the proper planning and 

development of an area to enforce standard building lines, for example where the introduction 

of a pre-set building line would disrupt the continuity and flow of the streetscape. Therefore, in 

respect of appropriate building lines for specific areas and in the interests of maintaining good 

townscape, the Planning Authority will examine each application on its own merits. 

Where buildings are proposed in proximity to scheduled maintainable channels a minimum 

set back of 10 metres is required on either side of the channel. 

Car Parking 

All new development will be required to provide sufficient and adequate off-street car-parking 

facilities to cater for the immediate and anticipated future demands of the development. 

Parking accommodation will be expected to locate within, or in close proximity to, the site of 

the proposed development, and will normally be established behind the building lines in each 

development. Where car parking is to be provided in front of the building line, extensive 

screening will be required in order to protect the visual amenities of the area. In respect of all 

applications, planning permission will be conditional upon the implementation of those car 

parking standards listed in Table 2 Minimum Car Parking Standards (detailed below). 

Table 2: Minimum Car Parking Standards 

Type of Development 

House 

Flat 

Shop 

Offices 

Warehousing 

Theatre/Cinema/Stadia 

Ballroom/Disco/Dance Hall 

Hotel 

Lounge Bar 

Restaurant 

Industry 

Relevant Car Parking Standards 

1 car space for every dwelling unit 

1.5 car space for every dwelling unit 

1 car space for every 20 sq.m. of gross floor area 



1 car space for every 5 seats 

1 car space for every 3 sq.m. 

1 car space for every 2 bedrooms 

1 car space for every 3 sq.m. of public area 

1 car space for every 7 sq.m. of public area 


Development Charges 

Development Charges will be imposed as appropriate in respect of developments served by 

general infrastructural services including: amenity open spaces, water, sewerage, roads, 

paths, lighting, community facilities and waste recycling and disposal facilities, etc. These 

charges will be related to the capital costs of the services provided, and will be subject to 

review from time to time. 

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Bonds 

Developers will be required to give securities or to enter bonds for the satisfactory completion 

of residential development and ancillary services. 

Filling Stations 

The development of motor fuel filling stations is acceptable at appropriate locations, but will be 

directed to edge of town sites, preferably on the left side of the road leaving town. However, 

the Council will seek to avoid the proliferation of such uses along a stretch of road, or within a 

particular area in a town or village where such development may result in loss of visual and 

residential amenity. Applications for motor fuel filling stations will not be supported by Council 

where a proposal is likely to lead to an impairment of the visual or residential amenity of the 

area through intrusive commercial frontage and signage, nuisance, disturbance or excessive 

traffic movements. 

Telecommunication Antennae 

The siting and design of telecommunication facilities should be in accordance with the 

requirements of ‘Telecommunications Antennae and Support Structures – Guidelines for 

Planning Authorities’ issued in July 1996. The following matters will be considered by the 

Council in the assessment of applications for telecommunication antennae. 

• The likely visual impact of proposed antennae. 

• The likely visual impact of access roads. 

• Whether there is any potential for co-location of antennae or sharing of sites so that masts 

and antennae can be clustered. 

• The proximity of the proposed facility to residential development and other sensitive land 

uses. 

Caravan and Camping Parks 

The Council recognises that an increasing number of people now use self-catering tourist 

accommodation, whether permanent or mobile, and attractive caravan and camping parks 

can be a major asset in attracting tourists to the County. 

The layout, design and amenity provision of all caravan parks and camping sites shall be 

generally in accordance with the specific design requirements contained in the Bord Faillte 

guidelines, January 1982. 

Advertising 

Advertising is acceptable where it does not impair visual amenity to the town, or cause traffic 

hazard. With respect to existing unauthorised structures or signs, the Planning Authority will, 

where necessary, use the available statutory powers to have the unauthorised signs removed. 

Apart from exempted developments, the erection of advertising signs and structures will be 

evaluated according to the following criteria. 

Advertising structures will not normally be permitted in residential areas. They may be 

permitted in commercial, business and industrial areas provided that they: 

• are in character, scale and harmony with their surroundings; 

• do not interfere with the free flow of traffic or obscure traffic signs; 

• do not interfere with windows or other features of a building facade; 

• do not project above the building on which they are located; 

• do not impair the amenities of the area; 

• do not impair the setting of any archaeological or historical site or any protected building 

or structures; 

• do not injure the character and design amenity of streetscapes. 

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Tourism Facilities 

Standardised signs may be allowed, by licence, on the roadside margins in accordance with 

the Department of the Environment memorandum ‘Criteria for the Provision of Tourist 

Attraction and Accommodation Signs’. In addition, such signs shall: 

• comply with road safety standards in relation to sight distances, official road signs, 

junction layout and other requirements; 

• be constructed of materials approved by the Planning Authority; 

• be maintained by the owner of the premises advertised; 

• be located on a route to the premises from the nearest town or village 

Shop Fronts 

Traditional shop front designs and nameplates over shop windows should, where possible, be 

preserved. In new or replacement proposals, signs with written or single raised lettering are 

preferable to the use of internally illuminated plastic and neon signs and nameplates. These 

styles of sign impair the visual character of individual facades and the general streetscape, 

especially where there is a proliferation of such signs in close proximity. 

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. 

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. 

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castlerea town development plan 2002 - Roscommon County Council

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