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Planning

DEVELOPMENT CONTROL
During 2005, a total number of 1193 planning applications were received by Sligo County Council which represents a 23% decrease on the number received in 2004, when the 31st December 2004 deadline for the Tax Incentive Schemes promoted an unprecedented level of new applications being submitted. The majority of these applications were determined by the Council within 8 weeks of receipt of the application and the refusal rate was 14%.

The Planning & Development (Draft) Regulations 2004, provides for the introduction of e-planning which will enable Planning Authorities to make planning services available online, via e-mail or the Local Authority website. This innovation is a customer focused initiative stemming from the Government’s commitment to e-enable Local Authority services. During 2005, Sligo County Council participated in an E-Planning Pilot Scheme sponsored by the Department of the Environment, Heritage & Local Government. The pilot scheme operated from June-August, when prospective applicants were invited to submit an electronic version of their planning application. A report on the outcome of this pilot scheme has been submitted to the Department of the Environment, Heritage and Local Government.

In anticipation of the introduction of e-planning, Sligo County Council has commenced the practice of scanning planning files and storing the information electronically. It is intended to provide a facility on the Sligo County Council website whereby it will be possible to view planning applications and carry out planning searches. During 2005 a further two seminars were hosted by Sligo County Council for local planning agents. The first of these introduced the E-Planning Pilot Scheme and the second provided information on design, engineering and environmental issues.

The establishment of a Panel of Approved Consultants to carry out site suitability assessments for On-Site Wastewater Treatment Systems should result in a reduction in refusal and further information requests in the future relating to this issue.

DEVELOPMENT PLANNING UNIT (DPU)
The DPU is responsible for drafting, publishing and reviewing planning and development policy for County Sligo as a whole and for individual settlements within the County. This work is done in consultation with the public, elected members, officials, prescribed bodies and relevant interests. The Unit also makes an input to key development proposals and facilitates plan implementation through staff involvement in follow-up meetings with stakeholders and participation in a range of initiatives, at both local and regional level.
Sligo County Development Plan 2005 - 2011
The year was largely devoted to the completion of the County Development Plan, which was brought through the final amendment stage to adoption by the Members on 18 April. The Plan came into force on 16 May and was published in October. Sligo County Development Plan 2005 – 2011 comprises three separate parts:
  1. The main document - including an overall strategy, detailed development objectives, development control standards/guidance and Mini-Plans for Ballysadare, Collooney and Grange (also available as individual publications);
  2. The Record of Protected Structures (RPS) – providing photographs and location details of 253 no. buildings/structures throughout Sligo County;
  3. The Housing Strategy – a joint County Council/Borough Council strategy for the entire County.
The County Development Plan is the core document for directing physical development and facilitating socioeconomic progress in County Sligo. Its policies and objectives are designed to boost competitiveness, respect resources and enhance quality of life. Given the importance and anticipated usage of the Plan, it was a particular priority to ensure that the publications are informative, attractive and user-friendly.

Plans for Regeneration
Two prominent areas in Sligo city area have been identified as needing major regeneration due to their potential environmental blighting effects (vacant and rundown buildings, unkempt adjacent open spaces and lands, contrasts between upgraded buildings and neighbouring buildings in poor repair, etc.). These areas are as follows:
  1. Courthouse Block – the area is bounded by High Street, Castle Street, Teeling Street and Old Market Street. An urban design framework plan was adopted for the area and this framework plan set out clear principles for the future development of the Courthouse Block, including design guidelines on vehicular and pedestrian access, plot amalgamation, heights and frontages of buildings, protection of protected structures, etc. The proposals are consistent with the previous Centre Block Masterplan.
  2. Sligo Docklands – the port and surrounding area was identified in the Sligo and Environs Development Plan as needing urgent attention in order to upgrade the area environmentally and provide development opportunities in line with the requirements of the Gateway City. A report was prepared on the status of the port and key considerations in any transfer of the functions of the Harbour Board to the County Council, as had been mooted by the Department. With the intended transfer due to take place in April 2006, a masterplan of the docklands area will be prepared. This plan will outline possible development blocks, design criteria, access arrangements and future open space, recreation and reclamation lands, etc. Whilst such a masterplan cannot be finalised until longer term projects, such as the western bypass road, are confirmed the masterplan will prove valuable from an indicative viewpoint and continue to build confidence in Sligo as a progressive centre.
Local Area Plans
With the help of our consultants, the National Building Agency, a local area plan was prepared for the town of Ballymote, following a very well-attended predraft public consultation meeting in February. The Draft Plan was put on public display in May and the Proposed Amendments in September. The Plan was adopted by the elected members on 5 December 2005 and came into immediate effect.

Tobercurry is the last of the three Key Support Towns for which a local area plan will be put in place and the DPU has already brought the survey and analysis work to an advanced stage. In November, a pre-draft public consultation event was held in the town and written submissions were invited from the public. To raise local awareness and facilitate community feedback, a display of survey material was mounted in Teach Laighne. The statutory process will commence in 2006 with a view to having the plan adopted within the year.

Mini-Plans
During the life of the County Development Plan, it is proposed to prepare mini-plans for villages experiencing development pressure throughout the County. A mini-plan is relatively quick to prepare, consisting of a simplified zoning map and a set of general objectives. These plans will generally be tackled in groups of three and incorporated into the County Development Plan by means of the statutory variation procedure.

Once Ballysadare, Collooney and Grange Mini-Plans were complete, the DPU’s attention turned to Carney, Coolaney and Dromore West, which have been the focus of considerable residential development in recent years. By the end of 2005, the survey/analysis work for these next three mini-plans was complete and pre-draft public consultation events had taken place in all three villages.

From now on, all plans and variations of plans are subject to Strategic Environmental Assessment (SEA) in accordance with EU requirements.

Bréifne Tourism
The Bréifne Tourism Project is an EU-funded, cross-border initiative that has benefited from a DPU time-investment over the past few years. The project is a joint venture involving Cavan, Leitrim, Roscommon and Sligo County Councils, Fermanagh District Council, the University of Ulster and the Geological Surveys of Ireland and Northern Ireland. The aim is to develop the tourism potential of the region under the brand name of Bréifne. Phase 1 achievements are nearing completion and include a topclass website, a 200-page travel guide and high-quality documentary film showcasing the region.

ENFORCEMENT
Planning Enforcement and Building Control The main focuses of the Enforcement Section are as follows:
  1. Enforcement of planning control
  2. Monitoring of housing estates to ensure their satisfactory completion / taking in charge
  3. Collection of financial contributions
  4. Bonds & Security
  5. Building Control
  6. Dangerous Structures
  7. Derelict Sites
  1. Enforcement of Planning Control
    Our role in this area involved random inspections of developments in progress, follow-up on planning conditions which have not been complied with, and investigating complaints by the public with regard to unauthorised development. In the main, most developers are compliant with the planning laws and regulations. In areas where difficulties arise, the Council try and resolve them by discussion. This is in line with the Council’s agreed policy for securing compliance. Where issues cannot be resolved by discussions, appropriate enforcement action is taken. In 2005 the Council investigated 135 complaints; 15 of which were dismissed, with 17 being resolved through negotiations. 147 Warning Letters and 22 Enforcement Notices were served. 2 cases were prosecuted. The success of the Enforcement Section can be demonstrated by the payment of €61,633 in respect of application fees for planning permission to retain unauthorised development during the year.
  2. Monitoring of Housing Estates/Taking in Charge
    The policy & procedure for taking in charge of housing estates, adopted by the Council in 2004, is currently being implemented. Many new housing estates are presently under construction and as a result the workload in this area has increased considerably during the year. The activities of the Enforcement Section are geared towards ensuring that these estates are satisfactorily completed and to allow the Council (where the developer or residents desire) to take them in charge. This will have financial implications for the Council in terms of ongoing maintenance costs in the future. However, the arrangements presently in place should ensure that these estates are completed to a high standard prior to becoming the responsibility of the Council.
  3. Collection of Financial Contributions
    The Development Contributions Scheme in place will provide the required funding to improve infrastructure throughout the County. In addition, Special Contributions have been levied in respect of some areas where specific exceptional costs not covered by the Scheme are incurred i.e. Coolaney, Dromore West & Carney. The Council works closely with developers to provide this infrastructure with the cost being borne by them. A system has been put in place to ensure that financial contributions which are levied are paid in accordance with the requirements of planning permissions granted. Where the contribution is not paid, appropriate enforcement action is taken.
  4. Bonds and Security
    The amount of security required by the Council in order to ensure that estates are completed to a satisfactory standard has recently been increased. This increase was applied on the basis of experience to date in relation to existing developments and in order to ensure that sufficient monies are available in the event of the developer failing to complete an estate to the required standard. The Council requires that adequate security is in place prior to the commencement of development.
  5. Building Control
    The objective of the Building Control Section is to encourage good building practice, to ensure that buildings are constructed correctly and that access for the disabled and elderly is provided for in building plans. Inspection rates of 15% were achieved in this area during the year. The Council continues to pay particular attention to compliance with Part M of the Building Regulations (which deals with access for people with disabilities). A high level of compliance has been achieved in this area.
  6. Dangerous Strcutures
    Two structures were identified by the Council as being dangerous during the past year.
  7. Derelict Sites
    The Enforcement Section has taken over responsibility for derelict sites. The focus will be on the development of derelict sites rather than simply improving their appearance.