Ballinode-Hazelwood Local Area Plan 2004

01 - Introduction Ballinode
02 - Setting and Existing Urban Form
03 - Relevant Policies and Objectives
04 - Environmental Parameters
05 - Archaeological Assessment
06 - Landownership Patterns
07 - Establishing the Land Use Framework and Capacity
08 - The Development of the Masterplan
09 - Transportation and Circulation Network
10 - Urban Design Objectives and Guidelines
11 - Placenames
12 - Infrastructure and Utilities
13 - Sustainability and Strategic Environmental Assessment
14 - Implementation
Appendix 
Masterplan

1. Introduction

1.1 Study Area

The Local Area Plan comprises a total area of approximately 219 hectares lying immediately north of the Garvoge River between Sligo City to the west and Lough Gill to the east. The masterplan encompasses the townlands of Ballinode and Hazelwood Demesne, including small areas of Rathquarter and Farranacardy.

Figure 1 shows the study area in the context of the town and environs, while the delineation of the study area is shown in Figure 2. It is bound by the Garvoge River to the south, Molloway Hill to the west and the Calry Road to the north. The eastern boundary of the masterplan is a laneway and associated woodland belt in Hazelwood.

The area lies within the administrative jurisdiction of both Sligo Borough Council and Sligo County Council.

1. Aerial view of the centre of the masterplan with the cSAC woodland in the foreground.

1.2 Background and Purpose of the Plan

The purpose of this masterplan is to provide a development and urban design framework for the future development of the area. In essence, its role is to coordinate development of lands within separate ownership in an area that is considered by Sligo Borough Council and Sligo County Council to be of considerable amenity value.

The Development Plan process, by its very nature can only provide a 'broad-brush' approach to the development of an area through zoning and development objectives. The purpose of this document is to provide a greater level of detail as to the development of the area.

This Local Area Plan (LAP) is founded on a Draft document prepared in 2001. However, that draft document was seen as premature as the context for the area’s development had not been properly established in the Sligo and Environs Development Plan, which only formally came into effect in January, 2004. This revised document integrates the LAP into the Development Plan framework.

It is the primary aim of this masterplan to provide a detailed framework for the future development of this extensive area having regard to topography, environmental character, landownership patterns, archaeology, existing development patterns in the area, future land uses, access and circulation, open space needs, the need for neighbourhood centres and social infrastructural considerations.

In particular the masterplan addresses the following issues:

• The need for rezoning of land.
• The provision of infrastructural services - ESB, Telecom, and C.M.I.
• Sites of Archaeological importance/potential.
• Public transport plans.
• Realignment of Calry Road and any other road proposals for the area.
• Social Infrastructure - social facilities around the area in terms of schools, churches, local shopping facilities, the need for recreation facilities, etc.
• The provision of a variety of house types and tenures to cater for the growing needs of the Sligo and Environs.

2. Aerial photo of study area—January 2000 (Ordnance Survey of Ireland).

In order to promote quality development patterns in the study area, urban design guidelines are also included. These address issues such as residential/street layout and design, residential densities, landscaping, and specific guidelines on key architectural buildings.

Careful consideration will also be given to the extensive designation of the candidate Special Area of Conservation (cSAC) that lies in the southern portion of the site and is proposed by the National Parks and Wildlife division of the Department of the Environment and Local Government.

1.3 Executive Summary

The vision is to create a model high quality urban extension to Sligo Town, with a variety of uses and services set in a high quality landscape setting, that will enable the area to be developed into a new quarter or district, the focus of which is the development of two new neighbourhood centres with land in their immediate vicinity developed as an 'urban village'.

The principle of sustainability is a central theme throughout the document. The masterplan assessed the landscape character and quality of the area, identifying features such as woodlands, wetlands, streams, important habitats/ecosystems and areas of higher topography (these have been referred to as environmental parameters - see section 4). The plan also examined other features of interest, such as man-made features and in particular sites of archaeological interest (section 5). These features were mapped for protection and incorporation into the future development framework. These were generally integrated into an open space network which established links and connections between open space of different and varying types (including active and passive; formal and informal). Thus, the framework for a sustainable urban structure was established.

An alluvial woodland extends along the southern areas of the masterplan. This has been identified by the Department of the Environment and Local Government as a proposed Special Area of Conservation given its distinct hydrological nature and associated flora.This area will be protected and a buffer area of open space provided between it and future development areas. Within it, stormwater retention facilities and reconstructed wetlands will be provided so as to maintain the distinct hydrology of the area and protect this important habitat.

Having identified the most important landscape areas to be protected, the masterplan proposes two neighbourhood centres serving the surrounding residential developments. The location of the neighbourhood centres has been carefully chosen having regard to the need to serve the greatest number of people within 500 metres or a reasonable walking distance. Higher densities are identified for those areas in relative proximity to the neighbourhood centres. In order to provide a balance and mix of house types and sizes in the overall masterplan, some of the areas peripheral to the neighbourhood centres - in areas adjacent to landscape components of high amenity value - have been selected for lower residential densities. Densities have been expressed in ranges and the area has the potential to serve a future population of between 4,000 and 7,200 persons.

The provision of the neighbourhood centres - providing a range of local retail services and community facilities - should reduce the need to travel by car and promote a sustainable urban structure. This is further enhanced by the provision of a series of pedestrian and cycle routes throughout the masterplan along the most direct routes and anticipated 'desire lines.' These provide direct routes of connection between neighbourhood centres and for example, the town centre and in some cases these are segregated from vehicular traffic routes in the interests of safety and amenity. Additional walkways and trails have been established along the natural woodland areas that exist throughout the study area and these provide circuits for walkers and strollers. There are also proposals to provide walks through the woods to provide waterside viewing points.

The road system has also been organised in such a manner so as to enable the development of an extended bus public transport system in the future.

The masterplan has been developed along the principles of sustainability to provide for mix of residential development types, local retail developments, the provision of community facilities and services, education, and opportunities for employment and economic development. These have been organised within a highly integrated open space network to serve the area's future residents, employees and visitors.

1.4 The Legal Framework

The masterplan is prepared in accordance with Sections 18, 19 and 20 of the Planning and Development Act, 2000, and Sections 8 and 9 of the Planning and Development (Amendment) Act, 2002, which sets out provisions for the preparation of 'Local Area Plans.' The plan will be in effect for a period of six years following its adoption, however the implementation of the masterplan's is likely to be carried out over a period of ten years or more and therefore the Planning Authority may at any time amend or revoke this local area plan.

Figure 1 Study Area Context Map showing the relationship between the site of the masterplan and Sligo Town and Environs.

Figure 2 Study Area

Figure 3 Existing Land Use

2. Setting and Existing Urban Form

2.1 Existing Land Usage in the Area and Site Vicinity

Map 2 shows the existing land uses in the area. The predominant land use is agricultural and a significant portion of the site in the south of the plan area adjoining the Garvoge River comprises a natural/semi-natural woodland. In terms of development, the most significant use in the area is residential in nature. Rathquarter contains some older low density developments, mostly dating from the 1970's and 80's. Other low density and one-off housing in the form of ribbon development is spread along the Calry Road and the Hazelwood Road R286. More recent residential activity has developed as smaller housing estates near the junction of Ash Lane, Molloway Hill and Calry Road. These include the developments of Glencarrig and Yeat’s Village.

3. View along the Calry Road

There is a small area of commercial development in the plan at the junction of the Calry Road, Hazelwood Road, Molloway Hill and Ash Lane. This includes a service station and associated convenience shop, a public house and a retail storage facility. The only other use in the plan is a timber yard/lumberyard noted in Hazelwood Demesne.

A notable feature of the land use structure in the area is the significant amount of public/ institutional lands to the west of the plan area. These include Sligo Institute of Technology, Sligo General Hospital and the Sligo Grammar School. West of these there is a good mix of residential, commercial and office uses that lead to the town centre.

North and west of the plan, the predominant use is agricultural.

2.2 Location and Context - Relationship to Town

The study area is in relative close proximity to the town centre. The western boundary - in the vicinity of Rathquarter - is just approximately 800 metres from the bridge on Stephen Street. The western boundary of the study area is approximately 2.5 Kilometres from the town centre (along the Hazelwood Road).

4. Existing agricultural lands in the masterplan

The site adjoins the Garvoge River which flows from Lough Gill a short distance south and east, to the town centre immediately west. With the exception of Rathquarter, views of the river from the masterplan are blocked or obscured by the almost impenetrable woodlands in the southern portion of the site.

The proximity of the area to the third level educational institution and to the local general hospital is likely to generate a significant demand for rental accommodation, which might best be provided for in the western part of the study area.

The presence of the college in particular is likely to generate a demand for local commercial uses and services that would serve the needs of students.

3. Relevant Policies and Objectives

The masterplan is covered by two administrative areas, namely Sligo Borough Council and Sligo County Council, and is subject to the requirements contained within Sligo and Environs Development Plan (2004-2010).

3.1 Zoning

There are seven main zoning provisions facilitated for on the site in the City and Environs Development Plan (2004-2010). These are outlined on Figure 4 and include:

• R1: Low Residential Density
• R2: Low-Medium Residential Density
• RE: To Protect and Enhance Existing Residential Amenity
• RS: Residential Development for Student Accommodation
• NC: Neighbourhood Centres
• CF: Community Facilities
• OS: Open Space/Green Links

Immediately outside the study area, bounding the area to the east, is a proposed Green Belt, the aim of which is to check the unrestricted sprawl of the city and to safeguard the countryside from urban encroachment.

3.2 Development Objectives

Specific development objectives contained within the Sligo and Environs Development Plan (2004-2010) are highlighted on Figure 5. These objectives are as follows:

• NC1: Promote and Facilitate a New Neighbourhood Centres at Hazelwood
• NC2: Reinforce and Encourage Consolidated Neighbourhood Development at Ballinode.
• OS7: Develop a system of linear parks and/or waterfront amenity areas with walkways and cycleways—along the north bank of the Garvogue River from Kempton Promenade to Hazelwood Demesne and along the stream course north of Duck Lane, Ash Lane and from there to the Hazelwood-Ballinode amenity area.
• NE2: Restrict development on all designated or proposed NHAs SPAs and SACs. Development infringements of these areas will only be considered where there is an over-riding public interest in doing so, associated with significant public infrastructure, where the development would not detract from the main attributes of the site and where adequate mitigation measures are put in place.
• E14: Maintain the Natural Wetland Characteristics of Lands, free from development, so that at a minimum, part of the lands continue to function as natural stormwater retention areas.
• E15: Incorporate Stormwater Retention Facilities, including possible reconstructed wet lands and ponds, in designated areas of open space, including the proposed open space that adjoins the alluvial woodlands at Hazelwood and Ballinode, so as not to alter the natural hydrological characteristics of the existing alluvial woodlands and maintain the water quality of Lough Gill.
• T1.3: An eastern bridge crossing the Garvogue River, from Riverside to Rathquarter, continuing north and turning west to connect with Ash Lane.
• T2.1: A link road from Objective T1.3 northwards to connect with the existing N16 at Yeat’s Heights.
• T8.9: Provide Cycle Routes and Paths

There is only one structure in the area identified for protection on the Record of Protected Structures (RPS). This structure is in the western part of the study area, overlooking the Garvogue River and is identified as Reference Number 1012-07-49 at Ardaghowen. It is a detached double pile 4 bay 2 storey over basement house (c. 1820-1830), with stable yard comprising of former Wynne family dower house to the rear.

The most strategic development objective in terms of its impact on the future layout of the area, is the road proposals and in particular the proposed crossing of the Garvoge River (Objective T1.3). It is noted that in addition to these zoning policies and development objectives, the site is subject to specific national environmental designations and also by the National Record of Monuments and Places. These will be addressed in the following two sections.

Figure 4 - Sligo Town and Environs Development Plan 2004-2010 - Land Use Zoning

Figure 5 - Development Objectives (Derived from current Development Plan)

Figure 5.1 - Transport Objectives (Derived from current Development Plan)

4. Environmental Parameters

4.1 Environmental Parameters

The structure of the landscape, particularly its topography and various elements of the landscape need to be considered before proceeding with any specific plans for the Ballinode/ Hazelwood area.

5. Existing mature trees to be incorporated into the future open space layout

The Environmental Parameters Map (Figure 6) shows a number of landscape elements and environmental features that need to be considered and should be retained and incorporated into future development layouts. These features include:

• Significant woodlands
• Significant trees/tree groups
• Areas of wetland (classified in three categories)
• Waterbodies, namely the Garvoge River, its tributary streams and some associated ponds.
• Ridge lines

6. A view onto the site from the elevated position of the hill near Molloway Road

7. A view south from lands on the Calry Road

These environmental parameters can be considered as constraints to the future development pattern. On the other hand they can be seen as distinctive elements that provides interest and variety in the landscape and can help development within the masterplan area develop into a distinctive and attractive place to live, work and recreate. The retention of such feature will help ensure that the area will retain some self-identity within the urban continuum.

Other parameters to future development concepts, include the existing development pattern in the area which has been also highlighted on the Figure 6 as it presents constraints as to the type of developments that would be suitable on adjacent sites or constraints in terms of access and circulation patterns that are adopted.

4.2 Topography

In general, the topography is relatively level with gentle south facing slopes from the Calry Road to the Hazelwood Road (R286), and from the Hazelwood Road towards the Garvoge River (see Figure 7). There are two notable exceptions to this. The first includes a small hill in the vicinity of Rathquarter and the second includes a ridge line that lies in the northern portion of the site through Farranacardy and Hazelwood townlands in a west/northwest to east/south east alignment. Lands north of this ridge, although higher, are reasonably level or plateau-like in characteristic, whereas they tend to slope more significantly to the south.

The extensive wooded areas adjacent to the Garvoge River are low lying level areas with wetland characteristics.

4.3 Environmental Designations

A significant portion of the site is comprised of woodland and this extends along the southern boundary of the site. This woodland and some associated habitats is part of the Lough Gill Candidate Special Area of Conservation (No. 001976) - refer to Figure 8. This designation has been made by Dúchas - the Heritage Service (Department of Arts, Heritage, Gaeltacht and The Islands).

8. Mixed growth of the residual alluvial woodlands which have been designated as a candidate Special Area of Conservation

The process for identifying such areas and getting approval by the EU Commission is detailed and somewhat complex and until they are formally adopted are subject to possible change or amendment. Special Areas of Conservation (SACs) are selected from National Heritage Areas (NHAs). SACs are areas of interest containing habitats or species of European significance and are established under the Habitats Directive (EC Directive 92/43/EEC of 21st May, 1992). Deterioration of habitats and the disturbance of species must be avoided in these areas. Any project likely to have an effect should be subject to assessment of its implications.

Sites that are proposed as a SAC are referred to as Candidate Sites. Adopted sites have statutory protection under S.I. No. 94 of 1997. Those parts of the Lough Gill cSAC that are within or immediately adjoin the masterplan area include the following classifications:

• Residual Alluvial Woodland and Forest
• Dry Broad-Leaved Semi-Natural Woodlands
• Reed Beds
• Wet Grasslands
• The Lake

9. One of the many streams and open water channels that run through the southern woodland area

A description of dominant species for each of the above habitat classifications is given in Appendix A. The residual alluvial woodland is considered to be priority habitat.

Two rare tree species are found within the cSAC, though it is not clear if they are found within the masterplan area. These include the Strawberry Tree (Arbutus unedo) and Rock Whitebeam (Sorbus rupicola). Strawberry trees grow elsewhere in Ireland only in Kerry and Cork and are considered indigenous to the area. Bird Cherry (Prunus padus) another protected species has a limited distribution around the lakeshore.

Analysis of the biological and physical characteristics of the lake have been carried out in recent years and the results indicate that the lake is becoming increasingly eutrophic as a result of the nutrient input from mainly diffuse sources in its catchment. Algal blooms have been reported for a number of years.

10. An area of wetlands adjoining the residual woodlands

A number of recommendations can be made:

• All sources of pollution and nutrients from run-off or sewage treatment will need to be controlled and water quality will need to be monitored to ensure the protection of the site, including the lake. This will require the installation of phosphate removal facilities at sewerage treatment plants.
• The natural river flooding patterns occurring within the masterplan site should be maintained. This may require Stormwater Source Control Management (Sustainable Urban Drainage Systems—SUDS) to ensure that run-off does not exceed that which occurred prior to development of lands in the masterplan.
• No modifications to the river channels should be permitted. Fallen trees block ing the anabranching channels in the woodland should not be removed as these play a vital role in maintaining the pattern of channels and the character of the woodland, for example by dissipating the force of floodwater and causing the alluvium islands to flood.
• Ensure effective liaison with Dúchas, the landowners, developers and the public regarding the management of the site.
• Improve public awareness of conservation and the value of the area and in particular ensure sensitive and sustainable use of Lough Gill as a site for tourism, recreation and amenity.
• Promotion of the use of phosphate free detergents within the catchment area.
• Additional tree planting in the masterplan area.
• Maintain the ecological value of the site.

Figure 6 - Environmental Parametres

Figure 7 - Topography

4.4 Wildlife and Birdlife

The site encompasses a variety of habitat types including open farmland (encompassing traditional hedgerows, stand-alone trees, etc.), deciduous woodland, alluvial woodlands, wetlands and reed beds, ponds and of course the River. The presence and interrelationship of all these elements provides an interesting diversity of habitats in close proximity to each other and this ensures that the area is rich in wildlife and bio-diversity.

Bird species observed on the site during the survey period include mallard, snipe and sparrowhawk as well as a variety of more common species associated with open farmland. To date, no rare or unusual species have been identified by the National Parks and Wildlife Service of the Department of the Environment and Local Government.

The retention of particular habitat types (as derived from Figures 6 and 8) will help ensure that the species dependant upon these can survive as the area changes in character from a typically agricultural area to an urban area.

11. Undisturbed scrubland areas such as this represent biodiversity and generally are valuable areas of wildlife habitat

Figure 8 - Environmental Designations

5. Archaeological Assessment

5.1 Background

A preliminary archaeological report has been carried out by a licensed archaeologist. This report is concerned with the identification of archaeological monuments from a desktop/paper survey of the study area. The key findings of that report are outlined in this section.

12. Site of existing ringfort

The paper survey involved an inspection of the Record of Monument and Places (RMP) (Dúchas, The Heritage Service), cartographic sources and aerial photography. All land which is covered with forestry or a heavy growth of trees is excluded from the report, as an assessment of the presence of archaeological monuments would require an archaeological field inspection.

The lands in the masterplan are located a distance of approximately six kilometres southwest of Keeloghboy Mountain where there are several recorded megalithic tombs. The site is also located approximately five kilometres northeast of the Carrowmore megalithic cemetery. The surrounding fields to the east of the site contain ringforts and a bronze age stone circle. Immediately north of the boundary of the site is a large ringfort. The Garvoge River which forms the southwest boundary of the site contains several possible crannogs.

The demesne concept (Hazelwood Demesne) can be traced to the early medieval tenurial system. Historical continuity is a striking concept of Irish demesnes and the natural parkland often provides ideal conditions for the survival of earlier landscape features.

5.2 Record of Monuments and Places (RMP)

The Record of Monuments and Places (RMP) is the state register of all known upstanding archaeological monuments and place (where it is believed that there are monuments, i.e., sites of levelled or buried monuments) to date. The RMP includes all extant archaeological sites listed in the non-statutory Sites and Monuments Record (SMR) and any additional sites which have been identified to date.

The RMP does not provide for any yet unidentified archaeological sites and monuments and thus, the archaeological implications of a proposed development should not be determined on the basis of the RMP.

An inspection of the RMP revealed the presence of four known archaeological monuments located within the masterplan. These are as follows and are identified on Figure 9.

There are no known monuments in the RMP for the portion of Ballinode Townland contained within the masterplan.

Any owner, occupier or any person who proposes to carry out work, on or at, a feature recorded in the RMP must give written notice of such intentions to the Commissioners two months prior to the carrying out such work.

5.3 Cartographic Sources/Aerial Photography

The first and second edition of the 1:10,560 Ordnance Survey Maps were consulted, dating to 1837 and 1887 respectively.

The aerial photography inspected was a recent vertical photography taken on January 15th, 2000 (refer: 27\00R55 - Co. Sligo NPS). The photography shows the four features described in the RMP (outlined in the above table), as well as three possible archaeological features. These are shown on Plate 1, with archaeological monuments encircled. The four monuments bearing the prefix (15:) are recorded in the RMP. The three monuments bearing the prefix of the townland (BE and HD) are archaeological monuments identified on the aerial photograph but not recorded in the RMP.

Field divisions have been sourced from aerial photography and these are numbered and shown on Map 9. A possible enclosure is located between Field 18 and 19, in Hazelwood Demesne (HD:2). It appears as a wooded grove, but a surface field inspection may identify this to be an enclosure of archaeological significance.

The identification of three previously unrecorded possible archaeological monuments will require further assessment, possibly leading to their inclusion in the Record of Monuments and Places.

5.4 Recommendations in Relation to Archaeology

The preliminary archaeological report forms the first stage in the identification of archaeological monuments and included a number of recommendations. Having liased with Dúchas (Archaeological Division), the following recommendations can be made:

1. Prior to any development taking place and on the basis of the presence of archaeological monuments it is recommended that an archaeological field inspection be carried out by a qualified archaeologist in order to identify the nature, extent, location and condition of all the above mentioned archaeological monuments and any additional features which may come to the attention of the field archaeologist.
2. It is recommended that no sub surface interference take place on site without prior consultation with the Department of Environment and Local Government, as specified in the National Monuments Act 1994, Section 12 Subsection 3 and the Heritage Act 1995.
   On completion of the detailed field inspection it may be recommended by the Department of Environment and Local Government, that a phase of non invasive investigatory archaeological testing in the form of geo-physics is necessary to establish the nature, extent and relationship between the anomalous features on site. This work may also add additional archaeological sites to the known record.
3. In the event that an archaeological monument will be directly impacted upon by a proposed development, the monument will require to be assessed through archaeological test excavation. Such conditions can only apply on the recommendation of the Department of Environment and Local Government. In such an event, the archaeological test excavation must be carried out by an archaeologist under license to the State. A report must be forwarded by the archaeologist to both the National Monuments and Historic Properties Service and the National Museum of Ireland detailing the results of the excavation. This report will enable the Statutory bodies to make the necessary recommendations regarding the archaeological monument.
4. It is recommended that any consideration about excavation of any of the archaeological monuments be taken in consultation with the staff of the National Monuments and Historic Properties Service, Department of Environment and Local Government and an archaeological consultant. Archaeological excavation is an expensive and time consuming exercise, the costs of which are borne by the developer.
5. Where a monument is to preserved, it is proposed that no development should occur within 20 metres of its external perimeter so as to maintain a protective buffer.

Note that two months written notice is required prior to any development or the carrying out of any work in relation to a RMP site under Section 12 (3) The National Monuments (Amendment) Act, 1994.

Figure 9 - Sites of Archaelogical Potential (With RMP Sites)

Figure 10 - Land Ownership Pattern 2001 (As derived from the Land Registry Office)

6. Landownership Patterns

Information on landownership patterns has been sourced from the Land Registry and is a guide to the landownership structure of the area, in the absence of a full title search. Map 10 shows this landownership pattern. The less fragmented landownership patterns are, the more likely that a more co-ordinated approach to development can take place.

In general, the landownership patterns and associated field structure is not fragmented and this favours well for a more co-ordinated approach to development, as development is likely to proceed in blocks based on this structure.

There are approximately 20 landowners in the area with land suitable for development. Approximately 11 of these landholdings are 4 Hectares or more in size (almost 10 acres) and about 9 that are smaller than this. In general, these smaller sites are closer to the existing built up area of the town, whereas the larger sites are found either side of the Hazelwood Road.

Road layouts and public open space provisions (i.e., the allocation of larger areas such as playing fields) will take the landownership pattern into account when drawing up the masterplan, although other factors such as the 'environmental parameters' and potential archaeological sites will be more significant in this regard. It is also noted that landownership patterns can and do change, so the future development concept will need to ensure that specific planning issues, such as the relationship between one land use and another, circulation networks, as well as issues of sustainability are given primary consideration.

13. View eastwards of the masterplan area

7. Establishing the Land Use Framework and Capacity

7.1 Potential Developable Lands

The previous section made reference to the size of landholdings in the area. Figure 11 shows the field pattern within the masterplan area and identifies the hectares of these. This excludes the most significant critical areas identified on the Environmental Parameters Map (Figure 6) and the cSAC (Map 8). The remaining land upon the masterplan will provide a framework for development is approximately 117 Hectares (289 acres).

14. Existing development in the area

7.2 Development Cells

Based on an assessment of the landscape structure and the environmental parameters (Figure 6 & 8), a number of development cells have been drawn up. These development cells are distinct and separate areas which have been defined by the delineation of a stream, group of trees/woodland area, a laneway and/or a public road. What emerges is five distinct development cells, which are shown on Figure 12.

7.3 Population and Land Use Capacity of Development Cells

In order to ascertain the future capacity of the masterplan area to accommodate development a range of density standards have been applied, as follows:

• R1: Low Residential Density: 3-19 dwellings per Hectare (1-7 per acre).
• R2: Low-Medium Residential Density: 20-34 dwellings per Hectare (8-13 per acre).
• RS: Student Accommodation: 35-50 dwellings per Hectare (14-18+ per acre).

Figure 11 - Potential Developable Lands (All areas are shown in Hectares)

Figure 12 - Development Cells and Phasing

The lower density provisions will only be acceptable in specific locations and under special circumstances. These numeric density policies are expressed as a range to encourage variation in density and to avoid uniform and monotonous development patterns. It is worth noting that density is not a good indicator of built form because it can vary widely within the same density range. Additionally, the same volume of development can be distributed in many different ways to generate very different environments - i.e., evenly or concentrated, high rise or low rise. Single category housing will be discouraged - i.e., blanket construction of 3 and 4 bedroom houses.

The following density provisions (Table 3) are recommended based on landscape assessment and location. These will be developed further in the following chapter (See also Figure 13).

Based on the foregoing density provisions, Table 4 examines the capacity of the land to accommodate future residential development and its population equivalent. This will provide a basis for determining future demand for services and facilities to serve the future population growth in the area.

Note: In 2002 the average household size in Sligo town was just 2.68 persons per household and is expected to decrease to 2.56 persons by 2011. As the area is likely to be developed over a 10-15 year period, an average household size of 2.5 is used to determine future population capacity.

The future population of the Ballinode/Hazelwood area has the capacity to serve a population of between 4,141 and 7,133 persons as outlined in Table 4. At the minimum threshold, this population can support at least one neighbourhood centre, while at the maximum it can support two particularly having regard to the adjoining areas west of the Ballinode Neighbourhood Centre and the existing population within the catchment area. The size of a neighbourhood may also be defined by reference to access, with most of the future residents in the area being within easy walking distance (approximately five minutes or 500 metres) of the a neighbourhood centre.

The population range could also support the following services and facilities:

8. The Development of the Masterplan

8.1 The Development of the Masterplan area as a Quarter or District.

The area covered by the masterplan has the capacity to cater for a significant amount of development. In keeping with the principle of sustainability and in the interests of such, it is advisable that a variety of uses are catered for, with cognisance given to the interrelationship of these uses - i.e., places to live, to work, to recreate, to avail of a variety of local services and community facilities and to shop for basic convenience goods.

The development of a variety of uses, which help support each other could see the development of the masterplan as a distinct Quarter or District in the environs of Sligo City. This Quarter or District will be set in an area of high amenity and the plan will outline guidelines to ensure it is developed to high standards and is an attractive place in which to live.

8.2 Future Land Uses

An examination of the land uses in this part of the town (refer to sections 2.1 and 2.2) revealed a good mix of land uses close to the town centre. Between the town centre and Ballinode, public/institutional lands predominate with the Grammar School, Sligo General Hospital and the Institute of Technology. These uses are associated with fairly large landholdings and tend to place the recent residential developments in the Ballinode and Farranacardy areas, further from the commercial and mix of land uses associated with the town centre.

At Ballinode however, at the junction of Ash Lane/Calry Road and Hazelwood Road there is a service station and associated forecourt convenience shop. There is also a public house in the immediate vicinity. An examination of the 1837 and 1887 Ordnance Survey Maps reveal that there was a cluster of traditional buildings here that is indicative of the formation of a village.

To date most of the development in the Ballinode and Hazelwood area has been residential in nature and there is a significant demand for more residential activity catering for private, social and affordable housing. It is important that existing and future residential areas are supported by adequate community, social and commercial (local convenience retailing) activities. These are best provided together in the form of a neighbourhood centre.

The future Land Use Framework is shown on Figure 4.

8.2.1 Residential Development - Homes for the Community

The plan aims to create a mix of residential units - in terms of density provisions, socioeconomic mix, residential unit size and design (see Figure 13).

Figure13 - Density Provisions

The masterplan promotes varying residential densities for different areas. These have been chosen on the basis of location (i.e., proximity to neighbourhood centres or significant transportation routes, including future possible public transport corridors) and environmental sensitivity (i.e., visual vulnerability). Residential developments in the immediate vicinity of the neighbourhood centres and public transport corridors will be required to promote increased residential densities. Areas chosen for lower densities tend to be in areas of high landscape amenity. The high landscape value of these areas should make them attractive to private developments catering for the higher end of the market. Reduced densities, together with significant landscaping and tree planting should ensure that their impact is minimised.

15. Example of residential development

Social Housing

Sligo Borough Council plan to accommodate 170 residential units in the area. It is likely that these units will be provided in three schemes of between 50 to 60 units each. A significant portion of these units will be provided for on Development Cell 2.

Additional provision of social housing may need to be catered for in the plan area, subject to the current review of the County and Borough Council's Housing Strategy.

Student Accommodation

Proximity of the area to the third level educational institution (particularly Development Cells 2 and 3), favours well for the provision of student accommodation in these areas. The college itself has approximately 3,000 students and the existing campus has the capacity to serve around 6,500 though this is seen as possible in the longer term (i.e., ten years and beyond) and is dependant on demographics, the status of Sligo in the national economy and the town's potential growth.

To date, the general standard of student accommodation has not been great comprising mostly of bed-sits and shared accommodation in family homes. The lack of suitable accommodation in the area may have a direct correlation with the significant increase in student car parking, as students have opted for driving from cheaper accommodation or their own family homes elsewhere in the region.

Currently there are student accommodation development schemes underway or on the drawing board and there are plans for a student village in Development Cell 2. These have the potential to generate in the region of 800-1,200 bedspaces, however if the college is to expand additional accommodation will be necessary. Student accommodation will be expected to achieve higher than average residential densities and any other residential developments in the vicinity of the college (and in particular in cells 2 and 3) should be designed to provide flexibility for adaptation for student accommodation at a later date. Therefore, terraced developments, apartments, smaller garden sizes and low maintenance garden designs will be encouraged in these areas.

Private Housing

This will be encouraged throughout the plan area, and in particular in Development Cells 1, 2, 4 and 5.

8.2.2 Development of Neighbourhood Centres - the Focus of Community

In order for a neighbourhood centre to be successful, it is critical that the location is right. They are best located along a main arterial route (i.e., leading to the City Centre), have the capacity to serve a significant residential catchment (ideally within 500 metres - a reasonable walking distance of approximately 5 to 10 minutes) and where the existing (and proposed) land uses lend themselves to the development of such a centre.

16. Proposed Site of Ballinode Neighbourhood Centre

Three options have been examined (see Figure 14). These include:

1. The vicinity of the Ash Lane/Calry Road/Molloway Hill and Hazelwood Roads.
2. A location in the eastern part of the masterplan, serving future developments in this area.
3. Junction/bend on The Mall and Molloway Roads (existing offices could be adapted for use as a neighbourhood centre in the future).

Options one and two lend themselves very favourably for the development of a neighbourhood centre. If option 3 were developed, there would be a significant overlap of catchments with option 1 and while it could serve the hospital (staff and visitors), its catchment comprises mostly low density developments and its proximity to the Garvoge River limits its catchment to the south. Another factor, is the limited car parking in the area and its location on a bend in the road which would be undesirable for significant movement of vehicles entering and exiting. For this reason the masterplan proposes the development of a neighbourhood centre at locations (1) and (2).

The Ballinode Neighbourhood Centre (option 1) has distinct advantages worthy of its promotion and development. These include its location at the 'crossroads' of four main routes (east-west and north-south). It also would assist in serving the expanding Sligo Institute of Technology and student residences in the area. In addition, the existing warehouse/storage facility in the vicinity is an under-utilisation for a key strategic site, which is likely to relocate in return for site development and higher financial returns. It also has the capacity to cater for car parking.

The Hazelwood Neighbourhood Centre (Option 2) is necessary to serve the future developments in the eastern part of the masterplan in Development Cells 2, 4 & 5. Locational considerations were determined by topography (in particular, the steeper southern slopes in Cell 4), environmental parameters (landscape protection south of Cell 2) and existing industrial use (the lumberyard in Cell 3).

Both neighbourhood centres are located so as to serve developments within a 500 metre catchment (approximately 5-7 minutes walk). Facilities which will be encouraged at the neighbourhood centres include - crèche and child care facilities, local neighbourhood shopping (defined below) pharmacies, post offices, ATMs and other community facilities and services such as schools will also be encouraged to locate at or in the vicinity.

In providing for crèche facilities, consideration will be had for government guidelines on their provision, which call for one childcare facility to cater for approximately 20 children for each 75 dwellings.

Table 5 examined the demand for services. Larger facilities requiring significant population catchments could be provided in the long term on the site of the existing lumber/ timber yard. As the masterplan area develops, this existing use will become more incompatible with the new uses establishing in the area. It is therefore a long term objective to retain this site for community purposes so as to reinforce the community element proposed adjacent to it in the form of the neighbourhood centre.

In light of the Government's Retail Planning Guidelines for Planning Authorities (Department of the Environment and Local Government, December 2000) consideration is given to the type and scale of retail outlets at the neighbourhood centres. In line with the guidelines a local centre or neighbourhood centre typically comprise a newsagent, small supermarket/general grocery store, sub-post office and other small shops of a local nature serving a small, localised population catchment.

Table 4 outlined the projected populations of the masterplan (minimum and maximum based on density ranges).

Individual retail units permitted at neighbourhood centres will typically have a net sales area of not more than 300 square metres (approximately 450 gross floor area), while the retail capacity of the entire neighbourhood centre would normally not exceed 1,500 square metres of net retail floorspace. These provisions should be adequate for catering for the population growth based on minimum density standards (i.e. approximately 4,141 persons), however should the population grow to meet the higher threshold of around 7,133 persons, there will be a demand for a small to medium sized supermarket (selling principally food items) of approximately 1,000 square metres (net retail floor area).

It is important that the masterplan has the population to support these retail facilities, otherwise it may draw people away from established retail outlets and in particular could undermine the vitality of the town centre. Therefore, the development of the commercial/ retail component of the neighbourhood centre will need to be phased so that it develops concurrent with the residential development of the area. It is proposed therefore that retail development is phased to occur in tangent with the respective completion of residential development.

The capacity of future residential development to serve additional community facilities is explored further in Section 9 - Capacity Study and Demand for Community Facilities.

Figure 14 - Neighbourhood Centres

Figure 15 - Open Space Strategy and Framework

8.2.3 Areas for Local Employment Initiatives

Opportunities for small scale enterprise and employment should be encouraged within the masterplan. Proximity to the Sligo Institute of Technology favour well for the possible development of educational out-reach programmes or the provision of research and development in partnership between the college and industries. Small scale enterprises associated with such activity will be encouraged at the neighbourhood centres.

8.2.4 Open Space - Space and Recreation for Residents

This section examines the desirable allocation of open space in the masterplan and having consideration to other areas of amenity protected for reason of landscape, archaeological or other importance. The Government guidelines on residential densities advocate a 15% reservation of opens spaces when preparing masterplans and action area plans and this is the standard that will be applied.

 
17. View of parkland type open space for casual and informal recreation

18. Existing trees to be incorporated into a future parkland area

The open space structure and allocation has been considered in the context of existing zoning provisions and specifically key landscape elements, such as features, views, aspects and topography. The aim is to provide open space to cater for both active and passive needs and that this should be developed into a comprehensive network of formal and informal open spaces. Linkages or connectivity between open spaces has been encouraged.

The plan has had due consideration for the critical environmental areas that have been identified in Figure 6. The habitats and landscape features identified on that map have been retained and incorporated into the open space network. Sites of possible archaeological interest, as identified in Figure 9, have also been identified for possible inclusion into the open space network (subject to confirmation of their archaeological status with Dúchas).

19. Waterfront lands proposed to incorporate a linear park along the Garvoge River

The open space network can be summarised as follows (refer to Figure 15):

1. Landscape Protection Zone: Preservation of the cSAC (in its entirety) between the Garvoge River and the southern development boundary. A linear park will be provided along its northern edge providing a buffer between the future developed areas and the cSAC, which will provide an east-west pedestrian route through the masterplan.
2. Natural Parks: The existing woodland areas have been preserved, notably along the waterfront in Cell 1; the Oak trees and other trees that form the parkland setting in the southeast corner of Cell 2; the trees that adjoin the lane that bounds Cell 2 and 4; the trees along the private lane immediately east of Cell 4; the areas immediately on the north and the east of Cell 6 along the public roads. A linear park system will extend along the outer edges of these tree groups which will assist in providing a network of open spaces that will encourage walks along the woodland edges.
   The park system that runs along the northern border of the cSAC should be laid out to accommodate stormwater retention ponds so as to assist in the regulating stormwater run-off from future development in the area and maintain the natural hydrological characteristics of the alluvial woodland habitat of the cSAC. This will also serve a dual purpose in minimizing potential pollutants (from oil residue, bitumen, etc. derived from roads and car parking) entering into the Garvogue/Lough Gill catchment.
3. Linear Parks: A linear network of spaces is provided in Cell 4 incorporating the sites of possible archaeological interest - this is a diagonal open space alignment through Cells 5 & 6 comparable to 'beads on a chain'. This will enable a high quality amenity route for pedestrians through Cell 4 that will connect with the neighbourhood centre to the south in Cell 2. It will also assist in tempering the expanse of development that might otherwise occur in Cell 4 while providing a central amenity space accessible to all residences developed within this block.
   
   A linear park will be provided along the northern, eastern and southern boundary of Cell 1. This will incorporate the stream and pond to the immediate north and some associated wetland areas which could include an attractive eastern extension of the cycle path that runs along Ash Walk. The masterplan also maintains the southern slopes fronting the Garvogue River that provide attractive views upstream. This linear park has the potential to be extended back into town to connect with the existing pedestrian bridge crossing the River. Sligo Borough Council and Sligo County Council will also examine the feasibility of extending this walk along the waterfront of the Garvogue River and Lough Gill shores.
        
     
   Photos 20-26. The development of a linear park along the Garvoge River has the opportunity to develop the existing pedestrian path system (shown in photos 20-24) along areas in the masterplan (photos 25 & 26).
   
4. Local Pocket Park: Maintain the summit of the hill in Development Cell 1 free from development and make provisions for a viewing point down along the Garvogue River towards Lough Gill.
   
   Small and localised pocket parks in the form of local 'greens', crescents and squares will be encouraged throughout the other development cells.
5. Civic Square: A civic square or park is proposed at the Hazelwood neighbourhood centre and this should be the focus of its buildings and activities. A sense of enclosure should be provided around its edge by ensuring that buildings are positioned so that they form the edge of the street or road that surrounds it. Where buildings are not proposed, tree planting should define this edge treatment.
6. Playing Fields: The standard for playing fields is recommended at approximately 1 Ha per 1,000 population to be met by the provision of a number of larger sites. Other studies have indicated that all new dwellings in urban areas should be within I kilometre (1,000 metres) from playing fields, but that approximately 80% should be within approximately 750 metres of such space. An important consideration in this regard are the proposals for the Forthill Amenity Area which will provide for three playing fields (one of which is all-weather) and two basketball/tennis courts in addition to a sports pavilion. This encompasses an 'active' area of approximately 4.41 Hectares.

As the western areas in the masterplan will be adequately served by this active amenity area, the focus of providing additional active open space has been in the eastern portion of the plan area. Ideally, space should be provided in relative proximity to the neighbourhood centre and in particular other community facilities that might require similar space, for example schools and community centres where shared or combined usage could occur at a later date. Given the significant amount of open space already provided through landscape and other environmental protections in Cells 2, 5 & 6, the focus for active playing fields has been in the western portion of Cell 4, where 4.1 Hectares of open space has been provided and has the capacity to provide approximately 6 playing fields.

The linear park system in Cells 5 and 6 which connects the sites of possible archaeological interest could provide some additional active open space, particularly for young teenagers playing informal games. The intermediate areas between archaeological sites could be broadened to ensure that they meet general standards for 'formal' games and matches.

Pedestrian connections are provided to connect these areas together where opportunities arise and these are indicated on the Masterplan - Figure 15. Connections linking the linear parks described in 1 and 4 above would require a pedestrian/cycle bridge over the existing stream and it would require the removal of the galvanised fencing in the intermediary area.

It is noted that despite the apparent significant amount of land taken up by the open space network, all Development Cells fall below the recommended 15% allocation required and thus additional areas will be required as part of the planning application procedure.

   
Photos 27 & 28: The development of the area will generate a demand for active recreational areas for varying age groups

8.2.5 The Social Dimension

Section 8.3.2 made reference to the various residential developments that will be accommodated in the area. These include social housing, public housing, affordable, voluntary, private housing and student accommodation. The aim is to achieve social mixing and integration within the future community. Mixing should also consider elements such as tenure and particularly household size so as to ensure that there are a variety of house sizes to cater for single person households, young families, retirees and pensioners as opposed to single category developments.

In addition, the implementation of the plan will have cognisance for the National Anti- Poverty Strategy as a method of addressing social exclusion. Allied to the provision of social housing and childcare facilities (sections 8.2.1 and 8.2.2), the plan, through the development of the neighbourhood centres (Section 8.2.3), aims to link these social provisions with economic and employment development. In an effort to avoid social exclusion, the local authorities will examine means through which training can be provided in association with the educational institutions, Sligo Area Partnership and others to ensure equal employment opportunities for all.

29. The plan aspires to address the social dimension

9. Transportation and Circulation Network

9.1 Vehicular Modes

30. The plan recognises the need for an integrated land use and transportation system, which has the potential to cater for different modes

The circulation framework is outlined in Figure 16. It shows existing roads, planned roads and possible route systems. It is an objective to improve and realign the R286 - all applicants of proposed developments along this route should consult with the Roads Section of the respective Council, prior to submitting a planning application. The principle roadway through the Masterplan is the Hazelwood Road (R286). Development throughout the Masterplan and on either side of this route will be able to feed into it and get direct access to the town centre, either via The Mall or the Ash Walk (N16). In accordance with the Sligo and Environs Development Plan 2004 - 2010, there will be two additional routes affecting the site. One of these is an additional north-south crossing of the Garvoge River (Objective T1.3 in the Development Plan) which will link the Cleveragh area to Ash Walk in the vicinity of Molloway Hill junction. The second route links Objective T1.3 with the R286 and continues northbound to link into the N16 (refer to map 16).

The route of the eastern crossing (Objective T1.3 and T2.1) should be designed to accommodate any new junction layout where they intersect with the N16. In the interests of ensuring an adequate provision of the Road Objectives T1.3 and T2.1, it will be necessary to reserve an adequate corridor (of around 50m). Following the preparation of detailed designs for these roads, it is likely that the carriageway, footpaths and/or cycle lanes will amount to less than 50 metres. The matter will be assessed at planning application stage or following the preparation of detailed designs for the routes.

The road network provides a high degree of permeability throughout the plan area and will connect different phases of development and developments of different social and design mixes. This sense of permeability is important. Within this road network a distorted grid system could be considered in preference to a road layout dominated by culde-sac. Though cul-de-sacs have benefits (as places where children can play in relative safety) they limit the ease of movement for pedestrians, cyclists and sometimes for public transportation systems. Therefore, cul-de-sacs must be added to the permeable layout, not substituted for it. Traffic can be calmed along certain routes by incorporating shorter streets (to reduce speeding) that terminate with T-junctions in addition to road pinching and other techniques on the local streets (in preference to speed ramps at a later date).

9.2 Public Transportation

31. An existing and attractive narrow road bounding the masterplan to the east

Bus Eireann has recently introduced a series of new bus services on local routes, which includes a mid-morning and mid-afternoon service to Hazelwood (return). The route goes as far as St. Joseph's G.A.A. pitch before returning along the same route. Although the service only runs twice daily, it is envisaged that with the development of the masterplan, the service could be developed into a twenty minute separate leg service. Virtually all future developments will be within a 5-10 minute walk of the Hazelwood Road, the main arterial route leading to town and the route of the public bus network. In addition the existing public road to the immediate east of Development Cell 4 could enable a simple circuit route for such a service. The road layouts in Development Cells 2, 4, 5 and 6 also have been designed to accommodate loop or circuit systems which could also facilitate such a public transit service (Areas within Development Cells 1 & 3 will be less than 4 minutes walk from the main arterials and therefore do not require such provisions).

9.3 Pedestrian and Cycling Networks

32. There will be a need for providing quality cycle stands at the neighbourhood centres, the business technology park, community facilities and playing fields

A comprehensive set of pedestrian and cycling routes are planned for throughout the masterplan. These are provided in association with the open space network and in particular the linear park system. They serve the dual purpose of providing an attractive and safe network of amenity walks/cycle ways as a means of recreation, but the main routes also provide an attractive alternative to the car as a means of travel. Specifically, it is proposed that the existing segregated cycle path along Ash Walk be extended eastwards into the site, providing a more direct route from the proposed Hazelwood Neighbourhood Centre, and from here north into the centre of Development Cells 5 & 6 along the central open space network proposed in this area (see Figure 15 & 16).A cycle lane will also be required of the main circuit road within the proposed Business Technology Park.

33. The provision of shared surfaces for pedestrians and cyclists can sometimes lead to conflicts over the use of space. Routes therefore need to be either segregated or alternatively of adequate width to cater for both users

34. Existing tree lined passage connecting the Hazelwood and Calry Roads, which is proposed for a pedestrian and cycling route

Figure 16 - Transportation and Circulation Routes

10. Urban Design Objectives and Guidelines

The Masterplan is shown on Figure 17 and should be consulted with when reading this section.

10.1 Building Orientation

Buildings will generally be oriented towards public roads and other public spaces and open space so as to provide a 'face' to development and to ensure natural surveillance, provide a safe and positive environment and create a more lively street front. Backing houses onto public roads and spaces is considered inappropriate, whereas framing areas of open space with a strong building line can enhance a community's ownership of that space.

36. Example of an existing gable end in the plan area which fronts onto a public road

   
35, 37 and 38 shows alternative designs which demonstrate how a building might ’turn a corner’ or ’face’ more than one street or public road

10.2 Key Architectural Features/Urban Design Gateways

A number of sites and areas have been identified for key architectural features. This is to increase legibility, and by this we mean how easily it is to understand the physical structure of the environment and layout of development. Sites that have been identified for this purpose are generally located at key intersections or road junctions, in areas that are highly visible, important entrances within the masterplan and at the neighbourhood centres. These should be designed to act as urban design gateways. The architectural treatment of these buildings will be important as they will provide the 'first impressions' of development in various cells in the masterplan. Most of the buildings on the identified sites will be expected to 'turn the corner', by fronting onto two streets (See photos).

10.3 Skyline Enhancement Zones

There are a few areas within the masterplan that exhibit higher topographical contours that result in sites of high visibility. Particularly noteworthy in this regard is the hill-top in Development Cell 1 which highly visible from all the main routes within or leading to the masterplan. Additionally, there is the fairly prominent ridgeline across the northern portion of Cell 3. These areas are visually vulnerable to insensitive development patterns and in particular to roof-top designs and roof profiles. In these areas special care will be required on the part of the designer or architect to ensure that an interesting skyline can be achieved. In particular, roof-tops which display variation in terms of direction of pitch, general heights and additional features such as turrets, chimney stacks, dormers and the introduction of gables could be considered so long as they meet high standards of design.

Developments in these areas will have a better chance of assimilation into the landscape if the adjoining open space areas are subject to significant tree planting with a mix of deciduous and suitable coniferous species. This tree planting will be a requirement of development approvals and is expected, in time, to provide a 'back-drop' to development (see sketch).

It should be noted too that the developments of cells 2 and 4 will be overlooked to a degree at least by the more elevated Development Cells of areas 3 and 5, for this reason too particular attention will be required in the architectural treatment of these areas too.

10.4 The Neighbourhood Centre

The design of the neighbourhood centre should be more prominent and easily identifiable and for this reason an increase in building heights should be encouraged here. Three and four storeys will be encouraged in a dense and tightly grained urban fabric. Residential and office uses will be encouraged over commercial and community uses.

39. The siting and height of a building in addition to the colour of materials and the roof profile all have an important influence on the overall impact of a building on the landscape. These will be important considerations on hill side areas

The masterplan gives an indicative layout of the neighbourhood centre. A civic space or square will be required to front the buildings at the Hazelwood Neighbourhood Centre, with the buildings framing its edge on that side. Elsewhere tree planting will form the edge and additional landscaping will also be required. Some provisions for car parking can be provided in front of the green at a depth of one bay. Additional requirements for car parking should be provided to the rear of the buildings in the interests of visual amenity. A building of high architectural quality will be expected at this location.

10.5 Landscaping and the Design of Amenity Areas

10.5.1 Tree Lined Avenues

All the principle local roads serving the masterplan (see Figure 16) will be required to be tree-lined so as to provide clarity and legibility as to what are the main circulation routes serving each of the development cells.

40. Example of tree lined avenue

11.5.2 Urban Woodlands (Additional Tree Planting)

A comprehensive tree planting and/or landscaping programme will be expected either within or around all areas identified for open space. The strategy of linking the proposed open space network with the existing woodland areas facilitates the development of an urban forest.

10.5.3 Creation of Ponds and/or Reconstructed Wetlands

Stormwater retention ponds or reconstructed wetlands will be required in the buffer/linear park system that runs along the northern edge of the cSAC (see section 8.3.4 (2)). These should be designed with gentle gradual slopes and the edges planted with suitable wetland plant species in the interests of safety and bio-diversity. Additional ponds may be required as part of stormwater source control management (See section 13.3) elsewhere in the masterplan and these could be suitably provided in some of the other areas identified in the open space network.

41. Example of a stormwater retention pond/reconstructed wetlands

10.5.4 Woodland Walks and Amenity Trails

The masterplan establishes a framework for the development of walks and amenity trails along the perimeter of most of the development cells and in some cases, though the centre of cells. It should be possible therefore to walk from the town centre along the riverside path at Rathquarter and from there to continue along the edge of the woodlands that form the southern boundary to Cells 2 and 4. The plan provides for direct pedestrian access to the waterfront at a number of locations [The creation of these walkways will be subject to approval by Dúchas as it runs through the cSAC]. Walkways are also indicated along the eastern boundaries of Cells 4 and 6. There will also be amenity linkages through the centre of Cells 5 & 6 by means of the archaeological sites which are proposed for incorporation into the open space network.

42. Example of raised boardwalk through a woodland area, the design of which would be appropriate to Hazelwood’s urban forest

Most of the existing alluvial woodland through the cSAC is dense and impenetrable. The principal route (solid red line on the masterplan) is already delineated but will require upgrading and some clearing of vegetation in its path. While the distance from the development areas to the waterfront is less at other locations along the woodland edge, the dense vegetation, old drainage courses, streams and wetlands provide obstacles to the provision of walks elsewhere. Nonetheless a second and third option is indicated on the masterplan (by means of red dashed lines).

The provision of such walkways and trail systems, will permit easy access and promote enjoyment and appreciation of the natural environment. The Sligo branch of Birdwatch Ireland visit woodlands in the vicinity and the provision of such trails are likely to be popular among such groups. Nature studies for school groups could also be considered. However, in the interests of habitat protection and minimizing human disturbance, one or two trails through the cSAC is deemed to be efficient and design measures to restrict further access to other areas within the cSAC may be required.

10.5.5 River Viewing Points

The walkway to the water described in Section 11.4.4 will lead to a proposed River Viewing Point. In addition, the linear park that runs through Development Cell 1 also will give river views. These viewing points could be enhanced by the creation of boardwalk leading out over the water's edge to a pavilion or wooden structure to shelter walkers, school groups and anglers from inclement weather. Possible locations of these are shown on the masterplan.

43. Opportunities exist to create wildlife viewing points

10.5.6 Open Space Furniture

Some resting places should be provided along the woodland edges and the woodland trails. These should ideally be of natural materials - wood or possibly stone.

Interpretative signage will also be necessary to direct individuals along the way. Additional interpretative signs could be provided to highlight the areas wildlife, ecology and flora.

Lighting should be strictly minimized throughout the cSAC to enhance the appeal for wildlife.

44. Trails through the woods will lead pedestrians to the water’s edge

10.5.7 Integration of Landscape Elements

The planning authority will encourage the retention of particular elements of the landscape, including mature trees, individual trees of character, important hedgerows (see Figure 6) into the future design and layout of developments and open space plans.

 
45 & 46. A raised boardwalk along the shoreline and through the edge of reedbeds could be created in association with some of the proposed viewing points

10.6 Density and Design

Residential developments have become increasingly uniform throughout the country. Where once vernacular and local characteristics were evident, this has given way to uniformity and in some cases monotony. An over-rigid application of both quantitative density standards (i.e., dwellings per acre) and formulae for road designs has been partially responsible, as is the lack of professional architectural expertise. The result is that suburbs are generally a rather monotonous carpet of two storey buildings. This pattern of development is to be avoided in Hazelwood-Ballinode. The action area plan proposes a hierarchy of streets and roads and a hierarchy of open space types catering for a wide range of uses (passive and active/young and old), in addition to other elements which are intended to provide a framework that avoids over repetition and monotony in the area’s future developments.

        
47-53: Examples of street furniture, parkland benches, litter bines and bollards that would be appropriate for the masterplan.

Photo 47 shows a more refined design style of seating that would be suitable at the neighbourhood centres while examples shown in photos 48, 49 and 50 display more rusticated designs made of natural materials that would be better suited to the woodland and parkland open space areas

Good design is paramount to a good quality residential environment. To achieve higher density schemes, planning applications will need to be prepared by designers who are suitably qualified or proven in the field.

Higher densities will be encouraged through the following mechanisms:

1. Varying housing types and sizes, i.e., a greater mix of smaller one and two family units to reflect demographic changes.
2. A reduction in private open space (bearing in mind the increase in recreational and leisure activities away from the home), such as a reduction of front garden sizes, possibly in favour of more private space to the rear of the property in some instances. A reduction of rear garden sizes should be considered for corner sites, as these sites are generally more significant, architecturally – providing an opportunity to address two streets. A reduction of rear garden size may also be appropriate for some one and two bedroom units, which will have a smaller household size.
3. Densities can be increased by providing car parking on-street rather than onsite, thereby reducing front garden sizes.
4. Shared car parking provisions, either of small groups of 4-5 cars or where car parking is provided behind a building block or within a courtyard.
5. Incorporating three storey buildings at intervals within a block or street or at the end of a block. These three storey elements can accentuate junctions, provide an architectural focus in the centre of a block or can act as ‘book-ends’ at the end of blocks. Increases in building heights at intervals can vary the roof line and building profile on the street, creating a more interesting architectural environment. Note the location of ‘Key Architectural Features,’ as highlighted on the Masterplan. Increased building heights to three storeys will also be encouraged at the neighbourhood centre.
6. Increased use of different house types and layouts – including courtyards, terraces, duplexes and apartments - in preference to blanket layouts of detached and semi-detached houses. It should be noted that some of the most attractive and sought after areas in which to live are older housing areas of Georgian and Victorian styles, in which terraces, frequently three storey in height are the norm. Such styles and development patterns need to be revisited.
7. Increases can be achieved through high quality and imaginative designs (this is likely to require professional expertise). In order to overcome potential problems such as overshadowing, overlooking, public and private open space, a greater importance will be placed on the design of the development and the mix of housing types that are provided.

Attention is also drawn to the study ‘Planning Issues Relating to Residential Density in Urban and Suburban Locations’ – Study prepared on behalf of the Minister of the Environment and Local Government, 1999, where examples of development forms are given.

 
54 and 57. Examples of how modest increases in building heights can add interest to housing layout while facilitating increases in residential density

55. Increases in building heights will be encouraged at the neighbourhood centre, while the constant variation in building height creates rhythm in the design

 
56 and 58. Two different examples of a courtyard type development layout - such terraced developments also help increase residential density

11. Placenames

A criticism of many new development is that their placenames and streets have no connection or relationship with the area, townland or locality within which they have been developed. For this reason it is important to retain or incorporate original local placenames from features and townlands. Local farmers often have names for every field within their holding and these have been passed on from one generation to the next, frequently reflecting the culture, folklore and history of the area. Urban development can often erode these names from history.

There are many rich examples of local names that could be used in new developments within the masterplan area. These include the townland names such as Hazelwood, Ballinode, Rathquarter and Farranacardy. Housing developments and roads could also be named after local landscape or archaeological features such as the 'Ringforts' and raths.

12. Infrastructure and Utilities

12.1 Water Supply

The site is served by a trunk watermains that runs along the Hazelwood Road.

12.2 Sewerage Treatment

Jennings O'Donovan, Consulting Engineers, have been engaged to design and develop the stormwater, sewerage, and water mains provisions to the Corporation lands specifically and to the surrounding lands.

12.3 Stormwater Control

The continued development of the masterplan area will change the character of the area from a rural/agricultural landscape to an urban environment. The physical nature of the future built environment with its impervious surfaces, including roads, car parks, buildings and their rooftops, could increase surface water run-off into adjacent streams and the alluvial woodlands. Rainfall that had been percolating to ground and recharging groundwater tables, will be diverted to piped systems.

Section 4.3 highlighted the need to mitigate any negative impacts arising from run-off that could alter the existing hydrology of the cSAC wetlands and alluvial woodlands. One method to ensure this is to adopt Stormwater Source Control BMP (Best Management Practice) for all new developments in the masterplan area that may impact either the wetland characteristics or the water quality of the Garvogue River/ Lough Gill.

It is an objective that the permitted outflow from a development to a public storm sewer or watercourse is restricted to the natural runoff from a site before development takes place.

Source Control refers to techniques for the control of peak discharges from a site by (1) reducing the amount of runoff and (2) attenuation of flows to reduce peaks. The management options under the BMP includes the following:

Boreholes; Gully outlets; Gully Spacing; In down pipes; Infiltration Trench; Porous Pavement; Roof Storage; Soakaways; and Swales. For medium to large development (typically in excess of 4 Hectares) Source Control BMP may include: On-line Tanks; Off-Line Tanks; Surface Ponds; On-Line Ponds and Off-Line Ponds. In addition to these there are a number of hydraulic control options that could be considered.  The underlying soil conditions may influence on the suitability of the most appropriate control techniques. The Source Control approach should be adopted irrespective of whether they drain to surface water sewers or directly to a watercourse.

Stormwater retention facilities should be considered to accommodate increased surface water run-off resulting from current and future developments. Stormwater retention facilities serve a function in storing surface water, which is in excess of the capacity available in downstream channels until storm flows have abated. They also provide for sediment settlement and assist in pollution control. The provision of such facilities represents a sustainable approach - economically and environmentally - to stormwater control. Non designated wetland areas (i.e., those not included in the cSAC) in the plan area could also be protected where they act as natural stormwater retention facilities.

In addition to these measure, the local authorities will:

• Promote public awareness on how to maintain water quality and reduce waste and encourage good Housekeeping Practices that prevent pollutants from coming into contact with rainfall and runoff.
• Prevent alteration to natural drainage systems and in the case of development works, require the provision of acceptable mitigation measures in order to minimize the risk of excessive run-off, flooding and negative impacts to water quality (including run-off, erosion and sedimentation).
• To maintain and protect natural forms of drainage control through preserving areas of woodlands, wetlands and areas of natural vegetation, where these help to regulate stream flows, recharge groundwater and screen pollutants.

These policies are in keeping with the concept of sustainable development.

 
63 and 64. Examples of a stormwater retention facility incorporated into the landscaping plan of a business park. The example shown here is likely to require more maintenance than a simple ponds or reconstructed wetlands (see also photo 41), however such designs may be appropriate to the highly landscaped environs of a Business Technology Park

12.4 Electricity Supply

A recent report prepared by the Sligo Action Group suggested that unless the electricity supply situation improved there was no prospect of any high-tech project locating in Sligo. However, with planning under way for a new 222 KV electricity line to Sligo, it is anticipated that the masterplan area will be adequately served over the period of the plan's implementation.

No developments have been denied access to electricity supply and ESB remain confident that all developments can be adequately catered for. In the interim period - until the 220 KV line is in place - high technological industries will be assessed on an individual basis to determine their loading requirements and for larger high demand industries the system may need network reinforcement.

The ESB will be provided with a copy of the masterplan so as to facilitate and plan for future electricity demands generated from the future development of the area.

12.5 Telecommunications

Sligo is served by two telecommunications companies at present—Eircom and Esat. Under the National Development Plan, the Department of Public Enterprise has funded a number of projects for improvements in the area of telecommunications and Sligo has been identified in this programme. These include the development of the BMW Broadband Communications Corridor by Chorus; an Accelerated xDSL Rollout for Broadband Services by Esat Telecom; an extension of the National Fibre Optic Network by ESBI and the development of a Regional e-Commerce Hub. Each of these projects include Sligo in its plans.

Sligo has also been identified as a ’gateway’ town by the IDA, while Enterprise Ireland has identified Sligo as one of its ’Web-Work Towns’. These factors should assist in the further development of telecommunications to the area and will ensure that the Ballinode/Hazelwood area is adequately served for ATM, Managed Bandwidth, ISDN, HDSL and ADSL.

12.6 Gas Supply

While Sligo is not served with gas infrastructure at present, Bord Gais are likely to extend its service to Sligo sometime in the future following the development of the Corrib Gas Field off the coast of Mayo. These developments are likely to take place after 2003 following the current expansion of service to Galway and south to Cork.

Sligo Borough Council and Sligo County Council will liase with Bord Gais to monitor the situation to ensure that areas such as the Hazelwood and Ballinode can be supplied with Gas should that option become viable. An interim measure adopted in developments in Galway has been to introduce a temporary service supplied by propane tanks prior to completion of infrastructure and provision of service from the national grid system. Such interim measures may become desirable within the masterplan area.

13. Sustainability and Strategic Environmental Assessment

13.1 Introduction

Section 19 (4)(a) of the Planning and Development Act, 2000 states that a local area plan shall contain information on the likely and significant effects on the environment of implementing the plan. This legislative requirement pre-empts a EU Directive on Strategic Environmental Assessment for plans and policies.

65. An example of sustainable-energy efficient housing at Brookview, Tallaght. Developments incorporating sustainable imitatives will be encouraged in the masterplan area

13.2 Principles of Sustainability

In general terms the development concept and the process of developing the framework for the future development of the masterplan area has incorporated the principle of sustainability as a central theme. This overall sustainable structure is outlined in the Executive Summary (section 1.3, which also gives an overall description of the project). The protection of the environment has been integral to the plans preparation. Before developing the future framework for development, the plan examined all relevant plans, policies and government guidelines that relate to planning, development and heritage in general and specifically to the area. This process was strengthened through the consultation process whereby Dúchas was consulted in relation to both the natural environment and the archaeological heritage.

The masterplan has taken cognisance of the Government's 'Sustainable Development - A Strategy for Ireland' (Department of the Environment and Local Government, 1997) and the document 'Ireland's Environment - A Millennium Report' (Environmental Protection Agency, April 2000).

13.3 Assessment of Likely and Significant Effects on the Environment of Implementing the Plan

Scoping:

The most important environmental issues that arise from the scoping process include:

• The candidate Special Area of Conservation (cSAC) and in particular the alluvial woodland habitat.
• Archaeology and the numerous raths, ringforts, earthworks and/or enclosures.
• Water run-off and particularly the need to maintain water levels in the alluvial woodland and to protect the Lough Gill/Garvoge River catchment from pollutants and nutrient input.
• The landscape and topography and in particular the protection of key landscape areas, woodlands and visually vulnerable areas.

These issues have been covered within the following sections.

13.3.1 Human Beings

The existing population living in the area is not significant nor is the length of time most of those residents being living there. On this basis it is assumed that there are no direct negative impacts on human beings from the implementation of the plan.

The development of the masterplan will provide a mix of land uses to cater for the future population growth of Sligo and its environs. These uses cater for all aspects of regular daily activities such as living requirements/homes, working, shopping, the need for community facilities (including aspects such as the need for crèches, day care facilities, schools, places of worship, etc.) and recreation needs.

By providing an attractive place in which to live, work and recreate, the masterplan can provide a positive impact on the future of those using the area. By opening up limited areas of the woodland for public access, including waterfront access, there is the potential to promote limited tourism and also to provide an educational role through nature interpretative displays/notices at appropriate locations. The opening up of some of these areas for public access can also promote enjoyment and appreciation of nature.

66. The plan acknowledges the importance of biodiversity and seeks to protect those areas that are of highest amenity value

13.3.2 Flora

Section 4.3 of the masterplan outlines the most important habitats found within the study area. A description of the dominant species for each of the habitats classifications is given in Appendix A. The residual alluvial woodland is considered to be priority habitat.

Two rare species and one protected species associated with the cSAC may be found within the alluvial woodland or adjacent areas. These species are identified in section 4.3. As the most important habitats are maintained free from development, it is unlikely that there will be any likely significant impacts on the general flora of the area. Those area that have been identified for development consist almost exclusively of agricultural grassland areas which had been previously used for sheep and cattle grazing and are considered to be of least importance in terms of habitat.

While the future development of the area has the potential to lead to some negative environmental impacts such as human impacts resulting in some deterioration or destruction of habitats, or alternatively as a result of the impact of development (i.e., pollution or sediment run-off into adjacent streams thereby impacting flora) it is anticipated that through the recommendations outlined under section 4.3, that these impacts will be reduced to an absolute minimum. The wetland nature of the cSAC woodlands is likely to act as a deterent to any significant human access and thereby minimize any deterioration resulting from this.

The proposals to provide reconstructed wetland areas in an open space buffer zone between the future developed areas and the cSAC could lead to an enhance habitat with a net increase in those species of general importance.

13.3.3 Fauna

This is closely related to flora and the habitats as described in section 13.3.2 and has been assessed in Section 4.4 of the masterplan.

13.3.4 Soil

No special or noteworthy soil conditions have been noted on the site with the exception of the alluvial soils connected with the cSAC, an area which has been reserved free from development.

13.3.5 Water

While the rate of runoff has the potential to increase with the urban development of the area, this will be maintained by the adoption of the policy on Stormwater Source Control (Best Management Practices), including the requirement for stormwater retention ponds and reconstructed wetlands (see Section 12.3). It is important that there is no net increase in the run-off onto the alluvial wetlands and for this reason it will be a requirement that all future developments will need to demonstrate how this will be addressed. Larger developments in particular will be required to prepare a hydrological impact study to ensure that the water levels in the alluvial wetlands are maintained so as to maintain this important habitat.

13.3.6 Air

Increases in residential density (particularly in the vicinity of neighbourhood centres), accessibility to public transport, the provision of a cycle and pedestrian network along desire lines and the provision of local employment, services and facilities can help reduce the need to travel and promote the use of alternatives modes to the car, thus reducing emissions from transport (i.e., carbon dioxide, nitrogen oxides and air particulates). The plan's proposals for extensive tree planting should also assist in air purification.

13.3.5 Climate

There are no likely or significant impacts on climate anticipated from the masterplan.

13.3.6 Landscape

The masterplan involves the urbanisation of land that was previously used for agricultural purposes. This will result in a depletion of agricultural land. However, in line with population projections this is deemed to be acceptable as the future population growth needs to be accommodated and the land is immediately adjoining the existing built environment of Sligo town.

Those lands and areas that represented the most important ecological habitats and landscape features have been reserved in the interests of bio-diversity, visual amenity and public open space.

Careful consideration was given to those lands that have the highest contour levels so as to either maintain them free from development or to introduce a Skyline Enhancement Zone (see Figure 7 and also Section 10.3).

67. Landscape elements that are to be retained in the open space framework

13.3.7 Material Assets

This includes both natural and manmade assets. Natural assets have been addressed in the foregoing sections and some of the material assets that relate to heritage are covered in the section on cultural heritage. Other material assets might include the existing infrastructure in the area, including services such as roads, water supply, sewerage infrastructure and the built fabric. No significant impacts are anticipated to affect material assets and improvements to the existing infrastructure and road network are planned for the area.

13.3.8 Cultural Heritage

Cultural heritage is the term used to describe the combined disciplines of archaeology, architecture, urban design, monuments and decorative features. It also includes sites or topics of religious or folklore interest, including aspects such as traditions and placenames.

Section 5 of the masterplan addresses in detail the nature and extent of possible archaeological features on the site which have been incorporated into the overall open space network. Recommendations in relation to archaeology have also been addressed.

In relation to architecture, there is only one building of interest in the masterplan study area, a building of Edwardian architectural style (referred to as 'Ellenwood' on earlier O.S Maps RPS No. 1012-08-49) situated in the vicinity of Rathquarter. The masterplan does not propose any developments that are likely to affect this structure.

Part of the masterplan was originally part of the Hazelwood Demesne. A review of historical maps (Ordnance Survey 1837 and 1887) show the layout of the demesne, however the original informal layout has been altered over years through landownership changes and associated agricultural practices. The core of the demesne centred on Hazelwood House which is situated off the masterplan and thus any impacts are not likely to be significant.

There are no other features of particular interest for reasons of cultural heritage, however efforts have been made in the plan to address the issue of placenames so as to retain a link or historic connection with the morphology of the area (see Section 11).

14. Implementation

The prerequisite for successful development is cooperation between all those involved, in particular the landowners, their design team and the local planning authority. Applicants are advised to enter pre-planning discussions at an early stage in the design process to ensure that the overall design concept is compatible with the overall vision of the area.

14.1 Phasing

Under the Planning and Development Act, 2000, there are provisions for determining the sequence in which works shall be carried out or specifying a period in which works shall be completed. In order to ensure the proper and orderly development of the area, the plan has been divided into a number of phases. It will be the general intention of the Planning Authority to secure the orderly development of the area in a sequence from Phase 1 to 3.

In order to ensure that future resident’s are provided with the necessary community facilities and the proper development of open spaces, the Council may require the development of physical and/or social infrastructure, prior to the completion of some or all residential units.

In order to ensure the proper and orderly development of the area, the Council will consider its powers of compulsory acquisition (i.e., Compulsory Purchase Orders).

14.2 Funding/Grants - The Neighbour Wood Scheme

The Forest Service of the Department of the Marine and Natural Resources, is developing a new woodland grant package, "The Neighbour Wood Scheme", specifically designed to capitalise on all the benefits provided by woodlands. Due to the presence of the cSAC alluvial woodlands and other woodland belts in the plan area, it would appear to be a suitable candidate for the scheme.

The Neighbour Wood Scheme is an urban woodland grant scheme, co-funded by the EU and it offers financial assistance to local authorities to work alongside the community, environmental groups and private woodland owners to develop appropriately designed woodland amenities on public and private lands in and around cities. The scheme is specifically intended to encourage public awareness of woodlands and encourage public access and enjoyment.

Grant aid under the scheme is available for woodland establishment, the improvement of existing woodlands and the installation of appropriate recreational facilities, such as paths, signage, car parks and seating.

14.3 Levies

Levies will be raised from each privately constructed residential unit in the masterplan. These levies are established under Section 48 of the Planning and Development Act, 2000 and represent an effective manner in which to fund proposed projects and environmental improvements in the masterplan.

Funds raised can be used to implement the amenities of the plan, including the costs of developing trails through the woodlands to access the Garvogue River by means of a raised walkway through the alluvial woodlands and associated reedbeds. Funds generated could also be used for ancillary facilities such as benches, signage, lighting, etc.

14.4 Implementation of the Open Space network

If it is deemed by the planning authority not to be in the interests of the proper planning and development of the area to insist on the provision of open space at the 15% rate, and/or where there is a difficulty on the part of the developer in providing this space, the planning authority may choose one of the following options:

• That the developer contribute a financial contribution per residential unit towards the provision of an open space by the Local Authority elsewhere (as provided in Section 49 of the 2000 Act).
• That the developer provide to the Local Authority’s specification, open space or a portion of open space elsewhere. If this option is engaged, the open space shall generally be provided within a reasonable distance from the development (circa 400 metres). However, in specific cases the Local Authority may accept land outside the built up area as meeting part of the requirements above, where it can be utilised in conjunction with the provision of a major park.
• Alternatively, the Planning Authority may consider arrangements whereby appropriate community facilities may be provided in lieu of the developers open space requirements.

The Local Authority may require that the open space provision of any development be located in a specific area in order to assemble open space quantities of satisfactory size, or to enhance the existing features of the area.

Appendix A

Candidate Special Area of Conservation - Characteristic Species

Residual Alluvial Woodland

The dominant species of this river side woodland includes Alder (Alnus glutinosa) and Ash (Fraxinus excelsior), however other species that occur include Hazel (Corylus avellana), Goat Willow (Salix caprea), Yew (Taxus baccata), Birch (Betula spp.), Holly (Ilex aquifolium), Ivy (Hedera helix) and Beech (Fagus sylvatica). Ground flora includes Meadowsweet (Filipendula ulmaria), Soft Rush (Junus effuses), Jointed Rush (Junus articulatus), Remote Sedge (Carex remota), Reed Canary-grass (Phalaris arundinacea), Purple-moor grass (Molinia caerulea), Hartstongue (Phyllitis scolopendrium), Common Nettle (Urtica dioica) and Cow Parsley (Anthriscus sylvestris).

Dry Broad-leaved Semi-Natural Woodlands

The dominant species of thief Dry Broad-leaved Semi-natural woodlands include Oak (Quercus petraea), Holly, Ivy, Hazel, Blackthorn (Prunus spinnosa), Bramble (Rubus fructiocosus agg.), and Ash. Introduced species - some originally planted by landlords in the area or garden escapes - include Rhododendren (Rhododendron spp.), Cherry Laural (Prunus Laurel). The landlords also planted Ash, Beech and Sycamore (Acer pseudoplatanus), Scots Pine (Pinus sylvestris) and Holm Oak (Quercus ilex), which are also found.

Two rare tree species are found within the cSAC, though it is not clear if they are found within the masterplan area. These include the Strawberry Tree (Arbutus unedo) and Rock Whitebeam (Sorbus rupicola). Strawberry trees grow elsewhere in Ireland only in Kerry and Cork and are considered indigenous to the area. Bird Cherry (Prunus padus) another protected species has a limited distribution around the lakeshore.

Beneath the canopy of the Dry Broad-leaved woodlands, the following species are found: Hard Fern (Blechmum spicant), Green Spleenwort (Asplenium viride), Hartstongue, Ivy, Wood-Sorrel (Boxalis acetosella), Primrose (Primula vulgaris), Wild Garlic (allium odoratum), Violets (Viola spp.), Lords and Ladies (Arum maculatum), Wood Anemone (Anemone nemerosa), Bluebell (Endymion non-scripta), Male Fern (Dryopteris filix mas.), Bracken (Pteridium aquilinum), Common Nettle and Wood Rush (Luzula sylvatica).

Reedbeds

The reedbeds and swamps contain the common reed in addition to canary-grass (Phalaris arundinacea).

Wetlands

The wetlands areas of the cSAC contain Bog Myrtle, Purple moor-grass (Molina caerulea), Common Sedge, Carnation Sedge (Carex panicea), Creeping Willow (Salix repens), common reed and Lesser Spearwort.

Consultation

During the course of plan preparation, the following groups/individuals were consulted:

Archaeological Consultant: Eoin Sullivan (Licensed Archaeologist).

Bord Gais: Tony Lynch, Commercial/Industrial Section.

Bus Eireann: Rory Leahy, Area Manager

Department of Public Enterprise (Communications Division): Kevin O'Brien, Assistant Principal (NDP)

Department of the Environment and Local Government-National Parks and Wildlife: Dr. Ciaran O'Keefe,  Dave Duggan, Deputy Regional Manager (North-West) Eileen Mooney, Site Designation and Plans

Dúchas, The Heritage Service (Archaeological Section): Martin Reed, Archaeologist.

Electricity Supply Board: John Touhey, Customer Services Engineer, Sligo.

GHQ: Shane Flanagan, Estate Agent.

Sligo Institute of Technology: Ed Miller, Buildings and Development Officer.

Sligo Borough Council: Sean Martin, Senior Architect. Siobhan Ryan, Heritage Officer. Michael Condron, Parks Superintendent. Tom Brennan, Borough Engineer.

Sligo County Council: Brendan Carolan, Senior Planner. Frank Moylan, Senior Executive Planner. Fionnula Meagher, Senior Executive Planner.

Masterplan

Figure 17 - Masterplan