Proposed changes to the Sligo and Environs Development Plan, including a New Core Strategy, are now out for public consultation. The proposed Variation of the Development Plan will see very significant changes to land use zoning and, in particular, to the long-term phasing of development on residentially-zoned lands. Submissions on the Development Plan Variation can now be made to Sligo County Council.
As we have reported previously in our Newsletter, the new Planning and Development (Amendment) Act 2010 requires the incorporation of “Core Strategies” in all Development Plans. The Core Strategies should provide a clear evidence-based development framework for Plans, having regard to the National Spatial Strategy and relevant Regional Planning Guidelines.
Sligo Borough and County Councils have recently published a Variation to the current Sligo and Environs Development Plan 2010-2016, which covers all of Sligo town and its surrounding area. The Variation includes a new Core Strategy, based on objectives set out in the National Spatial Strategy and Regional Planning Guidelines). In particular, the Variation includes a new Core Strategy that takes account of revised population projections and provides adequate zoned land for residential development, without significant overzoning.
The new Core Strategy is based on population figures set out in the Border Region Planning Guidelines 2010-2022. These show that the population growth of the Sligo Gateway between 2010 and 2016 is 2,000 persons, requiring approximately 1,000 new houses. This compares to a new household requirement of over 4,000 units in the current Development Plan, which was the basis for current land use zoning.
Based on the revised population growth figures up to 2016 when the current Development Plan is due to be replaced, the Core Strategy states that 43 hectares of land for residential development is required to accommodate the new households. This figure includes a 50% zoning overhead to provide for flexibility. The Core Strategy notes that the current Plan provides 582 hectares of land suitable for residential development, which is more than 13 times the revised requirement.
In order to address the large excess of residential lands, the Variation proposes to phase the majority of lands to beyond the current Plan period (2016), by way of a “Strategic Land Reserve” zoning. Residential development will not normally be permitted in this zoning during the current Plan period and this will be subject to review during the preparation of the new Development Plan for 2016-22. The Strategic Land Reserve designation applies to the majority of residentially-zoned lands, including at the former northern and southern gateways at Lisnalurg and Carrowroe, and at Hazelwood and Finisklin. The only lands remaining for residential development during the Plan period are at locations closer to the town centre. As a consequence of this new phasing designation, the Variation also proposes that the new neighbourhood centre designations at Lisnalurg and Carrowroe be removed from the Plan strategy.
As a result of the proposed Variation, large areas of residential zoning are now proposed for long-term phasing and, indeed, these areas may not necessarily be zoned in the next Development Plan. Furthermore, whilst the proposed Variation will not affect any existing current planning permission that is not yet complete, it should be noted that any request for an extension of duration of the permission will be assessed against the terms of the Plan, as Varied, and, therefore, an extension might not be granted for some sites.
The proposed Variation and associated documents are available to view on the Councils’ website at http://www.sligoborough.ie/News/PublicNotices/Name,21451,en.html.
Submissions may be made until Tuesday 9th August 2011.