SDA1: Town Centre (23.17 hectares)

3. The town centre is a rich mix of retail, commercial, recreational and residential uses. The historic core is a designated Architectural Conservation Area. Development will seek to build upon the qualities of the built environment to sustain and enhance the vitality and viability of the town centre.

4. Traffic management within the town centre is of key concern to ensure public safety and to minimise the impact on the character of the town. The provision of adequate and appropriate car-parking within the town will be encouraged by the Council in line with the policies of the Plan and the Traffic Management Plan for the town.

Town Centre Proposal Sites

5. Within the town centre there are a number of key town centre proposal sites as follows:

TC1: O'Dea's Field, Back Road (2.015 hectares)

6. This area of land is located in the centre of the town and is the largest remaining open area within the town centre. A single house is located to the west of the site. It is located immediately opposite the national school on Back Road, which is adjacent to the Gaelscoil located on the corner of Henry Street. There are serious traffic problems arising from the two schools in relation to the dropping and collecting of pupils at the start and close of the school day, due to the insufficient drop-off area to cater for the volume of traffic generated. The site has potential for development, but it is considered that any proposal must retain an element of public open space; provide a set-down area to the front of the site to serve school traffic; and include a public car parking area to serve the town, with pedestrian linkage to the town centre. Due to the proximity of the site to the town centre, uses compatible with it will be required which could incorporate a mix of retail, commercial and residential. Any proposal must comply with the policies of the Plan.

TC2: Place de Plouzane (1.125 hectares)

7. Located to the rear of Henry Street this town centre site is currently in mixed use, compatible with its location and includes an area of public car-parking, retail, commercial and residential use. Part of the site remains an undeveloped green area and has the potential to accommodate additional development compatible with its town centre location and with the new mixed development within the site. Any proposed development would need to provide additional car-parking provision to serve both the development and an element of public parking, of which consideration should be given to the option of underground parking provision to maximise space in this town centre location. Provision of a multi-storey car park could also be considered in this location. Plans exist to improve the overall traffic management arrangement in relation to the site by providing an additional access point to Place de Plouzane from High Street. A pedestrian link has been negotiated between the Place de Plouzane and Henry Street which will provide convenient and safe access to the town centre and is shown on the Land-Use Zoning Map. Any development proposals relating to this site must comply with the policies of the Plan.

TC3: Town Hall and Square (0.149 hectares)

8. The Town Hall building is located in the Town Square and currently accommodates the offices of the Town Council. It is a key building in the town centre both in form and function. It is part of the historical, heritage and visual linkage between the Town Hall building, the distinctive and unique streetscape of Francis Street and the vista towards the harbour. The building is a Protected Structure and any development proposal must comply with policies ENV9 and ENV10 of the Plan. Should for any reason the current use of the building change, opportunity would present itself for consideration of alternative appropriate uses for the building. It is considered that its established civic status, its central location and historical value is such that any future use should retain its use as a civic building that would have the potential to play an integral role in relation to the social, economic and tourism development of the town. Facilities could include such things as a museum, tourist information office, exhibition/gallery space, provide a venue for small arts/musical performances and for civic receptions.

9. The open square area offers the potential for such uses to spill over to the outdoors creating a small outdoor performance area and seating area. With attractive street furniture and landscaping the future development of the building could contribute to the further enhancement of the centre of Kilrush. Provision of an area for cycle parking should also be incorporated into the overall future planning of the Town Square.

Francis Street

10. Francis Street links the Town Square with the harbour and is a very unique and distinctive streetscapes which connects two significant features of the town, the Town Hall and Square and the Harbour. The unusually wide street allows for breathtaking views from the Town Square down to the harbour and beyond to Scattery Island and the Shannon Estuary. The fine buildings and their distinctive features have seen significant improvements over recent years, largely through the Town Renewal Scheme, which have brought a number of derelict buildings back into current day use, Glynn's Mills providing an example of appropriate restoration and conversion. With on-going investment in the continuing upgrade of property on Francis Street, it is critical to ensure that any development is in keeping with the character of the existing buildings in line with the policies of the Plan in relation to the Architectural Conservation Area, within which it lies. The markets held quarterly also contribute significantly to its character and have visitor appeal. In order to maximise features of Francis Street, environmental improvements such as landscaping, lighting and paving would make a significant impression. Any proposals that seek to further enhance this area will be encouraged by the Council.

SDA2: Harbour and surrounds (42.73 hectares)

11. Development of the marina has provided a good environment for high quality leisure, hotel and holiday accommodation. Future development will be expected to make a contribution to the tourism capacity of the town and offer benefits to the resident community whilst respecting the environmental quality of its setting.

12. Prior to development of any lands in the harbour area, an overall Masterplan will be required to be prepared. For completeness the Masterplan should include all of the harbour area, which will require co-operation between land interests, including the small area to the north west corner which is outside the Plan boundary. This will ensure a comprehensive approach to the development of the area providing for consistency and compatibility of development form, scale, design and uses which will culminate into a high quality product that compliments and enhances the surrounding environment as well as to the social and economic development of the town.

13. Development proposals for the harbour area will generally be required to provide the following:

• Connectivity with the town especially in relation to Francis Street and to the Town Hall and the Town Square. There is currently a lack of visual focus when viewed from the Town Square which should be created by any development proposal, by providing a significant feature, perhaps associated with its maritime heritage, at the junction of Merchants Quay and Pella Road.
• Part of the harbour area lies within an ACA which requires development proposals to ensure they respect the overall design, scale, materials etc in accordance with Policies ENV12, ENV13 and ENV14 of the Plan.
• Any development proposal must contribute to the tourism product, be accessible to the resident and general visiting communities, must be integrated into the town architecturally and socially, recognising the importance of existing streetscapes, seascapes and views.
• Any proposed development at the harbour and on surrounding lands to the harbour must be sensitive and in keeping with the natural asset it bounds, creating a unique quality environment that maximises its existing natural beauty. Development proposals consisting of elements of permanent and tourist residential accommodation, commercial/retail uses which are consistent with harbour related activities for example, small clothing units, craft units, coffee shop, wine bar, marine related merchandise etc, marina/water based activity, amenity/recreational uses and required associated car-parking provision are considered appropriate.
• The recreational opportunities that are offered by the route of the former West Clare Railway must be safeguarded to provide a recreational link between the town and the open countryside and to conserve the historic interest of the former railway that played a key part in the town's history and comply with Policies REC7, ENV11 and T5 of the Plan.
• The scale and proportion of any development must respect the overall impact on the skyline of the town especially when viewed from the estuary. Care must also be taken in protection of views of the harbour and more distant views out into the estuary from the Leadmore Road in accordance with Policy ENV4 of the Plan.
• The overall management of the harbour, to ensure its environmental protection, will be required to form part of any development proposal. Development proposals that fall within this area will have to comply with the policies of the Plan. Reservation of a minimum 10 metre environmental buffer between the harbour waters edge and any proposed development will be required to facilitate its protection and also to the provide opportunity for developing a harbourside walk/cycleway that can connect into a river side walk/cycleway provided for within the Plan.
• Development proposals should adopt a sustainable approach through the utilisation of sustainable practices in terms of any demolition and construction, and in terms of their design, materials and operation. The application of renewable energy methods, for instance use of solar panels, use of bio-mass heating systems etc, must be creatively and sensitively integrated into the overall design.

14. There are two key areas that present opportunity for development as follows:

OSL1: Land to south of entrance to Harbour including existing Boatyard (3.396 hectares)

15. This site is currently in use as the existing boatyard, situated between the Cappagh Road and the harbour. Future redevelopment proposals for the site must consist of the type of development compatible with the future overall tourism and economic development of the harbour area. The site has the capacity and is appropriate in terms of size and location for the development of a hotel and associated facilities, benefiting from attractive views of the harbour and estuary beyond. Favourable accessibility for vehicular traffic off the Cappagh Road and for pedestrian access directly to the town centre and harbour area. An appropriate pedestrian linkage with the northern side of the harbour should form part of any proposal to ensure connectivity and integration with the overall harbour development. A pedestrian/cycleway and amenity/seating area should be incorporated along the waters edge, which allows for future extension towards Cappagh and connection with other future walk/cycleways that are provided for within the Plan.

16. Proposals must be considered in line with the requirements for the overall SDA as set out above.

OSL2: Land to the north of the harbour including the existing marina building (8.679 hectares)

17. This site includes a large area of open land in addition to a number of buildings including the existing marina building and a number of other buildings currently involved in a range of different uses, Shannonside Building Suppliers being one of the larger enterprises on the harbourside. The site also lies within the Architectural Conservation Area of the town and any proposals should be prepared in line with Policies ENV12, ENV13 and ENV14 of this Plan.

18. The site overall lends itself to a mixed development to include commercial/retail uses which are consistent with harbour related activities, for example small clothing units, craft units, coffee shop, wine bar, marine related merchandise etc. Other acceptable uses include permanent and tourism residential accommodation, recreation and car-parking. Car parking provision will be required to serve the proposed development as well as to include an element of public parking which could include underground provision. Any proposed development must incorporate a recreational element which incorporates the West Clare Railway route as well as an open space/recreation area that will serve both the local community and visitors to the town.

19. Proposals must be considered in line with the requirements for the overall SDA as set out above.

SDA3: Killimer/Cappagh Road (10.06 hectares)

20. This area of land is located on the southern edge of the town centre, contained between the Cappagh Road, Killimer Road, Fort Road and the Wood River to the north of the site and is currently in agricultural use.

OSL1: Site East of Cappagh Road (4.174 hectares)

21. The western part of the site which is accessed from the Cappagh Road will accommodate an extension of future proposed and existing uses compatible with the redevelopment of the harbour and marina area which could include a mix of commercial, office and tourism related activity including an element of residential compatible with its edge of town centre location and proximity to the harbour. The proposed development should compliment both the town centre uses and future harbour uses. The installation of MANS broadband during 2007 also presents the opportunity to develop an E-Town type development to which this site in all or part lends itself, being well located close to the town centre, with good road and pedestrian access for a working and living environment. There is an existing permission on the south western part of the site for commercial/retail uses. Should this permission lapse or a new application be submitted, any proposed development will be required to be consistent with the identified uses for this site.

22. The site, bounded by the Cappagh Road, should reflect the character of the town centre and provide a well designed development mix that compliments any harbour associated development. Pedestrian connectivity with the town centre is important as is the importance of retaining a minimum 10 metre corridor of open space alongside the Wood River which should be integral to the development to allow for the development of a river-side walk/cycleway and amenity area. A pedestrian linkage across the river to access through to Francis Street should be identified and secured where redevelopment of existing derelict sites come on stream, presenting opportunity to incorporate such access in any design proposal, for example in any future redevelopment of the cinema site on Francis Street.

23. Specifically, in development of the site the following requirements are:

• Retail units must not exceed 250m² in area
• Residential units will not be permitted at ground level
• Large scale food retailing is not permitted
• Tourism related activities including appropriate commercially run holiday accommodation that is complimentary, and not in competition, to the overall tourism product of the town.
• Office uses are permitted.

R1: Site West of Killimer Road - northern section (2.650 hectares)

24. The western part of the site offers the best opportunity for a mix of well designed private and affordable housing. Development would need to be phased to respond to market demand and to ensure proper planning and sustainable development. House design and layout must reflect its location close to the town centre. Pedestrian connectivity with the town centre is important as is the retaining of a minimum 10 metre corridor of open space alongside the Wood River which should be integral to the development to allow for the development of a river-side walk/cycleway and amenity area, capable of being extended to the Vandeleur Estate. A pedestrian linkage across the river to access Francis Street should be identified either as part of this proposal or to utilise any such access that is provided through the development of the adjacent site OSL1.

25. Development of housing on the site will require:

• Residential density, design and layout shall comply with Policies H10 and H11 and ENV3, ENV5 and ENV6 as set out in Part D of the Plan.
• Residential layout shall provide for pedestrian and cycle link to the town centre and to adjacent local community facilities.
• Conformity with Part V of the Planning and Development Act 2000 (as amended) in relation to the provision of social and affordable housing.
• Proposals will be accompanied by a detailed plan for landscaping works including supplementary planting of indigenous trees and shrubs within and bounding the site.
• Developer contributions will be secured to fund a range of schemes that will be of a wider benefit to the local community including road and footpath improvements.

REC1: Site west of Killimer - southern section (2.739 hectares)

26. This site is well located to accommodate formal sports grounds and associated facilities, including car-parking provision. Situated close to the core of the town as well as to existing and potential residential areas, it allows for pedestrian and cycle access as well as vehicular access from the Killimer Road. Access should be gained by utilising the access road for the residential area to the north of the site.

P1: Land east and fronting Killimer Road (0.451 hectares)

27. This site lends itself to the provision of a petrol filling station being located on the main route to the Killimer ferry. Any proposal must be in line with policy R6 as set out in the Plan.

SDA4: Ennis Road/Wilsons's Road (16.5 hectares)

28. The site includes a low ridge that is prominent from the Ennis Road and divides the site between land to the rear of Grace Street and the John Paul Estate and the Ennis Road.

RET1: Site fronting Ennis Road ( 3.768 hectares)

29. The lands fronting the Ennis Road will provide space for retail uses and retail-zoned lands should be developed to complement the principle uses as the need arises.

R1: Land to rear of Grace Street (7.790 hectares)

30. This site has capacity for medium to high density residential development to the rear of Grace Street offering private and affordable housing. The density of housing will be at their highest closest to the town centre, decreasing across the site moving further away from the town centre. Proposals will be required to respect the topography of the site ensuring the protection of the ridgeline from imposing development. There should be connectivity and integration of the adjacent open space area with any proposed development. The narrow stretch of land along Wilson's Road will allow for some road frontage development which will create a form of streetscape.

31. Access for housing should be from Wilson's Road with no through access for traffic. Alternative access from Wood Road could also be considered should the opportunity arise to create an adequate access point, although there is currently no access opportunity due to the continuous building line fronting Wood Road.

32. Development of housing on the site will require:

• Residential density, design and layout shall comply with Policies H10 and H11 and ENV3, ENV5 and ENV6 as set out in Part D of the Plan.
• Residential layout shall provide for pedestrian and cycle link to the town centre through adjacent lands OS1 and to adjacent local community facilities.
• Conformity with Part V of the Planning and Development Act 2000 (as amended) in relation to the provision of social and affordable housing.
• Proposals will be accompanied by a detailed plan for landscaping works including supplementary planting of indigenous trees and shrubs within and bounding the site.
• Developer contributions will be secured to fund a range of schemes that will be of a wider benefit to the local community including road and footpath improvements.

OS1: Ridgeline west of Wilsons Road (4.891 hectares)

33. A ridge runs through the centre of the site which is reserved to provide a corridor of open space linking back into the town centre with provision for pedestrian and cycle access. The remainder of the site should be part wooded landscaped open space and part recreational area on the high ground. In the development of the site, the landscaped areas will be required to be delivered by developers in line with any development proposals for retail and/or residential development.

SDA5: Cooraclare Road (41.08 hectares)

34. This is a very large area of undulating open land that stretches from the Cooraclare Road to the Ennis Road with a gradual rise towards the Cooraclare Road. There is relatively good road access to the main roads without the need to pass directly through the town centre. However, access could be further enhanced by the development of a direct road link from the Ennis Road and must be considered in the context of future development proposals and in relation to developer contributions towards its delivery.

R1: Land to north of Ennis Road (10.424 hectares)

The area of the site which fronts the Ennis road provides for residential development, to be served by singular road access off the Ennis Road with well landscaped public open space located to the front of residential development facing onto the Ennis Road, providing an attractive entrance to the town. The density of housing will decrease as development closest to the town centre moves away towards its periphery. In order to ensure a buffer between future residential properties and industrial uses on the adjacent site IND1, the layout will be required to ensure that rear gardens to properties back onto the industrial zoned la

36. Development of housing on the site will require:

• Residential density, design and layout shall comply with Policies H10 and H11 and ENV3, ENV5 and ENV6 as set out in Part D of the Plan.
• Residential layout shall provide for pedestrian and cycle link to the town centre and to adjacent local community facilities.
• Conformity with Part V of the Planning and Development Act 2000 (as amended) in relation to the provision of social and affordable housing.
• Proposals will be accompanied by a detailed plan for landscaping works including supplementary planting of indigenous trees and shrubs within and bounding the site.
• Developer contributions will be secured to fund a range of schemes that will be of a wider benefit to the local community including road and footpath improvements.

IND1: Land to rear of R1 (17.52 hectares)

37. Provision for industrial related development and heavy commercial activity is provided for on land to the rear of the residential development, facing onto the Cooraclare Road, providing a continuation of the existing activities that have already developed in the area. In order to protect residential amenity, a buffer will be created between the residential area and industrial area by ensuring that rear gardens are bounded by the open parking areas which serve new industrial/heavy commercial developments.

38. Within the site there is an area of trees which must be retained where possible when considering any proposals for the overall site.

SR1: Land on north side of Ennis Road (4.158 hectares)

39. This is a peripheral site that is located a considerable distance away from existing development within the town and has been identified as a strategic reserve for housing development. This is to ensure that development occurs in a planned, phased and sustainable way. This area of land will not be considered for development until such time as all other zoned areas of land within the plan area have been developed. At such time proposals will be considered by the Council and will require the following:

40. Development of housing on the site will require:

• Residential density, design and layout shall comply with Policies H10 and H11 and ENV3, ENV5 and ENV6 as set out in Part D of the Plan.
• Residential layout shall provide for pedestrian and cycle link to the town centre and to adjacent local community facilities.
• Conformity with Part V of the Planning and Development Act 2000 (as amended) in relation to the provision of social and affordable housing.
• Proposals will be accompanied by a detailed plan for landscaping works including supplementary planting of indigenous trees and shrubs within and bounding the site.
• Developer contributions will be secured to fund a range of schemes that will be of a wider benefit to the local community including road and footpath improvements.

SR2: Land located between the Ennis Road and Cooraclare Road (5.639 hectares)

4.1 This is a peripheral site that is currently land-locked and completely detached from the town. It is recognised that the site has potential for development in the longer term for heavy commercial activity and that in order to provide for existing commercial operators who currently operate from town centre locations, could be more suited to out of town centre premises, for example hardware and builders providers. This land is reliant on access being established to the site through a link road between the Ennis Road and Cooraclare Road. Development proposals will be required to include and provide for the delivery of such a road.

T1: Link Road between Ennis Road and Cooraclare Road

In order to realise the potential development of lands which lie between the Ennis Road and Cooraclare Road a link road is required to service such uses. In addition it would alleviate heavy traffic from accessing industrial premises by using roads which are close to the town centre. Development proposals will be required to include and provide for the delivery of such a road.

SDA6: Land west of Dooneen Park and to rear of Back Road (4.305 hectares)

43. This site is located to the west of Dooneen Park and to the rear of houses on the Back Road.

R1: Land directly to the rear of Back Road (2.819 hectares)

44. This site is well located close to the town centre within easy walking distance of all the main services and facilities of the town. Density of residential development will be medium to high due to its close proximity to the town centre and will consist of a mix of private, affordable and social housing. Vehicular access to the site must be achieved from Dooneen Park and development of the site must allow in its layout for access to zoned lands to the north of the site.

45. Development of housing on the site will require:

• Residential density, design and layout shall comply with Policies H10 and H11 and ENV3, ENV5 and ENV6 as set out in Part D of the Plan.
• Residential layout shall provide for pedestrian and cycle link to the town centre and to adjacent local community facilities.
• Conformity with Part V of the Planning and Development Act 2000 (as amended) in relation to the provision of social and affordable housing.
• Proposals will be accompanied by a detailed plan for landscaping works including supplementary planting of indigenous trees and shrubs within and bounding the site.
• Developer contributions will be secured to fund a range of schemes that will be of a wider benefit to the local community including road and footpath improvements.

COM1: Land to rear of R1 (1.492 hectares)

46. This site is reserved for the development of a school and associated facilities for the Gaelscoil to allow for relocation from the existing premises. This site lends itself to the development of a new school as it is centrally located, close to the town centre, adjacent to existing and potential future residential development and has the capacity to provide for a comprehensive range of facilities as is required, including play areas and adequate car-parking and safe set-down area.