1.0 The Belview area is located in South Kilkenny approximately 3 miles from Waterford City on the north bank of the River Suir. The Action Plan area extends from Kilmurry in the west to Drumdowney in the east and from the River Suir in the south to the N25 National Primary road (Slieverue By-Pass) in the north. 1.1 The development in 1992 of the new Belview Port by the Waterford Harbour Commissioners was quickly followed by recognition of the national and international potential of the portal area for strategic industrial and port related development. 1.2 The Belview Portal and Industrial Area Action Plan was adopted in 1994 as part of the Kilkenny County Development Plan. In 1997-8 a review of the implementation of the Action Plan was adopted by the Kilkenny County Council. This Plan is the second review of the 1994 Plan. This Plan should be read in conjunction with the County Development Plan for the Waterford City Environs 1.3 The planning policy of Kilkenny County Council for the development of the Belview area accords with national policy for sustainable development i.e. that development should take place in such a way that non-renewable natural resources are not sacrificed for short-term advantages. 1.4 The objective for Belview is to provide for portal and industrial development within a planning framework which safeguards local environmental resources.
2.0 The vision for Belview in the future is of an area of excellent environmental quality, accommodating a port, with its associated activities and infrastructure, along with a small number of large strategic industries situated in 'landscape compartments' in a largely agricultural and wooded landscape. 2.1 The main strengths of the Belview area are: a. the local environment - its excellent rail, road and portal transportation
links 2.2 Further infrastructural provision is needed in order that the area should be able to achieve its development potential: a. Waste water treatment facilities 2.3 Development of the port and of industrial uses inevitably lead to changes in the landscape. It is not possible to both develop the Belview area for industrial and commercial use, and to conserve the existing extent of agricultural character. 2.4 It is therefore necessary to take positive action to ensure that the amenity value of the area is retained as the character of the area changes. Afforestation provides not only visual buffering, but also filters dust and attenuates noise. It has a commercial and an environmental value in its own right and can make and important contribution to biodiversity. 2.5 The portal and industrial 'landscape compartments' will be developed at relatively low densities, with substantial woodland belts planted within each site, particularly along the boundaries. Existing woodlands and hedgerows will be retained and incorporated wherever feasible. The protection and buffering of existing residential developments will be a priority. 2.6 Modern industrial location decisions are increasingly ‘quality lead’. The trend with large-scale industry is towards larger sites that allow for buffering of activities from residential and commercial neighbours. 2.7 The County Council endorses this approach which not only maintains the viability of existing valuable adjacent land-uses, but also prevents “bad neighbour” effects from progressively devaluing the attractiveness of an industrial area to new incoming industries. 2.8 The development strategy for Belview includes b) The reservation of lands for direct port activities, and for direct
port-related industries and activities such as 'break-of-bulk';
3.0 The rural character of the area generally remains strong, despite the development of the port and of other industries and the development pressure arising from the expansion of Waterford City. The main land-use throughout the Action Plan area is agriculture, with a mixture of grazing and tillage. High grade soils in the area are a prime agricultural resource. Shipping, fishing and mariculture take place on the River Suir. 3.1 Other land uses in and adjacent to the Plan area include: • port-related uses, including the original warehouse at Gorteens, and the current major port developments, together with associated activities; • industry, such as LPC-Coillte (strand board manufacture) and ITW Hi-cone (manufactures polyethylene stretch film); • residential use • areas of woodland • tourism use • mariculture and fishery 3.2 The area contains a significant number of residential properties. Generally, these may be classified as: 1. Residences associated with farm-holdings 2. Non-farm roadside dwellings 3. Houses within Slieverue and Milepost villages 3.3 Much of the housing, especially in categories 2 and 3 described above, is located in clusters of varying sizes throughout unserviced rural lands, such as Drumdowney, Drumdowney Lower and Gorteens. 3.4 Neighbouring areas in County Waterford have seen substantial investment in tourism development in recent years, including a grade A hotel and two golf courses in the immediate vicinity. Maricultural development in the Suir estuary has expanded rapidly and is a major employer. Awareness of the importance of heritage buildings to cultural identity and tourism has increased. The protection of such resources is an objective of this Plan.
3.5 The land-use objectives of Kilkenny County Council for the Belview area are: • To facilitate the long-term development of the Port of Waterford through the identification and reservation of suitable lands. • To facilitate the location and development of port-related industries and services through the identification and reservation of suitable lands. • To reserve lands for strategic industries through the identification and zoning of suitable ‘landscape compartments’, within which strategic industry may locate. • To facilitate the location and development of appropriate ancillary activities and services through the identification and zoning of suitable locations where such uses can cluster. • To protect the environmental, agricultural and residential amenity of the area 3.6 The zoning objectives and other principal elements of the proposed layout for the Action Plan area are shown on Map 3 - Zoning and Objectives Action Plan.
4.0 The Port of Waterford’s location in the south-east of the Ireland offers minimal journey times to the south-west of Britain and to the Continent. 4.1 The port area is served by two railway lines
and has direct access, via the N29 road, to and from National Primary
Route N25 (Euroroute E30). 4.2 The site of the new port at Belview was selected at a point below restrictive bends in the River Suir. Much of the land requirement for the port development has been obtained through reclamation. Port facilities include • an existing 800 metres of wharf, with a total length of 1,100
metres permitted. 4.3 A Planning Permission exists at Belview for non-passenger roll on - roll off traffic. 4.4 The port has been accommodating increasing
numbers of cruise vessels in recent years.
4.5 Port-related industries and activities are those, which by their very nature, must be located in close proximity to the port, or which would be at a serious disadvantage if not located immediately alongside the port area. Examples include break-of-bulk activities, such as the bagging of coal or fertiliser, warehousing, freight handling, trade and commercial vehicle parking, etc. 4.6 Port-related industries and activities should
be distinguished from industries that may wish to take advantage of the
port for importing raw materials and/or exporting final product. Whilst
there would be advantages to such industries in locating alongside a port,
the port is not essential to their operation. Such industries will not
be permitted to locate in lands reserved for portal and port-related uses
because of
4.7 Approximately 74 hectares along side the River Barrow and adjacent
to the port are reserved for port and directly port-related activities
in the 1994 Plan. Further expansion of the port is anticipated and additional
land is required for port related activities. An additional 32 hectares
is to be reserved for port and directly port related activities in this
Plan. The topography of the Belview area restricts the availability of
level land close to the river. Given the potential of Belview Port, this
is a limited area, and will, therefore, be strictly reserved for uses
all of which must either be directly related to the operation. Port and
port-related uses which underpin the viability of the portal facility
will, within the constraints set out in this plan, be given priority.
5.0 Certain industries have requirements that preclude location on industrial
estates, usually because of the need for a very large site. Such industries
are categorised by IDA Ireland and Enterprise Ireland as 'strategic industries'.
5.4 Five landscape compartments are designated in this Plan for use by
strategic industries and are marked on Map 3 as 'LC1' to 'LC5'. They vary
in size from approximately 18 to 50 hectares, and total some 169 hectares.
The larger compartments could accommodate more than one strategic industrial
development, separated by internal woodland buffering. • The absolute maximum overall site coverage to include buildings,
yards, circulation and parking shall be 70%
5.10 It is the objective of the County Council to continue to direct
small and medium industries into industrial estates or other areas zoned
in South Kilkenny for industrial uses. Lands at Belview will be reserved
for strategic industries and for industries that have a clear requirement
for such a location because of proximity to the port. The onus will be
on developers to clearly establish to the satisfaction of the Planning
Authority their need to locate within the area.
5.11 To zone further appropriate lands in South Kilkenny and the Waterford Environs as the need arises in order to provide for small and medium enterprises and in this regard to consider the feasibility of providing an industrial estate.
5.12 Induced developments are those that service strategic industries
and the port. They include service and supply activities, such as container
maintenance, vehicle maintenance and repair, welding services, etc., as
well as warehousing and services such as catering, accommodation and fuelling
for vehicles.
5.14 A site close to the N29 Port Access Road, (marked AS7 and AS8 on
Map 3) has been identified as suitable for the location of ancillary services.
This area will have a particular role in serving and supporting port development
and the strategic industries, and will accommodate mainly small or medium
enterprises, clustered on the identified sites. Consideration would also
be given to the location of such activities in the undeveloped section
of AS7.
6.0 The Belview area is designated in the Kilkenny County as an Area of High Amenity. It has an established farming and residential population. 6.1 The character of the Belview area is changing as the port and industries develop, and significant changes have already occurred. Good quality layout, landscaping strategy, siting, design and environmental management practices will be required to protect the amenity of the area and the well-being of residents and the local workforce.
6.2 The County Development Plan includes policies and objectives to protect environmental resources such as Areas of High Amenity, Natural Heritage areas(NHA’s), Special Areas of Conservation (SAC’s), Views and Prospects, Archaeological and historical sites and Buildings and Structures of artistic architectural or historical importance. 6.3 This Action Plan as part of the County Plan accords with these objectives and seeks to afford the greatest possible protection to the environment whilst also facilitating the development of the Belview Port and appropriate industry in the area. General environmental and amenity objectives for the Belview area are: a) To monitor and protect the environmental quality of the area b) and to seek the provision of appropriate environmental management arrangements. c) To actively promote and encourage high environmental standards and practices. d) To ensure a high standard of design in all development projects. e) To have regard to the likely environmental impact of all development proposals. f) To secure a high level of woodland planting in the area. g) To protect heritage features in the area. h) To have regard to residential amenity
6.5 The existing landscape is analysed on Map 1 - Landscape Analysis Plan. This shows features of the landscape, rivers, houses, and significant areas of woodland, reinforced by similar areas of woodland on the County Waterford side of the River Suir. The principal ridgelines are identified, and a slope analysis shows a number of areas where the slopes are 1:10 or steeper. Major views within, or into, the area are also identified. 6.6 Landscape compartments have been identified having consideration to visual impacts: However, given important views from Snowhill from the County Waterford which overlook the area, visibility of development must be assumed in all cases and site development standards will be set with this in mind.
6.7 Proposed Natural Heritage Areas: The nearest such feature is the King's Channel of the River Suir, categorised as of Ecological (Ornithological) interest, It is classified by the Parks and Wildlife Service as of national importance.
6.8 The Action Plan area contains a number of historic and heritage features that have survived former landscape changes (Figure 1). These features are important in giving identity to the area, and should be protected. Those features that merit protection are listed in Schedule 6A. The preservation of these features should be incorporated into development proposals.
Schedule 6A. Heritage Features to be Protected
6.9 The local residential population have experienced a reduction in access to active and visual recreation in particular loss of access to the riverbank in the portal area. It is reasonable that an appropriate amenity provision should be made, located outside industrially zoned lands. 6.10 An area has been identified in the vicinity of Gorteens Castle which would be suitable for a public amenity area, combining an area of open space with the enhanced presentation of the castle.
6.11 Bands of broadleaf woodland, together with avenues and trees along hedgerows, give the area a well-wooded appearance 6.12 Significant belts of woodland in the area are commonly associated with the numerous small streams that flow south or south-east to the River Suir. Examples include the stream between Prospect House and Springfield House, and the stream between Springfield House and the site of Bellevue House. 6.13 More ornamental, but nevertheless significant, woodland is associated with Knockmullan Gardens, the site of the Glass House and the bank between the railway and these two properties.
6.14 An important element of the overall strategy for the Belview area is the creation of an attractive woodland setting for the port and for industrial development through primary and secondary woodland planting and through the retention and management of existing trees and woodland. 6.15 The retention of existing woodland and
trees will be required wherever feasible. Site layouts should have regard
to this requirement and proposals made for the protection of trees and
woodlands during and post construction. 6.16 Primary Structural Woodland Planting 6.17 Secondary Structural Woodland Planting: The principal function of secondary structural planting is to provide separation and buffering between the 'landscape compartments', with their strategic industries, and other land-uses, including the port and residential properties. Landowners will be encouraged to take up incentives and grant-aid which is available for broadleaved and mixed planting of native species of appropriate lands. 6.18 Implementation: The primary and secondary woodland structural planting will be achieved through a series of measures that include: 1. Planting of lands in public ownership in accordance with the Action
Plan.
On-Site Landscaping: Additional on-site landscaping
of a minimum
6.19 Industrial noise is a significant issue in the area. Conflicts with residential amenity arise from the operation of the port, especially at night, and particularly from the gantry cranes. 6.20 Controls on industrial and portal noise impacts are by means of conditions attaching to planning permissions or through Integrated Pollution Control licences on relevant sites.
6.21 Physical noise attenuation measures including acoustic screening where appropriate, noise amelioration practice and woodland buffering will be required as necessary. Orientation and siting of plant or activities likely to generate noise should have regard to neighbouring residential premises at the planning stage. Portal, port-related and industrial activities may all have the capacity
to generate dust and production and transportation stages. Regard will
be had to assessment and control of dust and conditions may be attached
to permissions to require proper control of dust at transportation stage.
The Belview area has a strong transportation infrastructure with good road, rail and portal links, with easy access to Waterford Airport. 7.1 There has been considerable investment in the provision of infrastructure in the Belview area since 1992. In addition to substantial investment in portal facilities, the N29 road link connecting with the N25 has been constructed to National Primary standards and improvements have been made to the rail system. 7.2 Further infrastructural development is still required with respect to waste water treatment, water supply, electricity and gas supplies. Additional improvements in the transport infrastructure are also proposed.
7.3 The general infrastructure objectives of Kilkenny County Council for the Belview area are: a) To maintain, and further develop as necessary, an adequate road network
to serve port and industrial developments.
7.4 The principal access to the Belview area is via the Port Access Road (N29) from the N25 National Primary Route (Euroroute E30) at Slieverue. The Council’s policy of segregating industrial and port traffic from local traffic has been implemented to date and is upheld in the current review. 7.5 Waterford By-Pass: Proposals for a by-pass for Waterford city, including a second river crossing, have been developed. A final decision on the proposed route has been taken, with a westerly by-pass, crossing the River Suir in the vicinity of Granny and linking with the N25 being the preferred option. The construction of the outer by-pass route will enhance the accessibility of the Belview area by road.
7.7 Internal Roads: An important element of
the development strategy at
7. 8 Lines for future roads to serve the port and industries are shown on Map 3. These lines are indicative, but they show the principles to be followed, and have been selected to avoid, as far as feasible, conflict with residential use. 7.9 A principle of the Action Plan is that all industrial development, as well as port-related development, should be accessed from the Port Access Road (N29) and the proposed new internal road network. As far as feasible the existing narrow county roads should be reserved for local use only, and for emergency access. Some sections of existing road may, however, require to be upgraded as part of the proposed new network. 7.10 Access to 'landscape compartment' LC2, and to the re-located site for the proposed wastewater treatment plant (WT9), is provided from the N29 in the vicinity of Gorteens Castle. Access to 'landscape compartment' LC1 and to the development area AS7 may require improvements to a limited stretch of Glasshouse Lane. The residential section of Glasshouse Lane will be closed to vehicular traffic to form a cul-de sac at its southern end. 7.11 Developers may be required to facilitate long-term road access requirements of the area e.g. access to WT9 via LC2. 7.12 Where compartments including the Port and Port-related area are subdivided, the minimum number of access points to the public road system will be permitted and where feasible it will be a requirement that a shared access point be used. 7.13 Within development compartments including the portal area applicants may be required wherever relevant to show that their proposal does not compromise the future accessibility to other users to zoned lands. 7.14 Various techniques of traffic management will be applied, as required, to ensure the segregation of traffic.
7.15 Two single-track railway lines run through the Action Plan area.
The most 7.16 The ready availability of rail transport is very important, and distinguishes the Bellevue area from some other strategic industrial sites in Ireland. It allows for direct access by rail onto individual sites and for the development of industries involving heavy or bulky materials without placing undue stress on the road system.
7.17 In addition to the to the above, some of the 'landscape compartments' could be provided with direct on-site access to the railway system via individual spur lines. The preferred use of rail transport will be a criterion for the assessment of strategic industrial proposals. 7.18 Lines for spur connections into suitable industrial sites will be reserved and kept free of development. It may be beneficial, at some time, to link the Rosslare and New Ross lines via a loop.
7.19 The need to develop a water supply to facilitate the development of the port area has been recognised in previous development plans. Consultants have been appointed to identify a source of supply for the proposed Belview water supply scheme. 7.20 The River Suir has a flow of 100 million gallons per day and large abstractions may be acceptable for certain purposes such as cooling, etc. The river is, however, tidal in the vicinity of Belview, and therefore limited in its suitability for water abstraction. 7.21 Kilkenny County Council has commissioned
consulting engineers to identify a source of supply for the Belview water
supply scheme.
7.23 Future requirements are likely to be met from a combination of schemes,
using both surface and ground water. In addition, a site for at least
one service reservoir to serve the Belview area, but possibly located
in the wider south Kilkenny area, will be required.
7.24 Surface water drainage for small to medium sized developments in some cases can be facilitated on a site by site basis and discharged to the river. However, there is a need to examine means by which surface water drainage can be facilitated from the larger development areas, especially those in the north of the Action Area.
7.25 To commission consultants to prepare a plan for surface water disposal throughout the area.
7.26 The village of Slieverue has a main sewer which discharges to the River Suir after primary treatment. It also serves some rural housing between the village and the river. It has limited spare capacity for further development. However, there is no other existing foul drainage in the area, and none capable of serving major industrial development.
7.27 During the period of the last plan a waste water treatment plant to serve Waterford City Belview and the suburbs of Waterford City in South Kilkenny was designed and planning permission granted by Kilkenny County Council to Waterford Corporation at the identified site at Gorteens adjacent to the Port of Belview. 7.28 It is anticipated that the new plant will be constructed during the Plan period. 7.29 Even with a public wastewater treatment plant, the larger strategic industries will be expected to provide a level of treatment on their own sites, to bring their effluent to approximately the standards of domestic sewage, and to remove heavy metals, etc. These on-site plants will discharge into the local authority system, leading to the central treatment works. This approach allows for direct control and ready monitoring by the local authority, and is generally acceptable to industry.
7.30 The specific requirements are for: • an adequate collection system for the area; 7.31 It is an objective of the Council to
facilitate the construction of the proposed waste water treatment plant
on the site identified as WT9 on map 3 of the Plan.
7.32 Further large-scale industry is likely to give rise to demands for considerable levels of additional electricity capacity, possibly extending to a total of 15 MW. This, in turn, will require the placing of a 110kv substation and associated high tension lines into the Belview area. The reservation associated with these to be kept clear of development. 7.33 Routes for additional high tension lines will be determined following detailed survey and will be subject to planning permission.
7.34 The on-going development of the port and industry in the Belview area will give rise to increased demands for electricity supply. This, in turn, may require the placing of new high tension lines into the Belview area. 7.35 Routes for additional high-tension lines have been identified and reservations for these, and for electricity sub-stations are shown on Map 3. These reservations will be kept free of development.
7.36 At present, the area is not serviced by a natural gas supply. Bord Gáis keeps under review the provision of a gas supply for the area, the provision of which is related to the attraction of a potentially large gas- using industry. 7.37 A preliminary route and budget report has been carried out by An Bord Gais and a route from Balyduff to Belview has been identified.
7.38 A supply of natural gas to the Belview area would further enhance its attractiveness for industry, but is dependent on the attraction of a potentially large gas-using industry. Kilkenny County Council will seek to facilitate the supply of gas to the area.
7.39 Telecom Eireann upgraded services in the area to facilitate the development of the port. Further up-grading by statutory telecommunications undertakers can be provided as required to meet the needs of future development. This can be facilitated by the incorporation of suitable ducting on new road proposals.
Belview Area Action Plan Site Development Standards: Guidelines The Belview Area Action Plan 2000 reserves ‘landscape compartments’ LC2 to LC5 (Map 3) for future strategic industrial development. Areas are also reserved for portal and ancillary uses and for waste water treatment. These development control guidelines will be referred to by the planning Authority in order to assess the suitability of sites to specific development proposals. These standards should therefore be referred to by prospective developers in site feasibility studies and in preparing planning applications. Prospective developers are advised to arrange pre-planning application consultations with the Planning Authority regarding their proposals at the earliest stages of feasibility or design studies. Size: 50 hectares of which 35 hectares is development area. Use Objective: Strategic Industry in one or more large separate units. Access: Single access via new road from N29 to north-east corner of the site Site Coverage: The absolute maximum overall site coverage to include buildings yards circulation and parking shall be 70% Layout and Design: 2. If the site is developed for more than one industrial unit, the units should be separated by not less than 20 meters of woodland planting. Where feasible existing internal woodland belts should be incorporated into the boundary of the subdivisions. 3.The disposition of structures and planting on the site and general landscape proposals should have due regard to residential properties in the surrounding area. Colours of structures to be dark green or other colour successfully blending with the landscape. 4. Due consideration should be given to neighbouring residential properties in the design and arrangement of illumination for the development. 5. Existing woodland belts to the east, south and south-west of the site should be retained and protected. 6. Development proposals should have due regard to the existing watercourses to the east and west of the site. 7.Woodland planting to the northern and western boundaries should not be less than 20 metres in depth, with woodland planting along the eastern and southern boundaries not less than 15 meters in depth. Perimeter security fencing to be located along the inner boundary of the woodland belt. 8.Planning applications should be accompanied by a survey of existing individual, hedgerow and woodland trees. 9. Planning applications should be accompanied by a detailed landscape plan. Landscape Compartment LC 3 Size: 37 hectares of which 26 hectares is development area. Use: Objective Strategic Industry in not more than two separate units. Access: Direct from the N29. Site Coverage: The absolute maximum overall site coverage to include buildings, yards, circulation and parking shall be 70% Design and Layout: 1. Particular attention should be given to the layout, design, finish and presentation of buildings and structures close to public roads and road junctions so as to maintain the high quality of the area. 2. The boundary to the west of the site should be planted with woodland to a depth of not less than 20 meters. 3. Other boundaries should be planted with woodland to a depth of not less than 15 meters. 4. Planning applications should be accompanied by a survey of existing individual, hedgerow and woodland trees. 5. Planning applications should be accompanied by a detailed landscape plan. 6. Perimeter security fencing to be located along the inner boundary. 7. Buildings and other structures to be dark green or other dark colour successfully blending into the landscape. Size: 16 hectares of which 11.2 hectares is development area.
Access: Directly from N29 ; potential for direct rail access. Site coverage: The absolute maximum overall site coverage to include buildings yards circulation and parking shall be 70% Design and Layout: 1.On the northern boundary of the site, woodland planting should be to a depth of not less than 20 meters. 2. Other boundaries should be planted with woodland to a depth of not less than 10 meters. 3. The disposition of structures and planting on the site and general landscape proposals should have due regard to the residential properties in the surrounding area, in particular those to the north-east of the site. 4. Due consideration should be given to residences, in particular the residence at the north-east corner of the site, in the design and arrangement of illumination for the development. Woodland planting along the western boundary of the site should address the N29 Port Access Road and should be integrated with woodland planting on the other boundaries of the site. 5. Planning applications should be accompanied by a survey of existing individual hedgerow and woodland trees. 6. Perimeter security fencing to be located along the inner boundary of the woodland belt. 7.Buildings and other structures to be dark green or other dark colour successfully blending into the landscape.
Size: 21 ha of which 14.7 hectares is development area. Land Use Objectives: Strategic industry in a single unit. Access: Directly from the N29: potential for direct rail connection Site coverage: The absolute maximum overall site coverage
to include buildings, yards, circulation and parking shall be 70% Design and Layout: 1. On the northern western and southern boundaries of the site, woodland planting should be to a depth of not less than 15 metres. 2. Landscape treatment along the eastern boundary of the site should address the N29 Port Access Road and be integrated with woodland planting on the other boundaries of the site. 3. Planning Applications should be accompanied by a survey of existing individual hedgerow and woodland trees. 4. Perimeter security fencing to be located along the inner boundary of the woodland belt. 5. Buildings and other structures to be dark green or other colour successfully blending into the landscape.
Size: 7 ha of which 4.9 hectares is development area. Land Use Objectives: Ancillary services, including offices or other similar commercial uses, related to the port strategic industries. Access: From the existing road Site coverage: Application to be assessed in accordance with policies set out in this Action Plan. Small individual units within a wooded garden setting. Existing gardens to be retained. Layout and Design: 1. Development proposals must address, conserve and incorporate the amenity value of Knockmullen gardens and the Glass House. 2. Planning Applications must be accompanied by a detailed survey of trees and shrubs existing on the site. 3. Planning Applications must be accompanied by a detailed landscape plan and management plan for the gardens that will form the basis for a management agreement to protect and sustain the woodland and specimen trees within the area. 4. Development proposals should carefully consider the detailed routing services to avoid adverse impacts on the amenity of gardens. 5. Development should incorporate the refurbishment and adaptation for appropriate use of the Glasshouse. 6. Perimeter security fencing to be located along the inner boundary of the woodland belt. 7. Buildings and other structures to be dark green or other dark colour successfully blending into the landscape. Size: 3.5 ha of which 2.45 hectares are development lands. Land Use Objectives: Ancillary services, light industry or extension of the existing adjacent use in AS7. Access: To be determined through a planning application. Regard to be had to the amenity of residents of Glasshouse Lane in the location and design of the access. Site coverage : Design and Layout: 1. On the boundary of the site, woodland planting should be to a depth of not less than 20 metres. 2. The disposition of structures and planting on the site and general landscape proposals should have due regard to the residential properties in the surrounding area, in particular those to the north-east of the site. 3. Due consideration should be given to residences, in the design and arrangement of illumination for the development. 4.Planning applications should be accompanied by a survey of existing individual hedgerow and woodland trees. 5. Perimeter security fencing to be located along the inner boundary of the woodland belt. 6. Buildings and other structures to be dark green or other dark colour successfully blending into the landscape.
Ancillary Services Site AS8 Size: 11.5 ha of which 8.05 hectares is development area. Land Use Objectives: Section A :- general business uses, services e.g. service station, restaurant, accommodation, office etc. Section B:- induced/service industries providing services to the port and/or strategic industries. Section C: warehousing and other ancillary services related to the port. Site coverage: The absolute maximum overall site coverage to include buildings, yards, circulation and parking shall be 70% Access: Section A directly from the N29 roundabout. Design and Layout: 1. With the exception of an extension to the existing development on the site, manufacturing industry will not be permitted. 2. The disposition of structures and planting on the site and general landscape proposals should have due regard to the residential properties along Glasshouse Lane. 3. Due consideration should be given to neighbouring residential properties, in the design and arrangement and management of illumination for the development. 4. Taller structures should be located to the south of the site. 5. The north eastern boundary of the site should be planted with woodland to a minimum depth of 15 metres. 6. Retain existing tress and hedgerows if feasible. 7. Planning applications to be accompanied by a survey of existing individual, hedgerow and woodland trees. 8. Planning applications should be accompanied by a detailed afforestation and landscaping proposal. 9. Perimeter security fencing to be located along the inner boundary of the woodland belt. 10. Buildings and other structures to be dark green or other dark colour successfully blending into the landscape. WT9 WASTE WATER TREATMENT Size: 16 ha of which approximately 6.8 hectares is woodland. Land Use Objectives: Waste water treatment plant and ancillary structures. Access: Via LC2 Site Design and Layout: 1. Visual impacts of structures to be minimised.
Size: 32 hectares in total Land use objective: Port or directly port dependent use Access: From the N29 Site and Design Layout: 1. Structure and plant to be dark green or other colour successfully
blending with landscape |
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