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Chapter 13 Development Management Guidelines “To achieve high standards in design and to build sustainable, healthy communities where people can enjoy a high quality of life.”
13 – DEVELOPMENT MANAGEMENT GUIDELINES
13.1 INTRODUCTION 13.2 PRE-PLANNING
This Chapter sets out the standards and Section 247 of the Planning and
guidelines, which will be applied in the Development Act 2000 (as amended) sets
assessment of development proposals. out the formal procedures for pre-
The land use zoning categories and planning. The Council encourages
associated objectives and guidance are applicants to engage in pre-planning
also provided. discussions and will endeavour to
Applications will be assessed against the facilitate such discussions as required.
policy objectives in the preceding
chapters, the Settlement Statements in
13.3 ENVIRONMENTAL
Volume 2, and the qualitative and ASSESSMENTS
quantitative standards set out in this
13.3.1 Appropriate Assessment
Chapter. Qualitative standards include
design, layout, permeability, and built (AA)
form whilst the quantitative standards The Birds and Habitats Directives set out
include density, plot ratio, and traffic procedures and obligations in relation to
standards. nature conservation management in
The fundamental aim is to achieve high European Sites and the habitats and
standards in design and to build species therein. This includes a
sustainable, healthy communities where requirement to consider the potential
people can enjoy a high quality of life. nature conservation implications of any
In addition to these standards, more plan or project on the Natura 2000 site
detailed guidance has been published by network.
government Departments and agencies The process by which the possible effects
including the: of a plan or project, in combination with
Department of Housing, Planning, other plans and projects, on the Natura
and Local Government; 2000 network are considered is known as
Department of Education and Appropriate Assessment. The obligation to
Skills; undertake Appropriate Assessment is set
Department of Transport, out in Article 6(3) and 6(4) of the Habitats
Tourism, and Sport; Directive.
Environmental Protection Agency; Further details on Appropriate
National Transport Authority; and Assessment are available in the
Transport Infrastructure Ireland. ‘Appropriate Assessment of Plans and
Any guidance published by Departments Projects in Ireland: Guidance for Planning
and agencies shall be considered in Authorities’.
conjunction with the standards and
guidance in this chapter.
Draft Louth County Development Plan 2021-2027
13-113.3.2 Environmental Impact 13.3.3 Flood Risk Assessment
Assessment (EIA) Where a risk of flooding may be an issue
The requirement for Environmental for a development, a Flood Risk
Impact Assessment (EIA) has its origins in Assessment appropriate to the scale and
European Directives. It is the process of nature of the development and the risks
examining the potential effects of a arising will normally be required.
proposed project on the receiving The detailed Site Specific Flood Risk
environment. Annex I and Annex II of the Assessment should quantify the risks and
EIA Directive sets out the list of projects effects of any necessary mitigation,
for which EIA is required. The Annex I and together with the measures needed or
Annex II projects have been transposed proposed to manage residual risks.
into Section 5 (Parts 1 and 2) of the
Planning and Development Regulations
13.4 CROSS-CUTTING THEMES
2001 (as amended). The principles of sustainable design and
Projects listed in Part 1 of the Planning the creation of healthy, attractive, and
and Development Regulations 2001 (as sustainable communities are a cross
amended) require EIA if the stated cutting theme of this Draft Plan. These
threshold has been met or exceeded or if principles will be a central element of the
no thresholds are set. Projects listed in assessment of planning applications.
Part 2 also require EIA if the stated Developers, homeowners, and designers
threshold has been met or exceeded or if should consider these principles in the
no thresholds are set. Sub-threshold design of new or extensions to existing
developments listed in Part 2 require buildings, streets, and communities. This
screening for EIA. includes embracing the principles of
An Environmental Impact Assessment Universal Design in order to ensure homes
Report (EIAR) is required to be prepared and buildings are adaptable for people as
by the developer for developments for they get older, making buildings more
which EIA is required. This report is energy efficient and resilient to the
required to be examined, evaluated, and potential impacts of climate change, and
assessed by the competent authority. providing for the integration of new
Further guidance on EIA is set out in the developments with established areas to
‘Guidelines for Planning Authorities and improve connectivity and permeability.
An Bord Pleanála on carrying out Proposals for sustainable urban drainage
Environmental Impact Assessment’. The (SUDS) shall also be incorporated into the
Environmental Protection Agency (EPA) design of public spaces, where
published ‘Guidelines on the Information appropriate.
to be contained in Environmental Impact 13.5 MASTER PLANS
Assessment Reports’ in 2017. At the time
of writing, these Guidelines were at Draft The purpose of a Master Plan is to provide
stage. a vision and conceptual guide for the long-
term development of a large and/or
strategically located area of land, where
there is a co-ordinated framework for the
planning, phasing, and construction of the
lands. Master Plans can be particularly
useful in circumstances where lands are in
multiple ownership, as it can enable a
common approach for the development
area to be agreed.
13-2 Draft Louth County Development Plan 2021-2027The design and construction of a Any potential upgrades to
development area in accordance with an infrastructure required to facilitate
agreed Master Plan will ensure that ad the development of the Master Plan
hoc and piecemeal development is area;
avoided and that the required Any potential environmental
infrastructure, services, and facilities are constraints such as flooding,
delivered in tandem with any residential, archaeology, or the location of the
commercial, or employment Master Plan within or in proximity to
development. a European Site;
The proposed phasing arrangements
for the development of the Master
Plan Area including the provision of
necessary community or physical
infrastructure in tandem with
residential or commercial
development; and
Any other information considered
necessary.
The Council will endeavour to work closely
with key stakeholders including
Master Plans shall be prepared by
landowners, developers, and
landowners/developers and agreed with
infrastructure agencies to progress Master
the Council. Depending on the size of the
Plans and secure the development of the
land parcel, the land use zoning(s), and
Master Plan area.
infrastructural requirements, the level of
In the larger settlements of the County,
detail required in a Master Plan will vary.
there are large parcels of undeveloped
The following information shall be
lands zoned for residential and
included:
employment uses. A Master Plan will
Master Plan Area in hectares and a normally be required to be agreed on
breakdown of land use of each land these land blocks, to ensure there is a
use zoning by area; framework in place setting out how the
Details of landowners in the Master area will be developed. This includes
Plan Area; access points, internal road layouts,
Conceptual layout and design brief; sustainable transport provision,
Key challenges in the development of connectivity and permeability with
the Master Plan area; surrounding areas, water services
Building types and design infrastructure, open space provision, and
(approximate unit numbers for the design and layout of buildings.
residential development and Landowners or developers shall engage
commercial floor space/building with the Council at the early stage of the
heights in a mixed use development); design process to determine if a Master
Connectivity and permeability Plan is required. The larger Master Plan
including pedestrian, vehicular, and Areas in the County are outlined in Table
cycle access; 13.1.
Service arrangements including
water, waste water, and surface
water;
Draft Louth County Development Plan 2021-2027
13-3Table 13.1: Master Plan Areas
Master
Plan Settlement General Description Status
Number
Mullagharlin Framework Plan – this consists of c.450
hectares of land situated between the M1 and the eastern
edge of the Dublin Road c.2km south of Dundalk town
centre. Approximately 116 hectares of these lands have
been built out. The implementation of the Framework
Plan is ongoing at the time of writing, with a range of Agreed in
1 Dundalk
businesses and educational uses situated within the 2008
Framework Plan Area including in the IDA Park, Xerox
Business Park, and DkIT campus. Any future development
taking place within the Framework Plan Area shall comply
with the requirements of this Framework Plan or any
updated Plan.
Mount Avenue Master Plan – this consists of an area of
c.38 hectares of land to the north-west of Dundalk Town
Centre with frontage onto Mount Avenue, Greyacres
Road, and Castletown Road. The lands are zoned for
residential and open space uses with a Local
Archaeological Heritage Site of national importance also
located within the Master Plan area. The key principles of
any Master Plan will be to establish a coordinated
Under
approach to the development of the lands that will
2 Dundalk preparation
include a mix of housing options that will support a
2020
sustainable community, the provision of a linear park, the
provision of education facilities, and local neighbourhood
and community facilities. The Master Plan shall include
provision for the delivery of new/upgraded road
infrastructure including new Link Roads within the Master
Plan area and shall demonstrate how this road will tie in
with the alignment of Link Roads outside of the Master
Plan area.
Northern Environs Master Plan – this Master Plan was
agreed in 2006 and consists of an extensive land bank of
c.254 hectares to the north of the town centre. The
Master Plan provides for a wide range of uses including
residential a, open space, employment, neighbourhood
Agreed
3 Drogheda and community facilities. A linear park and sport and
2006
recreation facilities were also to be provided. The
development of this Master Plan Area is dependent on the
construction of the Port Access Northern Cross Route and
water services infrastructure. To date small pockets of the
Master Plan Area have been developed.
North-East Master Plan – this consists of residential and
employment lands to the north east of the town centre.
Agreed
4 Ardee This Master Plan sets out details of the access and internal
2008
road layout of the lands in addition to a conceptual layout
of the residential areas.
Draft Louth County Development Plan 2021-2027
13-4Master
Plan Settlement General Description Status
Number
Lands East of town Centre – these lands have been
identified as an expansion area of the town centre with Awaiting
5 Dunleer
potential to accommodate a mix of commercial activity preparation
and ancillary residential development.
South-West employment area – these lands have been Awaiting
6 Dunleer
identified for employment uses. preparation
13.6 SPOT OBJECTIVES
The land use zoning maps include Spot Objectives in the following locations in the County.
Table 13.2: Spot Objectives
Spot
Objective Location Objective
Number
To preserve the ecological character and biodiversity value of the
1 Dundalk
Nature Conservation Area.
To preserve the ecological value and character of the lands and to
2 Dundalk
provide appropriate recreational and amenity facilities.
3 Dundalk To provide for the development of a retirement village.
To provide a public park with a minimum area of 12 acres (4.9
4 Ardee
hectares) as part of a residential development.
To provide for the development of housing for older people,
specifically designed for flexibility and adaptability to
5 Ardee
accommodate the physical and cognitive needs of residents as
they develop over time.
To provide a minimum of 40% of public open space as part of any
6 Drogheda
residential development on these lands.
13.7 DEVELOPMENT MANAGEMENT STANDARDS
The following sections set out the key standards and guidance for different development
types as follows:
General Transport
Housing Environment
Social and Community Energy and Telecommunications
Employment Heritage
Retail Water Services
Tourism
Draft Louth County Development Plan 2021-2027
13-513.8 GENERAL
13.8.1 Management of Construction Sites
It will be a requirement of any major iv) Sustainable Urban Housing: Design
planning permission for residential, Standards for New Apartments,
community, employment, or, DHPLG, (2018);
infrastructure related development that a v) Urban Development and Building
management plan to be prepared for the Height Guidelines, DHPLG, (2018);
construction of the development. This will vi) The Design Manual for Urban Roads
ensure the orderly construction of the and Streets, DTTAS and DECLG, (2013
development. and updated in 2019);
The following details will be required: vii) Permeability Best Practice Guide,
Hours of operation; NTA, (2015).
Construction/phasing programme; 13.9.2 Multi-Unit Residential
Traffic Management Plan;
Developments
Noise and Dust Mitigation Measures;
Details of any construction lighting; All multi-unit residential developments
and shall be designed and constructed in a
The management of construction and way that supports community
demolition waste, which shall be in development, social interaction, as well as
accordance with the requirements of active and healthy lifestyles.
the Best Practice Guidelines on the 13.9.3 Context
Preparation of Waste Management
Plans for Construction & Demolition At the preliminary design stage, a
Projects (2006). contextual analysis shall be carried out
assessing the relationship of the
13.9 HOUSING development with surrounding land uses
13.9.1 Housing in Urban Areas in terms of design, scale, and layout. This
will assist in assessing how the
This Section sets out the standards that development will integrate into the
will apply to developments relating to surrounding environment.
residential uses including single and multi-
unit developments, mixed use 13.9.4 Density and Plot Ratio
developments, extensions, and family flat The standard method of calculating
extensions. density is carried out by dividing the
The following guidance documents should number of units by the site gross site area,
be consulted when designing a residential which gives the number of units per
development: hectare. Appendix A of the Guidelines for
i) The Guidelines on Quality Housing for Planning Authorities on Sustainable
Sustainable Communities, DEHLG, Residential Developments in Urban Areas
(2007); (Cities, Towns and Villages), 2009 provides
ii) The Guidelines for Planning more detailed provisions in this regard.
Authorities on Sustainable Residential For developments where there is a
Development in Urban Areas, DEHLG, mixture of apartments and houses, the
(2009); plot ratio would be a more applicable
iii) Urban Design Manual: A Best Practice method, as this is more reflective of the
Guide, DEHLG, (2009); range of unit sizes.
Draft Louth County Development Plan 2021-2027
13-6The plot ratio is calculated by dividing the This is a useful calculation in determining
total floor area of a development with the the ratio of the ground floor area of the
site area. The recommended density and building relative to the total site area.
maximum plot ratios are set out in Table
13.3.
13.9.6 Building Heights
In the Self-Sustaining Towns and Small The ‘Urban Development and Building
Towns and Villages, the density and plot Height Guidelines’ (2018) support
ratio of a development will be reflective of increased building heights in urban areas
the character of the settlement and the as part of the strategy of strengthening
existing pattern of development in the urban areas and creating more compact
area. settlements.
In designing a development, it is Proposals for higher buildings in urban
important that a higher density does not areas will be considered on a case-by-case
reduce the quality of the development. If basis. One of the key considerations will
there are site constraints such as be the contribution the building of height
topography or the shape of the site that will make to the local environment in
compromise the quality of a development, which it will be located. A design
the density/number of units may have to statement shall be included with any
be reduced. application setting out details of the
concept of the development, the scale,
13.9.5 Site Coverage massing, and built form of the building(s)
Site coverage relates to the percentage of and any impacts the development would
the development site covered by buildings have on the character of the
and structures (excluding public roads and neighbourhood in which it is located. Any
footpaths) and is calculated, by dividing potential impacts of the development on
the total area of ground covered by the microclimate such as wind patterns,
buildings by the total ground area within daylight, air temperatures, and humidity
the site. shall also be considered.
Table 13.3: Recommended density and Maximum Plot Ratio
Recommended Density
Maximum Plot Ratio
per Hectare
Settlement Category
Town/Village Edge of Town/Village Edge of
Centre settlement Centre settlement
Regional Growth
Centres
50 35 2 1
Dundalk and
Drogheda
Self-Sustaining
Growth Town
35 25 1 0.5
Ardee and Dunleer
Draft Louth County Development Plan 2021-2027
13-713.9.7 Layout 13.9.8 Design Statement
The layout of residential developments A Design Statement shall be required for
shall consist of permeable, well connected any development in excess of 10
streets and neighbourhoods where open residential units and shall include the
spaces are functional, accessible, and following:
centrally located and where walking and i) The design principles and concept;
cycling are prioritised. When feasible, new ii) Demonstrate how the development
developments are encouraged to include will accord with the 12 criteria set out
pedestrian and cycle links to adjacent in the Urban Design Manual; and
residential areas/ commercial iii) Outline how the development is in
developments. accordance with the Development
Consideration shall be given to existing Plan policy objectives and standards.
street patterns and established building Applicants may wish to include
lines. In some instances, there may be a photomontages and sketches to support
requirement to follow established their application.
patterns of development. However, there
may be instances where a deviation from
13.9.9 Residential Amenity
such patterns would create variety in the 13.9.9.1 Privacy
street scene or improve the quality of a
Residential developments shall be
development.
designed to take account of the amenities
The front elevation of buildings shall of existing residents in the locality of a
normally be orientated towards the street development area, in addition to the
to create an active street frontage that amenities of future residents of the
would ensure the passive surveillance of subject development. Whilst some degree
open spaces and footpaths. Any buildings of overlooking between properties is likely
on corner sites are encouraged to have a to occur in urban areas, efforts shall be
dual aspect, particularly at the entrance to made to minimise the extent of this
a development. overlooking where this is possible. A
Roads and streets in residential areas shall minimum of 22 metres separation
be designed to reduce speeds, promote between directly opposing first floor
connectivity and permeability, and ensure habitable rooms in residential properties
there is a safe and comfortable shall generally be observed. This
environment for pedestrians and cyclists. separation distance is not required for
Measures to reduce vehicle speeds shall windows in non-habitable rooms such as
be included in the initial designs rather bathrooms, stairwells or landings.
than requiring the installation of traffic There could be developments where a
calming measures retrospectively. This reduction in separation distances may be
can include horizontal and vertical acceptable. This is dependent on the
deflections, shared surfaces, on-street orientation, location, and internal layout
parking, tighter corner radii, and on-street of the development and its relationship
parking. All roads and streets shall be with any surrounding buildings. Any
designed in accordance with the applications for such developments will be
requirements of the Design Manual for assessed on a case-by-case basis.
Urban Roads and Streets (2019).
Draft Louth County Development Plan 2021-2027
13-8Where the front elevation of new ii) Side boundaries between properties
properties in urban locations are close to shall be 2 metres in height. If timber
or abut the public footpath, consideration boundaries are to be used they must
shall be given to providing some form of be bonded and supported by
buffer such as a planting strip between concrete posts;
the property and the footpath where this iii) Walls bounding any public areas shall
is feasible. be rendered and capped on both
sides;
13.9.10 Daylight and Sunlight iv) Front boundaries along the estate
Care shall be taken in the design of road and between properties shall be
residential developments to ensure agreed as part of the planning
adequate levels of natural light can be application. They can be open plan,
achieved in new dwellings and planted, consist of a low-level wall or
unacceptable impacts on light to nearby railing, or as otherwise agreed with
properties are avoided. the Planning Authority.
The Building Research Establishment
13.9.12 Landscaping
(BRE) guidelines ‘Site Layout Planning for
Daylight and Sunlight: A Guide to Good Landscaping proposals shall be included
Practice (2011) and BS 8206-2008 – with all applications. This includes a full
‘Lighting for Buildings – Part 2: Code of schedule of all planting to be carried out
Practice for Daylighting’ - provide useful and a timescale for planting. If any trees
guidance on avoiding unacceptable loss of or hedgerows are to be retained this shall
light and ensuring developments provide be clearly detailed on drawings.
minimum standards of daylight for new Where existing trees are required to be
units. Section 6.7 of the ‘Apartment removed to facilitate a development,
Guidelines’ states that where a proposal replacement native trees at a ratio of 4:1
may not be able to fully meet all the shall be planted in Drogheda and Dundalk,
requirements of the daylight provisions, with a requirement of 10:1 in the County
this must be clearly identified and a area.
rationale for any alternative,
compensatory design solution must be set
13.9.13 Dwelling Design, Size
out, in respect of which the planning and Mix
authority should apply their discretion, To support a variety of household types
having regard to local factors including and tenures, new residential
site specific constraints and the balancing developments, and in particular larger
of that assessment against the desirability schemes in excess of 25 units shall
of achieving wider planning objectives. endeavour to provide an appropriate mix
13.9.11 Boundary Treatment of residential accommodation.
Greater consideration shall be given to
Boundary treatments in residential providing suitable accommodation for
developments shall consist of the older people and people with a disability.
following: This includes adaptable homes that can be
i) The rear boundary shall consist of a 2 altered to meet the needs of residents
metre high block wall; through the different stages of life.
Draft Louth County Development Plan 2021-2027
13-9Developments in excess of 50 units are These open spaces can add to the
encouraged to provide single storey units attractiveness of an area by creating a
to meet the needs of older people. sense of place.
Residential units in excess of 100 units will If, designed and located appropriately,
be required to provide at least one single they can become an integral part of a
storey unit for every 100 residential units development that promotes social
unless it can be demonstrated by an interaction and physical activity, whilst
appropriately qualified professional that also providing important links and
there is no demand for this type of connections within the development and
accommodation. to surrounding neighbourhoods.
All residential developments shall be Open space can include passive areas of
designed to a high standard. Modern and green space that consist of landscaped
innovative designs that have a positive areas that soften the streetscape and
impact on the surrounding streetscape are more active areas where children can play
encouraged. and adults can walk. In order to maximise
In order to create variety in the the potential use of areas of open space
streetscape a mixture of building types, they should be functional, conveniently
heights, and finishes are encouraged, located, easily assessable and passively
particularly in larger developments. This overlooked in order to provide safety and
could include minor variations such as security.
projections or canopies to avoid a Public open space within a development
repetitive streetscape. A full schedule of shall normally equate to 15% of the total
external finishes shall be provided. site area. In developments where the
standard of the open space is of a high
13.9.14 Climate Change and
quality due to its location, functionality,
Energy Efficiency and any additional detailing proposed e.g.
Buildings that are designed to adapt to paving, landscaping, or surfaced play
the potential impacts of climate change areas and equipment, a reduced rate of
such as flooding or increased open space may be acceptable. Such a
temperatures in addition to improving reduction will be assessed on a case-by-
energy efficiency are encouraged. Such case basis.
designs will result in a more resilient and For residential developments of up to five
adaptable building stock that will support dwelling units where the layout is of a
more sustainable communities and high quality and includes private open
lifestyles. space in excess of the minimum area
recommended there shall be no
13.9.15 Public Open Space requirement to provide public open
The provision of quality public open space.
spaces in a residential environment can
have multiple benefits to a local
neighbourhood.
Draft Louth County Development Plan 2021-2027
13-1013.9.16 Play Facilities in Residential Developments
Children should have access to safe and This shall include the necessary ducting
secure outdoor play opportunities that and wiring to facilitate the installation of
are accessible from their homes. Electric Vehicle charging points at a rate of
Children’s play areas include traditional 20% of total spaces.
playgrounds with formal play equipment A secure and conveniently located cycle
and natural play spaces with natural parking area shall be provided in
features that promote informal children’s apartment developments. This cycle
play. Developments of 50 units or more parking area shall be covered.
shall include proposals for the provision of There may be cases where a reduced car-
a dedicated children’s play area designed parking requirement may be appropriate
to the satisfaction of the Planning including in the following circumstances:
Authority. There is sufficient parking available in
13.9.17 Private Open Space the vicinity of the development to
cater for any shortfall;
An area of functional private open space is The nature of the development is
an important aspect of creating a quality such that existing parking spaces in
residential environment that provides a the vicinity could facilitate the dual
safe and secure outdoor area for children use of parking spaces, particularly if
and adults. New dwellings and apartments the development operated at off-
shall be provided with a functional area of peak times;
private open space as set out in Table The public transport links available
13.4. would reduce the demand for car
13.9.18 Car and Cycle Parking parking;
The central location of the
The car and cycle parking requirements development is such that the
for residential properties are set out in customers/residents/users of the
Tables 13.11 and 13.12 in this Chapter. development would be likely to walk
In new housing areas, car parking is or cycle.
normally provided to the front of A Transport Mobility Management Plan
properties creating a linear streetscape supporting any reduction in car parking
dominated by hard surfacing. would be required with any application
Consideration should be given to breaking where the quantum of parking is
these parking areas up by altering the car- significantly below that set out in the Car
parking layout in certain locations e.g. on Parking Standards.
corner sites to facilitate the provision of a In addition to the above, a reduction in
front garden area parking could be the parking requirement will be facilitated
provided up the side of a property. This where there would be a conflict between
would reduce the dominance of parking the conservation objectives of the
areas and introduce variety to the street Protected Structure or the Architectural
scene. Conservation Area and the car-parking
Any areas of communal parking shall be requirement, subject to the shortfall in
appropriately designed and conveniently parking being met by on-street parking in
located for residents with suitable lighting the vicinity.
provided.
Draft Louth County Development Plan 2021-2027
13-11Table 13.4: Private Open Space Requirements
Town Centre and Greenfield/Suburban
Unit Type
Infill/Brownfield locations locations
Minimum private open space Minimum private open
Dwelling
requirement (m²) space requirement (m²)
1-2 bedroom 50 60
3 or more bedroom 60 80
Apartments and Duplexes See table 13.5
13.9.19 Bin Storage 13.9.22 Lighting
Provision shall be made for the storage, All public lighting in new residential
segregation, and recycling of waste in developments shall be high performance
residential developments. Where low energy LED lanterns or any upgraded
communal bin facilities are being provided lantern as agreed with the Planning
they shall be conveniently located, Authority.
screened, and well ventilated.
13.9.23 Gated Communities
13.9.20 Public Art
Gated communities are communities or
Public Art in a development can positively developments where access to the public
contribute to the design quality of a is not readily available. They will generally
development and assist in creating a not be permitted, as they do not promote
sense of place. In residential permeability or integration with the
developments in excess of 100 units, surrounding neighbourhood.
developers will be encouraged to include
proposals for a piece of art that reflects 13.9.24 Taking in Charge
the heritage of the area. The policy and procedures for the Taking
13.9.21 Naming of in Charge of Housing Estates is set out in
Developments the Council policy document: Taking in
Charge Policy/Release of bond for
It shall be a condition of planning completed Private Housing Developments.
permission for new residential schemes Schools and New Residential
that the developer will submit a scheme Development
for the naming and numbering of the Any application for a development in
development prior to the commencement excess of 200 residential units shall
of development. The name of the include a report identifying the demand
development is required to reflect the for school places likely to be generated by
local or historical context in which it is the development and the demand for
located and will be required to get the existing schools in the area to cater for
approval of the Council’s Place Names this demand.
Committee. The name of the
development shall be clearly identified at
the entrance.
Draft Louth County Development Plan 2021-2027
13-1213.9.25 Childcare Facilities in New Residential Developments
The Guidelines on Childcare Facilities The suitability of a specific site for the
(2001) recommend that in larger development of apartments will be
residential developments that one considered on a case-by-case basis and
childcare facility (with a capacity of 20 will take account of the location, the
child places) is provided for every 75 prevailing pattern of development of the
residential units. These childcare facilities area, the proximity to local amenities and
shall be centrally located within a services, and the scale of development
development where there are pedestrian proposed.
and cycle links in addition to set Apartments shall generally be located in
down/drop off area for parents using a central urban areas within a reasonable
private car. walking distance (up to 15 minutes) of
The requirement for a crèche facility will town centres, public transport, or
take account of existing facilities in the employment areas. Outside of the central
area, local demographics, and the likely areas of towns, apartments are more
demand to be generated by the likely to form part of a larger residential
development. Input will also be received scheme than be a standalone
from the County Childcare Committee. development. However, there may be
Any application for a development that opportunities to provide smaller
does not include a crèche will require the apartment schemes on infill or brownfield
preparation of an evidence based report lands in these locations.
prepared in consultation with the County
Childcare Committee clearly
13.9.27 Design Standards for
demonstrating that there is sufficient New Apartments
childcare facilities available in the area. The Design Standards for New Apartments
In these instances and with the agreement (2018) set out the design criteria for
of the Council, developers will be required apartment developments. All applications
to provide in lieu, other community for apartments are required to
benefits by way of direct provision or demonstrate compliance with these
financial contribution. Guidelines and the Specific Planning Policy
Requirements. Details of the following
13.9.26 Apartments
design criteria are set out in the
Apartment developments can provide a Guidelines:
mix unit sizes and types that can meet the Location;
residential needs of a wide range of the Apartment mix;
population. They can also deliver higher Internal space and floor areas;
density developments that support the Dual aspect ratios;
delivery of more compact settlements. In Floor to ceiling height;
order to make apartment living more
Apartments to stair/lift core ratios;
appealing, the design, layout, and setting
Storage spaces;
of apartments need to be of a high
Amenity spaces; and
quality.
Car Parking.
Draft Louth County Development Plan 2021-2027
13-13For ease of reference, some of the key Principal dimensions of each room as
requirements of the Guidelines are as well as the aggregate floor areas;
follows1: Details of internal and external
A minimum of 33% of apartments in storage space;
any development shall be dual aspect; Quantum of proposed private
A minimum floor to ceiling height of amenity space;
2.7 metres is required on the ground Communal open space and
floor; Storage and collection of waste
Private amenity space shall primarily materials.
be accessible from the main living There may be cases where the
area in the form of requirements of these Guidelines cannot
balconies/terraces. be met. Subject to the design quality of
Communal amenity space shall be the development, these standards may be
provided; and relaxed in part. This will be assessed on a
For apartment schemes of 10 or more case-by-case basis. A supporting
units, the majority of apartments statement outlining why the development
must exceed the minimum floor area should be positively considered shall be
standard for any combination of the included with any application that does
relevant 1, 2, or 3 bedroom unit not meet all the requirements of the
types, by a minimum of 10%. Guidelines.
The minimum standards for floor areas,
13.9.29 General
private open space, and storage provision
that shall be required are set out in Table In order to reduce the maintenance
13.5. requirements of apartment
developments, careful consideration
13.9.28 Design Schedule should be made to the design and finishes
Any application for an apartment of the building(s).
development or a mixed-use development To prevent demands for the installation of
including apartments shall include a numerous satellite dishes, provision
schedule that provides the following should be made for locating communal or
information: individual dishes on less visible parts of
The number and type of apartments the building such as roof level.
and associated individual unit floor
1
areas; Please refer to the Design Standards for full
Details of apartment aspect (dual or details of the requirements.
single) and orientation;
Table 13.5: Standards for Apartments
Apartment Unit Type Floor Area Storage Private Open Space
Studio 37m² 3 m² 4 m²
One bedroom 45 m² 3 m² 5 m²
Two bedroom (3 person) 63 m² 5 m² 6 m²
Two bedroom (4 person) 73 m² 6 m² 7 m²
Three bedroom 90 m² 9 m² 9 m²
Draft Louth County Development Plan 2021-2027
13-1413.9.30 Mixed Use Development
In considering proposals for mixed-use The design of the building(s) shall be
developments, minimising any potential of a high quality and make a positive
conflict between uses, preserving, and contribution to the local streetscape
protecting amenity will be key and character. Innovative and
considerations. This includes issues such contemporary designs will be
as air quality, noise, and security. acceptable if it is demonstrated such
All commercial developments shall include designs would positively benefit the
measures to control the extraction of built environment;
fumes and odours. The design of new Impact on the residential amenities of
mixed-use buildings shall include provision surrounding properties such as the
for internal ducting or flues so that ground potential loss of daylight or
floor units have the potential for fumes to new/increased overlooking;
be extracted to and discharged at roof Private open space for existing and
level. proposed properties;
Car parking for existing and proposed
13.9.31 Infill and Backland
residential units shall be in
Development in Urban accordance with the car parking
Areas standards set out in Table 13.11 in
An infill site is a vacant or under-used area this chapter. Adequate circulation for
of land between existing buildings whilst a the parking and turning of vehicles
backland site is an area of land to the rear within the curtilage of sites should be
of existing buildings. provided; and,
The development of infill and backland The location and orientation of any
sites support the principles of compact building(s) and windows in such
growth and the consolidation of building(s) shall take cognisance of
development in existing built up areas. the potential of adjacent
When developing such lands it is infill/backland sites being developed
important to maintain a balance between and shall not prejudice the
preserving existing amenities and development potential of such lands.
neighbourhood character, and Whilst infill and backland development
implementing a policy of compact will normally be required to comply with,
development. Where opportunities arise Development Plan standards there may
for infill or backland development, the be circumstances where these standards
following considerations shall be taken can be relaxed, particularly if it will result
into account: in the development of vacant or under-
The prevailing density and pattern of utilised lands in central areas of towns
development in the immediate area and villages. This will be assessed on a
including plot sizes, building heights, case-by-case basis.
and the proportions of buildings;
Draft Louth County Development Plan 2021-2027
13-1513.9.32 Sub-division of Dwellings
The sub-division of an existing dwelling Whilst proposals for the redevelopment of
into self-contained units or apartments the buildings will normally be required to
will be considered based on the location meet the Development Plan Standards set
of the property, potential impact the out in this Draft Plan and the Design
development would have on the character Standards for New Apartments, it is
of the area and the amenities of recognised that in some cases it may be
surrounding properties, and the quality of difficult to retrofit older buildings to bring
accommodation to be provided for future them up to current residential standards.
occupants. Existing and proposed car Taking this into account, and subject to
parking provision will also be considered. the design quality of the development,
The sub-division of dwellings will normally there may be circumstances where the
be required to comply with Development design standards can be relaxed in part.
Plan Standards and the Design Standards This will be assessed on a case-by-case
for Apartments. basis. A supporting statement outlining
However, there may be circumstances why the development should be positively
where these standards can be relaxed due considered, shall be included with any
to the design and layout of the existing application that does not meet the all
building or if the development would requirements of the Guidelines.
bring vacant or under-utilised properties
13.9.34 House Extensions
back into use. This will be assessed on a
case-by-case basis, with consideration The extension or renovation of dwellings
given to the quality of the development. is generally encouraged and supported as
it results in the upgrade and/or
13.9.33 Town Centre Living improvement to an existing building,
As part of the strategy of promoting town maximises the existing building stock, and
centre living and improving the vibrancy is often more sustainable than the
and diversity of uses in town and village construction of a new dwelling unit.
centres, there will generally be a There is a broad range in the type and
presumption in favour of providing scale of extensions applied for in the
residential accommodation in the upper County. This is often dependent on the
floors of buildings in town and village location of the property (e.g. in an urban
centres. or rural environment), the house type of
Residential development may be the subject property, and the plot size of
considered at ground floor level in certain the property. Some of the extensions
circumstances or locations where there applied for include porches, sunrooms,
has been a sustained level of vacancy over installation of dormer windows, increase
a prolonged period. This will normally be in roof height, side, ground floor, and first
on lands outside the Core Retail Area of floor extensions.
town centres. The provision of such
accommodation will only be facilitated in
circumstances where it is demonstrated
the development would complement the
role of the town centre as a ‘destination’
for commercial, social, or cultural
activities.
Draft Louth County Development Plan 2021-2027
13-16Any application for the extension to or Private Open Space – An adequate
renovation of a property shall consider area of functional private open space
the following: shall be retained.
Scale – the scale of the extension Car Parking – Any loss of on-site car
shall normally be ancillary to the main parking shall not result in a
dwelling. There are, however, requirement for vehicular parking on
circumstances where an existing the public road, particularly in
property is limited in size (e.g. a single locations where there is no or limited
bedroom cottage) and a large additional on street parking available.
extension is required to allow it to be Services – If the property is served by
brought up to modern living an individual on-site wastewater
standards. Such developments will be treatment system this system must
considered on a case-by-case basis have the capacity to accommodate
and will require a sensitive design to any additional loading in accordance
ensure that the proposal will not with the requirements of the EPA
dominate the local streetscape and a Code of Practice: Wastewater
plot size that can absorb the Treatment Systems for Single Houses
development. (p.e. ≤ 10). This may result in the
Design – whilst the design of requirement for existing on-site
extensions shall normally reflect the systems to be upgraded to the
character of the existing property, current standards.
contemporary and innovative designs
that would make a positive
13.9.35 Family Flat /
contribution to the local streetscape Independent Living Unit
will be considered. A family flat or independent living unit is a
Privacy – Extensions shall not result in separate unit of living accommodation on
any new opportunities for the site of an existing dwelling unit used
overlooking into properties where no to accommodate an immediate family
previous overlooking existed unless member of the main household on the
appropriate separation distances can site. The construction of an extension or
be achieved and the extent of conversion of part of an existing house or
overlooking from an existing property garage/outbuilding to a family flat or
will not be significantly increased independent living unit shall comply with
because of the extension. the following requirements:
Daylight – Extensions shall not result Rationale – The need for the
in a significant decrease in daylight or development must be clearly set out.
sunlight entering a property. There Scale – The family flat shall be
may be instances where a daylight ancillary to the main dwelling and
and sunlight assessment will be shall be modest in size and scale with
required. This shall be carried out in a floor space that shall generally not
accordance with the exceed 50m².
recommendations of the BRE Integration – If attached to the main
Guidance ‘Site Layout Planning for dwelling an internal link shall be
Daylight and Sunlight’: A Guide to provided.
Good Practice (2011).
Draft Louth County Development Plan 2021-2027
13-17 Ownership – It shall not be sold or let Any application for such a development
as an independent unit and shall would require a clear rationale setting out
remain in the same ownership as the the reasons for the development, the
main dwelling on the site. intended use of the garage/building, and
Access – It shall not have a separate how it would integrate into the local
vehicular access. environment. These applications will be
Services – If the property is served by assessed on a case-by-case basis.
an individual on-site wastewater 13.9.37 Temporary Residential
treatment system this system must
have the capacity to accommodate
Structures
any additional loading in accordance Temporary residential structures such as
with the requirements of the EPA mobile homes, portacabins, and caravans
Code of Practice: Wastewater are considered to represent a substandard
Treatment Systems for Single Houses and haphazard form of accommodation.
(p.e. ≤ 10). This may result in the Permission will generally not be granted
requirement for existing on-site for such structures.
systems to be upgraded to the Where an application is received for such
current standards. accommodation on a site where
permission has been granted for a
13.9.36 Domestic Garages and
residential property the Planning
Outbuildings Authority may grant temporary
The purpose of garages and outbuildings permission for a temporary residential
within the curtilage of residential structure on the site such as a mobile
properties is normally for storage and home. As part of any permission for such
needs that are incidental to the dwelling a development, the temporary structure
on site. Whilst there has been an will be required to be removed from the
increasing demand for larger garages, it is site upon occupation of the dwelling.
important that any garage is Pigeon Lofts
proportionate to the existing property so The development of pigeon lofts will be
that it will integrate into the local required to take account of the potential
environment. Garages will normally be impact of the development on the
positioned to the side or rear of the amenities of any surrounding properties
dwelling and will be designed and finished and, in particular, any noise or odour
in materials that match the dwelling. related impacts. Any development of
The uses of garages will be strictly pigeon lofts shall consider the following:
controlled to uses incidental to the Lofts should be located as far as
residential property. possible from neighbouring
The Planning Authority will not normally properties and should not normally
grant planning permission for a garage or be within 5 metres of a boundary
outbuilding of a design or scale that is not abutting an adjacent property.
in proportion or in keeping with the The position and design of pigeon
existing dwelling. lofts shall strive to minimise and
avoid any adverse impact on the
amenities of surrounding properties.
Draft Louth County Development Plan 2021-2027
13-1813.9.38 Housing in the Open Countryside
13.9.38.1 Context
The countryside in Louth is a valuable 3. Lower Faughart, Castletown and
resource that provides a scenic landscape Flurry Bridge River Basins - landscapes
enjoyed by residents and visitors, and dictated by landform and drainage
farmland that delivers high quality areas;
agricultural produce. Whilst this Draft Plan 4. Louth Drumlins and Lake Areas -
acknowledges the desire of local residents contains the familiar rounded and
to live in the rural area, the provision of smooth hills associated with a
one-off housing in the open countryside drumlin landscape;
must be carefully managed in order to 5. Muirhevna Plain - a large plain
protect the landscape and countryside for occupying the midland region and
future generations to work in and enjoy. containing the most fertile
As we transition towards a low carbon agricultural farmland;
economy, we must also consider how the 6. Dundalk Bay (includes the salt
dispersed pattern of development marshes and mudflats) - landform is
associated with one off housing impacts quite flat and extends from Dundalk
on climate change and how rural to Dunany Point;
communities can reduce their carbon 7. Dunany, Boyne and Estuary Coast -
footprint and contribute to a more flat landscape with the exception of
sustainable way of living. the head at Clogherhead and
The following sections will set out the key Castlecoo Hill;
criteria to be considered when choosing a 8. Uplands of Collon and Monasterboice
site and designing a dwelling in the open - an elevated plateau rich in
countryside. archaeological monuments;
9. Boyne and Mattock Valley - slopes
13.9.39 Louth Countryside gradually down from Monasterboice
Louth has a diverse topography and varied and Collon with a lot of tree cover
landscape that includes an extensive and mature hedgerows concealing
coastline, upland, drumlin, and the landform of the area.
mountainous areas, lake areas, river More detailed information on these
systems and lands that are more low- unique areas can be accessed here.
lying. The Council’s Landscape Character In addition to the landscape character
Assessment, details of which are set out in areas there are also parts of the County
Chapter 8 Natural Heritage, Biodiversity, designated as Areas of Outstanding
and Green Infrastructure describes nine Natural Beauty (AONB) and Areas of High
distinct landscapes as follows: Scenic Quality (AHSQ) by reason of their
1. Cooley Lowlands and Coastal Areas - unspoilt natural landscape and scenic
relatively flat sloping to the sea; quality. The location of these designated
2. Carlingford Lough and Mountains areas are set out in Table 13.6.
(include West Feede Uplands and
Slieve Gullion) - mountainous area
and open moorland;
Draft Louth County Development Plan 2021-2027
13-19At the preliminary stages of identifying a vantage points (short and long distance
site, the Landscape Character Assessment views) and if the site is located along any
should be consulted to identify any listed views and prospects (see Chapter 8
sensitivities or distinct features and Natural Heritage, Biodiversity, and Green
characteristics associated with the Infrastructure).
landscape in which the site is located. It When choosing a site careful
should also be determined if the site lies consideration should be given as to how a
within an Area of Outstanding Natural dwelling in the chosen location would
Beauty or Area of High Scenic Quality. integrate into the surrounding landscape.
If the site is elevated or exposed with no
13.9.40 Criteria for
natural features to provide screening or a
Development in Areas backdrop, it may be difficult to design a
of Significant Cultural dwelling that would integrate into the
Value local landscape and therefore the site may
Section 13.26.9 sets out specific criteria not be suitable for development.
that is required to be considered for In addition to integration, the ability of
developments that are in proximity to the the landscape to absorb further
Brú na Bóinne UNESCO World Heritage development of one-off housing should
Site, the Tentative World Heritage Site of also be taken into account. If there is an
Monasterboice, and the Battle of the existing proliferation of one-off houses in
Boyne Battlefield Sites. the area, the local landscape may be at a
point where any further development
13.9.41 Site Selection would completely erode the rural
When identifying a site for a rural character of the area.
dwelling, it is recommended that an Evidence of over proliferation of housing
appraisal of the subject site and its includes the number of existing dwellings
surroundings be carried out. This includes in the area, the extent of intermittent
the physical features such as the views of dwellings, and the capacity of the
topography of the site and surrounding local road network to accommodate
area, soils, existing boundaries, prevailing further development.
wind direction and proximity to water Areas of the County where the character
bodies. Other considerations include, the of the countryside is under severe
presence of any ecology or heritage pressure or being extensively eroded will
features, how the site will be accessed, generally not be suitable for any further
the extent and distance to which the development of one-off housing.
development might be seen from public
Table 13.6: Areas of Outstanding Natural Beauty
Reference Area of Outstanding Natural Beauty (AONB)
AONB 1 Carlingford and Feede Mountains
AONB 2 Clogherhead and Port Oriel
Draft Louth County Development Plan 2021-2027
13-20Table 13.7: Areas of High Scenic Quality
Reference Area of High Scenic Quality (AHSQ)
AHSQ 1 Feede Mountains and Cooley Area
AHSQ 2 Monasterboice
AHSQ 3 Boyne Valley/King Williams Glen
AHSQ 4 Collon Uplands
AHSQ 5 Dunany
AHSQ 6 Ardee Bog
13.9.42 Ribbon Development
Ribbon development is a prevalent issue It is not respectful of the traditional
in the County that is having a detrimental settlement pattern, creates a built-up
impact on the character of the rural appearance thereby eroding the rural
landscape. The Sustainable Rural Housing character and further fragmenting
Guidelines define ribbon development as agricultural lands, reduces residential
five or more houses on any one side of a amenity standards and can have an
given 250 metres of road frontage. Ribbon impact on traffic safety.
development does not necessarily have to Backland Development will only be
be served by individual accesses nor have considered in Rural Policy Zones 1 and 2
a continuous or uniform building line. where the applicants’ site has been
Buildings sited back, staggered, or at owned by the family for at least 15 years
angles and with gaps between them can and the landholding is at least 1.5
still represent ribbon development, if they hectares. Only one dwelling will be
have a common frontage or they are permitted per landowner. Any backland
visually linked. development should be accompanied by a
In cases where a development would deed of right of way to the proposed
create or extend ribbon development, the dwelling and must not have a negative
proposal will not be considered impact on traffic safety.
favourably.
13.9.44 Visual Impact
13.9.43 Backland Development Assessments
The Council will not generally favour In some instances, the Planning Authority
proposals which involve development may request the preparation of a Visual
located to the rear of established Impact Assessment (VIA) particularly for
buildings, located along a private lane off proposals within sensitive/prominent
public roads and which introduce a areas including Areas of Outstanding
piecemeal form of backland development. Natural Beauty, Areas of High Scenic
This type of development results in a Quality, or along scenic routes, or
scattered arrangement of housing or development that may infringe upon
clustered to the rear of existing properties protected views and/or prospects (see
and often long laneways to reach the Chapter 8 Natural Heritage, Biodiversity,
properties. and Green Infrastructure).
Draft Louth County Development Plan 2021-2027
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