Development plan · Louth County Council
Louth County Development Plan 2021–2027
The council's development plan written statement: its strategy, policies, objectives and development standards.
Louth County Council · 2021–2027 · 548 pages
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- Chapter 13 – Development Management Guidelines Louth County Development Plan 2021-2027 13-1 13 – DEVELOPMENT MANAGEMENT GUIDELINES 13.1 INTRODUCTION This Chapter sets out the standards and guidelines which will be applied in the assessment of development proposals. The land use zoning categories and associated objectives and guidance are also provided. Applications will be assessed against the policy objectives in the preceding chapters, the Settlement Statements in Volume 2 and the qualitative and quantitative standards set out in this Chapter. Qualitative standards include design, layout, permeability and built form, whilst the quantitative standards include density, plot ratio and traffic standards. The fundamental aim is to achieve high standards in design and to build sustainable, healthy communities where people can enjoy a high quality of life. In addition to these standards, more detailed guidance has been published by government Departments and agencies including the: • Department of Housing, Local Government and Heritage; • Department of Education; • Department of Transport,; • Environmental Protection Agency; • National Transport Authority; and • Transport Infrastructure Ireland. Any guidance published by Departments and agencies shall be considered in conjunction with the standards and guidance in this chapter. 13.2 PRE-PLANNING Section 247 of the Planning and Development Act 2000 (as amended) sets out the formal procedures for preplanning. The Planning Authority encourages applicants to engage in preplanning discussions and will endeavour to facilitate such discussions as required. 13.3 ENVIRONMENTAL ASSESSMENTS 13.3.1 Appropriate Assessment (AA) The Birds and Habitats Directives set out procedures and obligations in relation to nature conservation management in European Sites and the habitats and species therein. This includes a requirement to consider the potential nature conservation implications of any plan or project on the Natura 2000 site network. The process by which the possible effects of a plan or project, in combination with other plans and projects, on the Natura 2000 network are considered is known as Appropriate Assessment. The obligation to undertake Appropriate Assessment is set out in Article 6(3) and 6(4) of the Habitats Directive. Further details on Appropriate Assessment are available in the ‘Appropriate Assessment of Plans and Projects in Ireland: Guidance for Planning Authorities’.
- Chapter 13 – Development Management Guidelines Louth County Development Plan 2021-2027 13-2 13.3.2 Environmental Impact Assessment (EIA) The requirement for Environmental Impact Assessment (EIA) has its origins in European Directives. It is the process of examining the potential effects of a proposed project on the receiving environment. Annex I and Annex II of the EIA Directive sets out the list of projects for which EIA is required. The Annex I and Annex II projects have been transposed into Section 5 (Parts 1 and 2) of the Planning and Development Regulations 2001 (as amended). Projects listed in Part 1 of the Planning and Development Regulations 2001 (as amended) require EIA if the stated threshold has been met or exceeded or if no thresholds are set. Projects listed in Part 2 also require EIA if the stated threshold has been met or exceeded or if no thresholds are set. Sub-threshold developments listed in Part 2 require screening for EIA. An Environmental Impact Assessment Report (EIAR) is required to be prepared by the developer for developments for which EIA is required. This report is required to be examined, evaluated, and assessed by the competent authority. Further guidance on EIA is set out in the ‘Guidelines for Planning Authorities and An Bord Pleanála on carrying out Environmental Impact Assessment’. The Environmental Protection Agency (EPA) published ‘Guidelines on the Information to be contained in Environmental Impact Assessment Reports’ in 2017. At the time of writing, these Guidelines were at Draft stage. 13.3.3 Flood Risk Assessment Where a risk of flooding may be an issue for a development, a Flood Risk Assessment appropriate to the scale and nature of the development and the risks arising will normally be required. The detailed Site Specific Flood Risk Assessment should quantify the risks and effects of any necessary mitigation, together with the measures needed or proposed to manage residual risks. 13.4 CROSS CUTTING THEMES The principles of sustainable design and the creation of healthy, attractive and sustainable communities are a cross cutting theme of this Plan. These principles will be a central element of the assessment of planning applications. Developers, homeowners and designers should consider these principles in the design of new or extensions to existing buildings, streets and communities. This includes embracing the principles of Universal Design in order to ensure homes and buildings are adaptable for people as they get older, making buildings more energy efficient and resilient to the potential impacts of climate change and providing for the integration of new developments with established areas to improve connectivity and permeability. Proposals for Sustainable Urban Drainage Systems (SuDS) shall also be incorporated into the design of public spaces, where appropriate.
- Chapter 13 – Development Management Guidelines Louth County Development Plan 2021-2027 13-3 13.5 MASTERPLANS The purpose of a Masterplan is to provide a vision and conceptual guide for the longterm 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. Masterplans 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. The design and construction of a development area in accordance with an agreed Masterplan will ensure that ad hoc and piecemeal development is avoided and that the required infrastructure, services, and facilities are delivered in tandem with any residential, commercial or employment development. Masterplans shall be prepared by landowners/developers and agreed with the Planning Authority. Depending on the size of the land parcel, the land use zoning(s) and infrastructural requirements, the level of detail required in a Masterplan will vary. The following information shall be included: • Masterplan area in hectares and a breakdown of land use of each land use zoning by area; • Details of landowners in the Masterplan area; • Conceptual layout and design brief; • Key challenges in the development of the Masterplan area; • Building types and design (approximate unit numbers for residential development and commercial floor space/building heights in a mixed use development); • Connectivity and permeability including pedestrian, vehicular and cycle access; • Service arrangements including water, waste water and surface water; • Any potential upgrades to infrastructure required to facilitate the development of the Masterplan area; • Any potential environmental constraints such as flooding, archaeology, or the location of the Masterplan within or in proximity to a European Site; • The proposed phasing arrangements for the development of the Masterplan area including the provision of necessary community or physical infrastructure in tandem with residential or commercial development; • Proposals for Sustainable Urban Drainage Systems (SuDS) shall be incorporated into the Masterplan area; and • Any other information considered necessary. The Planning Authority will endeavour to work closely with key stakeholders including landowners, developers and infrastructure agencies to progress Masterplans and secure the development of the Masterplan area.
- Chapter 13 – Development Management Guidelines Louth County Development Plan 2021-2027 13-4 In the larger settlements of the County, there are large parcels of undeveloped lands zoned for residential and employment uses. A Masterplan will normally be required to be agreed on these land blocks, to ensure there is a framework in place setting out how the area will be developed. This includes access points, internal road layouts, sustainable transport provision, connectivity and permeability with surrounding areas, water services infrastructure, open space provision and the design and layout of buildings. The written agreement of all landowners in a Masterplan area is normally required. Where this cannot be achieved consideration may be given to the preparation of a Masterplan in a specific location within the overall land parcel of the Masterplan area. This will only be considered where a clear rationale is provided explaining the reasons why the Masterplan for the entire land parcel cannot be considered. This rationale would have to demonstrate to the Council that this approach would not undermine the development of the wider Masterplan area. This may not be feasible in Masterplan areas where there are multiple land use zoning objectives and the build out of the lands requires the provision of a range of infrastructure e.g. social, community, transport or water services infrastructure in tandem with employment and/or residential development. Any Masterplan that is specific to a location within the overall land parcel of the Masterplan area shall be required to demonstrate the relationship of the subject lands with the wider lands in the overall Masterplan area and shall clearly set out future access points (vehicular, cycling and pedestrian), and service and utilities provision and connections in order to ensure a co-ordinated and holistic approach is taken to the future development of the lands. There may be instances where Section 28 guidance that is referenced in Masterplans or Framework Plans is superseded by updated guidance. Additional Section 28 guidance may also be published that is relevant to specific Masterplans or Framework Plans. When this situation arises, the most up to date guidance shall be used in the preparation and assessment of planning applications relevant to the Masterplan or Framework Plan area. Landowners or developers shall engage with the Planning Authority at the early stage of the design process to determine if a Masterplan is required. The larger Masterplan areas in the County are outlined in Table 13.1.
- Chapter 13 – Development Management Guidelines Louth County Development Plan 2021-2027 13-5 Table 13.1: Masterplan Areas Master Plan Number Settlement General Description Status 1 Dundalk Mullagharlin Masterplan – this consists of c.434 hectares of land situated between the M1 and the eastern edge of the Dublin Road c.2km south of Dundalk town centre. Approximately 267 hectares of the lands remain undeveloped. The implementation of the Masterplan is ongoing at the time of writing, with a range of businesses and educational uses situated within the Framework Plan Area including in the IDA Park, Xerox Business Park, and DkIT campus. Any future development taking place within the Masterplan Area shall comply with the requirements of this Masterplan or any updated Plan. See Appendix 4 of the Dundalk LAP for more details Adopted March 2025 2 Dundalk Mount Avenue Masterplan – this consists of an area of c.35 hectares of land to the north-west of Dundalk town centre with frontage onto Mount Avenue, Greyacre Road and Castletown Road. The lands are zoned for residential and open space uses with a requirement for neighbourhood and community facilities as set out in Spot Objective F. Castletown Motte, a heritage site of national importance is adjacent to the Masterplan area. Trees of Special Amenity Value are also identified in the northwestern corner of the site. The key principles of any Masterplan will be to establish a coordinated approach to the development of the lands that will include a mix of housing options that will support a sustainable community, the provision of a linear park, the provision of education facilities and local neighbourhood and community facilities. The Masterplan shall include provision for the delivery of new/upgraded road infrastructure including new Link Roads within the Masterplan area and shall demonstrate how this road will tie in with the alignment of link roads outside of the Masterplan area. See Section 3.2.1 of the Dundalk LAP for more details. Under preparation 2025
- Chapter 13 – Development Management Guidelines Louth County Development Plan 2021-2027 13-6 Master Plan Number Settlement General Description Status 3 Drogheda Northern Environs Masterplan – this Masterplan was agreed in 2006 and consists of an extensive land bank of c.254 hectares to the north of the town centre. The Masterplan provides for a wide range of uses including residential a, open space, employment, neighbourhood and community facilities. A linear park and sport and recreation facilities were also to be provided. The development of this Masterplan area is dependent on the construction of the Port Access Northern Cross Route and water services infrastructure. To date small pockets of the Masterplan area have been developed. Agreed 2006 4 Ardee North-East Masterplan – this consists of residential and employment lands to the north east of the town centre. This Masterplan sets out details of the access and internal road layout of the lands in addition to a conceptual layout of the residential areas. Agreed 2008 5 Dunleer Lands East of town centre – these lands have been identified as an expansion area of the town centre with potential to accommodate a mix of commercial activity and ancillary residential development. Awaiting preparation 6 Dunleer South-West employment area – these lands have been identified for employment uses. Awaiting preparation
- Chapter 13 – Development Management Guidelines Louth County Development Plan 2021-2027 13-7 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 Number Location Objective 1 (Spot Objective E of Dundalk LAP) Dundalk - Raynoldstown Village To require the provision of a neighbourhood centre with associated community uses within the Raynoldstown Village development. No more than 1,000 units in the Raynoldstown Village development shall be occupied until development has commenced on the neighbourhood centre and permission has been granted for a community building. This shall be implemented through the Development Management process with any planning application in Raynoldstown Village required to include details of the number of residential units complete and occupied/unoccupied and the number of units under construction at the time the application is made. A Masterplan shall be prepared for the remaining undeveloped lands in Raynoldstown Village east of the L‐7165‐0 (Western Infrastructure Road). This Masterplan shall set out the proposed land uses for the remaining undeveloped lands with an indicative layout of the land uses included. An outdoor play area for children shall be provided in a central location within the Raynoldstown Village development. A phasing programme shall be agreed as part of this Masterplan, with the occupation of units linked to the delivery of the outdoor play area and neighbourhood centre. The Masterplan shall ensure that the undeveloped lands provide for permeability and connectivity with the surrounding lands that are developed/under construction or have an extant permission. 2 (Spot Objective B of Dundalk LAP) Dundalk – East of Red Barns Road To preserve the ecological value and character of the lands and to provide appropriate recreational and amenity facilities.
- Chapter 13 – Development Management Guidelines Louth County Development Plan 2021-2027 13-8 Spot Objective Number Location Objective 3 (Spot Objective F of Dundalk LAP) Dundalk - Mount Avenue Masterplan area To require the provision of neighbourhood and community facilities in a centrally located part of the Masterplan area convenient for future residents. These facilities shall be adjacent to each other to promote synergy between the uses. The neighbourhood facilities shall consist of a Neighbourhood Centre, consisting of a local shop(s) and services with the potential uses and floorspaces to be based on the ‘Generally Permitted’ or ‘Open for Consideration’ uses for B2 Neighbourhood Centre land use zoning as set out in the County Development Plan. Community Facilities shall consist of a 1.3 hectare site to be reserved for future education facilities (i.e. school or other educational use). A playing pitch shall also be provided, with an opportunity to co-locate this pitch with the future school (education facility). 4 Ardee To provide a public park with a minimum area of 12 acres (4.9 hectares) as part of a residential development. 5 Ardee To provide for the development of housing for older persons, specifically designed for flexibility and adaptability to accommodate the physical and cognitive needs of residents as they develop over time. 6 Drogheda To provide a minimum of 40% of public open space as part of any residential development on these lands. 7 Drogheda To provide a mixed use development which will reinvigorate this underutilised site and deliver significant physical, economic, social, and conservation benefits. Any planning application on these lands shall include proposals for the reuse and restoration of the Protected Structures on the site. The total number of residential units on these lands shall not exceed 80. Any application for residential development shall include proposals for the restoration of the Protected Structures, which shall take place in a timely manner alongside the delivery of any residential development. 8 Ardee Provision of a Masterplan for the development of the lands. 9 Carlingford To support any proposal for a community or recreational facility on these lands subject to any development being of a
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