Louth County Development Plan 2021–2027

1. Page 471

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   Chapter 13 – Development Management Guidelines Louth County Development Plan 2021-2027 13-9 Spot Objective Number Location Objective high quality architectural design, scale and layout that will support the preservation and enhancement of the environmental quality of this sensitive landscape. 10 Clogherhead To support the redevelopment of these lands for residential development in a co-ordinated and comprehensive manner subject to compliance with the relevant standards and guidance set out in the County Development Plan. 11 (Spot Objective C of Dundalk LAP) Dundalk – Xerox junction, Dublin Road To provide for a mixture of higher order business uses supported by cafes/restaurants, community facilities, office, health care, residential, and business units. An area of 2.5 hectares shall be utilised as playing pitches and associated facilities and shall be delivered in tandem with any residential development on the lands. If in excess of 50% of the lands are to be utilised for residential development a community building shall also be provided. The playing pitches and community building shall be delivered in tandem with any residential development on the lands. In the event that the primary use of the lands shall be for residential development the developers shall engage with the Planning Authority in relation to the potential requirement for lands to be reserved for a school on the lands. This shall be factored into the design and layout of any development at an early stage to ensure it would be appropriately located. Individual shops in excess of 350m² gross floorspace or warehousing and distribution will not be considered appropriate. 12 (Spot Objective D of Dundalk LAP) Dundalk – East of the Fairways Hotel, Dublin Road Any planning application on these lands shall include an ecological assessment of existing wetland in this location. This ecological assessment shall include measures to protect and enhance the existing wetland, any measures and recommendations of the assessment shall be incorporated into the design and development of the lands. 13 (Spot Objective A of Dundalk LAP) Dundalk – Adjacent to Dundalk Racecourse To provide for the development of a retirement village. 14 (Spot Objective G of Dundalk LAP) Dundalk – Lands to the rear of St. Francis School This site is zoned ‘G1 Community Facilities’ to potentially facilitate an extension to St. Francis Primary School. Any development of the site shall include provision for active travel links from the Old Golf Links Road in order to improve permeability and connectivity in the area.

2. Page 472

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   Chapter 13 – Development Management Guidelines Louth County Development Plan 2021-2027 13-10 Spot Objective Number Location Objective 15 (Spot Objective H of Dundalk LAP) Lands west of Hill Street Bridge Any development within the Flood Zone in this location shall be restricted to the provision of a vehicular and active travel access and service roads with ancillary infrastructure and other ‘Less Vulnerable Development’ as set out in Table 3.1 of ‘The Planning System and Flood Risk Management Guidelines’ (2009). DEVELOPMENT MANAGEMENT STANDARDS The following Sections set out the key standards and guidance for different development types as follows: • Management of Construction Sites • Housing in Urban Areas • Housing in the Open Countryside • Temporary Residential Structures • Pigeon Lofts • Social and Community • Employment • Retail • Tourism Development • Transport • Environment • Energy and Telecommunications • Heritage • Water Services 13.7 MANAGEMENT OF CONSTRUCTION SITES It will be a requirement of any major planning permission for residential, community, employment or infrastructure related development that a management plan be prepared for the construction of the development. This will ensure the orderly construction of the development. The following details will be required: • Hours of operation; • Construction/phasing programme; • Traffic Management Plan; • Noise and dust mitigation measures; • Details of any construction lighting; and • The management of construction and demolition waste, which shall be in accordance with the requirements of the Best Practice Guidelines on the Preparation of Waste Management Plans for Construction & Demolition Projects (2006). 13.8 HOUSING IN URBAN AREAS 13.8.1 Introduction This Section sets out the standards that will apply to developments relating to residential uses including single and multiunit developments, mixed use developments, extensions and family flat extensions. There are specific Sections in this Chapter that provide guidance on transport, including access and car parking (see Section 13.16), water services (see Section 13.20) and sustainable drainage (see Section 13.20.4). These should also be reviewed when preparing an application for a development relating to residential uses.

3. Page 473

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   Chapter 13 – Development Management Guidelines Louth County Development Plan 2021-2027 13-11 The following guidance documents should be consulted when designing a residential development: i) The Guidelines on Quality Housing for Sustainable Communities, DEHLG, (2007); ii) Sustainable Residential Development and Compact Settlement Guidelines for Planning Authorities (2024) and any associated Design Manual. iii) National Policy on Architecture (DHLGH, 2022) iv) Sustainable Urban Housing: Design Standards for New Apartments, DHLGH (2023); v) Urban Development and Building Height Guidelines, DHPLG, (2018); vi) The Design Manual for Urban Roads and Streets, DTTAS and DECLG, (2013 and updated in 2019); and vii) Permeability Best Practice Guide, NTA, (2015). 13.8.2 Multi-Unit Residential Developments All multi-unit residential developments shall be designed and constructed in a way that supports community development, social interaction, as well as active and healthy lifestyles. 13.8.3 Context At the preliminary design stage, a contextual analysis shall be carried out assessing the relationship of the development with surrounding land uses in terms of design, scale and layout. This will assist in assessing how the development will integrate into the surrounding environment. 13.8.4 Density and Plot Ratio The standard method of calculating density is carried out by dividing the number of units by the gross site area, which gives the number of units per hectare. Appendix B of the Sustainable Residential Development and Compact Settlements Guidelines (DHLGH, 2024) pertains to ‘Measuring Residential Density’ and provides guidance on measuring/calculating densities. For developments where there is a mixture of apartments and houses, the plot ratio would be a more applicable method, as this is more reflective of the range of unit sizes. The plot ratio is calculated by dividing the total floor area of a development with the site area. The recommended density and plot ratios are set out in Table 13.3. In the Self-Sustaining Towns and Small Towns and Villages, the density and plot ratio of a development will be reflective of the character of the settlement and the existing pattern of development in the area. In designing a development, it is important that a higher density does not reduce the quality of the development. If there are site constraints such as topography or the shape of the site that compromise the quality of a development, the density/number of units may have to be reduced.

4. Page 474

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   Chapter 13 – Development Management Guidelines Louth County Development Plan 2021-2027 13-12 Table 13.3: Recommended Density and Plot Ratio 13.8.5 Site Coverage Site coverage relates to the percentage of the development site covered by buildings and structures (excluding public roads and footpaths) and is calculated by dividing the total area of ground covered by buildings by the total ground area within the site. This is a useful calculation in determining the ratio of the ground floor area of the building relative to the total site area. 13.8.6 Building Heights The ‘Urban Development and Building Height Guidelines’ (2018) support increased building heights in urban areas as part of the strategy of strengthening urban areas and creating more compact settlements. Proposals for higher buildings in urban areas will be considered on a case-by-case basis and will also have regard to Appendix D Design Checklist ‘Key Indicators of Quality Urban Design and Placemaking’ in the Sustainable Residential Development and Compact Settlement Guidelines (DHLGH, 2024) and any associated Design Manual. One of the key considerations will be the contribution the building of height will make to the local environment in which it will be located. A design statement shall be included with any application setting out details of the concept of the development, the scale, massing and built form of the building(s) and any impacts the development would have on the character of the neighbourhood in which it is located. Any potential impacts of the development on the microclimate such as wind patterns, daylight, air temperatures and humidity shall also be considered. 13.8.7 Layout The layout of residential developments shall consist of permeable, well connected streets and neighbourhoods where open spaces are functional, accessible, and centrally located and where walking and cycling are prioritised. Where feasible, new developments are encouraged to include pedestrian and cycle links to adjacent residential areas/commercial developments. Public transport access and any associated bus turning shall be incorporated into the design of any development where required. Consideration shall be given to existing street patterns and established building lines. In some instances, there may be a requirement to follow established patterns of development.

5. Page 475

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   Chapter 13 – Development Management Guidelines Louth County Development Plan 2021-2027 13-13 However, there may be instances where a deviation from such patterns would create variety in the street scene or improve the quality of a development. The front elevation of buildings shall normally be orientated towards the street to create an active street frontage that would ensure the passive surveillance of open spaces and footpaths. Any buildings on corner sites are encouraged to have a dual aspect, particularly at the entrance to a development. Roads and streets in residential areas shall be designed to reduce speeds, promote connectivity and permeability, and ensure there is a safe and comfortable environment for pedestrians and cyclists. Measures to reduce vehicle speeds shall be included in the initial designs rather than requiring the installation of traffic calming measures retrospectively. This can include horizontal and vertical deflections, shared surfaces, on-street parking, tighter corner radii, and on-street parking. All roads and streets shall be designed in accordance with the requirements of the Design Manual for Urban Roads and Streets (2019). 13.8.8 Design Statement A Design Statement shall be required for any development in excess of 10 residential units and shall include the following: i) The design principles and concept; ii) Supplementary information as set out in Appendix C of the Sustainable Residential Development and Compact Settlement Guidelines (DHLGH, 2024) and relevant to the subject application; iii) A design checklist as per Appendix D of the Sustainable Residential Development and Compact Settlement Guidelines (DHLGH, 2024); iv) Outline how the development is in accordance with the Development Plan policy objectives and standards. Applicants may wish to include photomontages and sketches to support their application. 13.8.9 Residential Amenity 13.8.9.1 Privacy Residential developments shall be designed to take account of the amenities of existing residents in the locality of a development area, in addition to the amenities of future residents of the development. When considering a planning application for residential development, a separation distance of at least 16 metres between opposing windows serving habitable rooms at the rear or side of houses, duplex units and apartment units, above ground floor level shall be maintained. Separation distances below 16 metres may be considered acceptable in circumstances where there are no opposing windows serving habitable rooms and where suitable privacy measures have been designed into the scheme to prevent undue overlooking of habitable rooms and private amenity spaces. This is dependent on the orientation, location, and internal layout of the development and its relationship with any surrounding buildings. Any applications for such developments will be assessed on a case-by-case basis. Where the front elevation of new properties in urban locations are close to or abut the public footpath, consideration shall be given to providing some form of buffer such as a planting strip between the property and the footpath where this is feasible.

6. Page 476

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   Chapter 13 – Development Management Guidelines Louth County Development Plan 2021-2027 13-14 13.8.10 Daylight and Sunlight Care shall be taken in the design of residential developments to ensure adequate levels of natural light can be achieved in new dwellings and unacceptable impacts on light to nearby properties are avoided. The European Daylighting Standard is set out in EN17037:2018 and provides a harmonised standard for daylighting in buildings. The UK National Annex BS EN17037:2019 and the associated BRE Guide 209 2022 Edition (June 2022) provide useful guidance with regard to daylighting and sunlighting of new developments in accordance with the requirements of EN17037:2018. These publications and any relevant future standards or guidance specific to the Irish context shall be utilised in ensuring the recommended standards of daylighting in new developments are provided. Section 6.7 of the ‘Apartment Guidelines’ states that where a proposal may not be able to fully meet all the requirements of the daylight provisions, this must be clearly identified and a rationale for any alternative, compensatory design solution must be set out, in respect of which the planning authority should apply their discretion, having regard to local factors including site specific constraints and the balancing of that assessment against the desirability of achieving wider planning objectives. 13.8.11 Boundary Treatment Boundary treatments in residential developments shall consist of the following: i) The rear boundary shall consist of a 2 metre high block wall; ii) Side boundaries between properties shall be 2 metres in height. If timber boundaries are to be used they must be bonded and supported by concrete posts; iii) Walls bounding any public areas shall be rendered and capped on both sides; and iv) Front boundaries along the estate road and between properties shall be agreed as part of the planning application. They can be open plan, planted, consist of a low-level wall or railing, or as otherwise agreed with the Planning Authority. 13.8.12 Landscaping Landscaping proposals shall be included with all applications. This includes a full schedule of all planting to be carried out and a timescale for planting. If any trees or hedgerows are to be retained this shall be clearly detailed on drawings. Where existing trees are required to be removed to facilitate a development, replacement native trees at a ratio of 5:1 shall be planted in Drogheda and Dundalk, with a requirement of 10:1 in the County area. On smaller, more constrained sites where there is limited space/opportunities for planting new trees, consideration may be given to reducing the ratio of trees to be planted on an application site if an alternative location for the shortfall of trees to be planted is identified and the consent of the landowner, on whose lands the trees are to be planted, is provided as part of a planning application. Any planting shall consist of native species (trees, hedgerow, shrubs, and wildflowers) and low maintenance pollinator friendly perennials.

7. Page 477

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   Chapter 13 – Development Management Guidelines Louth County Development Plan 2021-2027 13-15 13.8.13 Dwelling Design, Size and Mix To support a variety of household types and tenures, new residential developments, and in particular larger schemes in excess of 25 units shall endeavour to provide an appropriate mix of residential accommodation. Greater consideration shall be given to providing suitable accommodation for older persons and people with a disability. This includes adaptable homes that can be altered to meet the needs of residents through the different stages of life. Developments in excess of 50 units are encouraged to provide single storey units to meet the needs of older persons. Residential developments in excess of 100 units will be required to provide at least one single storey unit for every 100 residential units unless it can be demonstrated by an appropriately qualified professional that there is no demand for this type of accommodation. All residential developments shall be designed to a high standard. Modern and innovative designs that have a positive impact on the surrounding streetscape are encouraged. In order to create variety in the streetscape a mixture of building types, heights and finishes are encouraged, particularly in larger developments. This could include minor variations such as projections or canopies to avoid a repetitive streetscape. A full schedule of external finishes shall be provided. 13.8.14 Climate Change and Energy Efficiency Buildings that are designed to adapt to the potential impacts of climate change such as flooding or increased temperatures in addition to improving energy efficiency are encouraged. Such designs will result in a more resilient and adaptable building stock that will support more sustainable communities and lifestyles. 13.8.15 Public Open Space The provision of quality public open spaces in a residential environment can have multiple benefits to a local neighbourhood. These open spaces can add to the attractiveness of an area by creating a sense of place. If designed and located appropriately, they can become an integral part of a development that promotes social interaction and physical activity, whilst also providing important links and connections within the development and to surrounding neighbourhoods. They can also be used to support and improve biodiversity in neighbourhoods. Open space can include passive areas of green space that consist of landscaped areas that soften the streetscape and more active areas where children can play and adults can walk. In order to maximise the potential use of areas of open space they should be functional, conveniently located, easily accessible and passively overlooked in order to provide safety and security. Public open space provision in the range of 10-15% of the net site area shall be provided. Applicants and developers are advised that the quality of open space proposed in a development will be a determining factor in the quantum of public open space that the Planning Authority will consider acceptable. Any development proposing 10% public open space will only be considered acceptable where the Planning Authority are satisfied that this space is of a high quality, is

8. Page 478

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   Chapter 13 – Development Management Guidelines Louth County Development Plan 2021-2027 13-16 functional, and will contribute to creation of a sense of place. In the case of sites that contain significant heritage, landscape or recreational features and sites that have specific nature conservation requirements, a higher proportion of public open space may need to be retained. In such areas the public open space provision shall normally equate to 15% of the net site area. It is recognised that there will be circumstances where there will be challenges in providing the required public open space. This will be particularly prevalent on infill and brownfield sites in centrally located areas in towns and villages where the plot size and/or site dimensions can reduce the opportunities for providing public open space. In such circumstances the Planning Authority will consider setting aside or reducing the public open space requirement within a development. This will be assessed on a case-by-case basis and will take account of existing amenities and facilities within the general vicinity of the application site. For residential developments of up to five dwelling units where the layout is of a high quality and includes private open space in excess of the minimum area recommended there shall be no requirement to provide public open space. 13.8.16 Play Facilities in Residential Developments Children should have access to safe and secure outdoor play opportunities that are accessible from their homes. Children’s play areas include traditional playgrounds with formal play equipment and natural play spaces with natural features that promote informal children’s play. Developments of 50 units or more shall include proposals for the provision of a dedicated children’s play area designed to the satisfaction of the Planning Authority. 13.8.17 Private Open Space An area of functional private open space is an important aspect of creating a quality residential environment that provides a safe and secure outdoor area for children and adults. A graduated and flexible approach that supports the development of compact housing and takes account of the value of well-designed private and semi-private open space should be applied in the design of residential developments. New dwellings and apartments shall be provided with a functional area of private open space as set out in Table 13.4. In circumstances where it can be demonstrated to the Planning Authority that a high standard of amenity can be provided for future residents, consideration may be given to the provision of semi-private open space in lieu of private open space. This semi-private open space shall be integrated and accessible to the housing units it will serve. In such circumstances at least 50% of the minimum private open space per unit as set out in Table 13.4 shall be provided. The maximum area of semi-private open space that can be provided per unit is also set out in Table 13.4. Table 13.4: Minimum Private Open Space Standards House Minimum Private Open Space sq.m Maximum Semi-Private Open Space sq.m (in lieu) 1 bed 20 10 2 bed 30 15 3 bed 40 20

9. Page 479

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   Chapter 13 – Development Management Guidelines Louth County Development Plan 2021-2027 13-17 4 bed + 50 25 Apartments and Duplexes See Table 13.15 Case by case basis 13.8.18 Car and Cycle Parking The car and cycle parking requirements for residential properties are set out in Tables 13.11 and 13.12 in this chapter. In new housing areas, car parking is normally provided to the front of properties creating a linear streetscape dominated by hard surfacing. Consideration should be given to breaking these parking areas up by altering the car parking layout in certain locations e.g. on corner sites to facilitate the provision of a front garden area parking could be provided up the side of a property. This would reduce the dominance of parking areas and introduce variety to the street scene. Any areas of communal parking shall be appropriately designed and conveniently located for residents with suitable lighting provided. In communal parking areas the necessary ducting and wiring to facilitate the installation of Electric Vehicle charging points shall be provided at a rate of 20% of total spaces. (See section 13.16.9 for further details). A secure and conveniently located cycle parking area shall be provided in apartment developments. This cycle parking area shall be covered. There may be cases where a reduced car parking requirement may be appropriate including in the following circumstances: • There is sufficient parking available in the vicinity of the development to cater for any shortfall; • The nature of the development is such that existing parking spaces in the vicinity could facilitate the dual use of parking spaces, particularly if the development operated at off-peak times; • The public transport links available would reduce the demand for car parking; and • The central location of the development is such that the customers/residents/users of the development would be likely to walk or cycle. A Transport Mobility Management Plan supporting any reduction in car parking would be required with any application where the quantum of parking is significantly below that set out in the Car Parking Standards. In addition to the above, a reduction in the parking requirement will be facilitated where there would be a conflict between the conservation objectives of the Protected Structure or the Architectural Conservation Area and the car parking requirement, subject to the shortfall in parking being met by on-street parking in the vicinity. 13.8.19 Bin Storage Provision shall be made for the storage, segregation and recycling of waste in residential developments. Where communal bin facilities are being provided they shall be conveniently located, screened, and well ventilated. 13.8.20 Public Art Public Art in a development can positively contribute to the design quality of a development and assist in creating a sense of place. In residential

10. Page 480

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    Chapter 13 – Development Management Guidelines Louth County Development Plan 2021-2027 13-18 developments in excess of 100 units, developers will be encouraged to include proposals for a piece of art that reflects the heritage of the area. 13.8.21 Naming of Developments It shall be a condition of planning permission for new residential schemes that the developer will submit a scheme for the naming and numbering of the development prior to the commencement of development. The name of the development is required to reflect the local or historical context in which it is located and will be required to get the approval of the Council’s Place Names Committee. The name of the development shall be clearly identified at the entrance. 13.8.22 Lighting All public lighting in new residential developments shall be high performance low energy LED lanterns or any upgraded lantern as agreed with the Planning Authority. 13.8.23 Gated Communities Gated communities are communities or developments where access to the public is not readily available. They will generally not be permitted, as they do not promote permeability or integration with the surrounding neighbourhood. 13.8.24 Taking in Charge The policy and procedures for the Taking in Charge of Housing Estates is set out in the Council policy document: Taking in Charge Policy/Release of bond for completed Private Housing Developments. 13.8.25 Schools and New Residential Development Any application for a development in excess of 200 residential units shall include a report identifying the demand for school places likely to be generated by the development and the demand for existing schools in the area to cater for this demand. 13.8.26 Childcare Facilities in New Residential Developments The Guidelines on Childcare Facilities (2001) recommend that in larger residential developments that one childcare facility (with a capacity of 20 child places) is provided for every 75 residential units. These childcare facilities shall be centrally located within a development where there are pedestrian and cycle links in addition to a set down/drop off area for parents using a private car. The requirement for a crèche facility will take account of existing facilities in the area, local demographics, and the likely demand to be generated by the development. Input will also be received from the County Childcare Committee. Any application for a development that does not include a crèche will require the preparation of an evidence based report prepared in consultation with the County Childcare Committee clearly demonstrating that there is sufficient childcare facilities available in the area. In these instances and with the agreement of the Planning Authority, developers will be required to provide in lieu, other community benefits by way of direct provision or financial contribution.

Source Louth County Council: Louth County Development Plan 2021–2027 (2021–2027) · Licence the publisher's termsText read from the publisher’s PDF; tables, maps and drawings do not survive as text, and page numbers are the PDF’s (its first page is 1). Check the original before relying on a passage.