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 13-19 13.8.27 Apartments Apartment developments can provide a mix of unit sizes and types that can meet the residential needs of a wide range of the population. They can also deliver higher density developments that support the delivery of more compact settlements. In order to make apartment living more appealing, the design, layout and setting of apartments need to be of a high quality. The suitability of a specific site for the development of apartments will be considered on a case-by-case basis and will take account of the location, the prevailing pattern of development of the area, the proximity to local amenities and services, and the scale of development proposed. Apartments shall generally be located in central urban areas within a reasonable walking distance (up to 15 minutes) of town centres, public transport, or employment areas. Outside of the central areas of towns, apartments are more likely to form part of a larger residential scheme than be a standalone development. However, there may be opportunities to provide smaller apartment schemes on infill or brownfield lands in these locations. 13.8.28 Design Standards for New Apartments The Design Standards for New Apartments (2023) set out the design criteria for apartment developments. All applications for apartments are required to demonstrate compliance with these Guidelines and the Specific Planning Policy Requirements. Details of the following design criteria are set out in the Guidelines: • Location; • Apartment mix; • Internal space and floor areas; • Dual aspect ratios; • Floor to ceiling height; • Apartments to stair/lift core ratios; • Storage spaces; • Amenity spaces; and • Car parking. For ease of reference, some of the key requirements of the Guidelines are as follows1: • A minimum of 33% of apartments in any development shall be dual aspect; • A minimum floor to ceiling height of 2.7 metres is required on the ground floor; Private amenity space shall primarily be accessible from the main living area in the form of balconies/ terraces. Where feasible covered balconies or ‘Winter Gardens’ shall be considered in apartments for older persons; • Communal amenity space shall be provided; and • For apartment schemes of 10 or more units, the majority of apartments must exceed the minimum floor area standard for any combination of the relevant 1, 2, or 3 bedroom unit types, by a minimum of 10%. The minimum standards for floor areas, private open space, and storage provision that shall be required are set out in Table 13.5. ____________________________ 1 Please refer to the Design Standards for full details of the requirements.
- Chapter 13 – Development Management Guidelines Louth County Development Plan 2021-2027 13-20 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 13.8.29 Design Schedule Any application for an apartment development or a mixed-use development including apartments shall include a schedule that provides the following information: • The number and type of apartments and associated individual unit floor areas; • Details of apartment aspect (dual or single) and orientation; • Principle dimensions of each room as well as the aggregate floor areas; • Details of internal and external storage space; • Quantum of proposed private amenity space; • Communal open space; and • Storage and collection of waste materials. There may be cases where the requirements of these standards cannot be met. Subject to the design quality of the development, these standards may be relaxed in part. This will be assessed on a case-by-case basis. A supporting statement outlining why the development should be positively considered shall be included with any application that does not meet all the requirements of the standards. 13.8.30 General In order to reduce the maintenance requirements of apartment developments, careful consideration should be made to the design and finishes of the building(s). To prevent demands for the installation of numerous satellite dishes, provision should be made for locating communal or individual dishes on less visible parts of the building such as roof level. 13.8.31 Mixed Use Development In considering proposals for mixed-use developments, minimising any potential conflict between uses, preserving, and protecting amenity will be key considerations. This includes issues such as air quality, noise and security. All commercial developments shall include measures to control the extraction of fumes and odours. The design of new mixed-use buildings shall include provision for internal ducting or flues so that ground floor units have the potential for fumes to be extracted to and discharged at roof level. 13.8.32 Infill and Backland Development in Urban Areas An infill site is a vacant or under-used area of land between existing buildings whilst a backland site is an area of land to the rear of existing buildings. The development of infill and backland sites support the principles of compact growth and the consolidation of development in existing built up areas. When developing such lands it is important to maintain a balance between preserving existing amenities and neighbourhood character, and implementing a policy of compact development.
- Chapter 13 – Development Management Guidelines Louth County Development Plan 2021-2027 13-21 Where opportunities arise for infill or backland development, the following considerations shall be taken into account: • The prevailing density and pattern of development in the immediate area including plot sizes, building heights, and the proportions of buildings; • The design of the building(s) shall be of a high quality and make a positive contribution to the local streetscape and character. Innovative and contemporary designs will be acceptable if it is demonstrated such designs would positively benefit the built environment; • Impact on the residential amenities of surrounding properties such as the potential loss of daylight or new/increased overlooking; • Private open space for existing and proposed properties; • Car parking for existing and proposed residential units shall be in accordance with the car parking standards set out in Table 13.11 in this chapter. Adequate circulation for the parking and turning of vehicles within the curtilage of sites should be provided; and • The location and orientation of any building(s) and windows in such building(s) shall take cognisance of the potential of adjacent infill/backland sites being developed and shall not prejudice the development potential of such lands. Whilst infill and backland development will normally be required to comply with Development Plan standards there may be circumstances where these standards can be relaxed, particularly if it will result in the development of vacant or underutilised lands in central areas of towns and villages. This will be assessed on a case-by-case basis. 13.8.33 Sub-division of Dwellings The sub-division of an existing dwelling into self-contained units or apartments will be considered based on the location of the property, the potential impact the development would have on the character of the area and the amenities of surrounding properties, and the quality of accommodation to be provided for future occupants. Existing and proposed car parking provision will also be considered. The sub-division of dwellings will normally be required to comply with Development Plan Standards and the Design Standards for Apartments. However, there may be circumstances where these standards can be relaxed due to the design and layout of the existing building or if the development would bring vacant or underutilised properties back into use. This will be assessed on a case-by-case basis, with consideration given to the quality of the development. 13.8.34 Town Centre Living As part of the strategy of promoting town centre living and improving the vibrancy and diversity of uses in town and village centres, there will generally be a presumption in favour of providing residential accommodation in the upper floors of buildings in town and village centres. Residential development may be considered at ground floor level in certain circumstances or locations where there has been a sustained level of vacancy over a prolonged period. This will normally be on lands outside the Core Retail Area of town centres.
- Chapter 13 – Development Management Guidelines Louth County Development Plan 2021-2027 13-22 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. Whilst proposals for the redevelopment of the buildings will normally be required to meet the Development Plan Standards set out in this Plan and the Design Standards for New Apartments, it is recognised that in some cases it may be difficult to retrofit older buildings to bring them up to current residential standards. Taking this into account, and subject to the design quality of the development, there may be circumstances where the design standards can be relaxed in part. This will be assessed on a case-by-case basis. A supporting statement outlining why the development should be positively considered shall be included with any application that does not meet all the requirements of the Guidelines. 13.8.35 House Extensions The extension or renovation of dwellings is generally encouraged and supported as it results in the upgrade and/or improvement to an existing building, maximises the existing building stock, and is often more sustainable than the construction of a new dwelling unit. There is a broad range in the type and scale of extensions applied for in the County. This is often dependent on the location of the property (e.g. in an urban or rural environment), the house type of the subject property, and the plot size of the property. Some of the extensions applied for include porches, sunrooms, installation of dormer windows, increase in roof height, side, ground floor and first floor extensions. Any application for the extension to or renovation of a property shall consider the following: • Scale – The scale of the extension shall normally be ancillary to the main dwelling. There are, however, circumstances where an existing property is limited in size (e.g. a single bedroom cottage) and a large extension is required to allow it to be brought up to modern living standards. Such developments will be considered on a case-by-case basis and will require a sensitive design to ensure that the proposal will not dominate the local streetscape and has a plot size that can absorb the development. • Design – Whilst the design of extensions shall normally reflect the character of the existing property, contemporary and innovative designs that would make a positive contribution to the local streetscape will be considered. • Privacy – Extensions shall not result in any new opportunities for overlooking into properties where no previous overlooking existed unless appropriate separation distances can be achieved and the extent of overlooking from an existing property will not be significantly increased because of the extension. • Daylight – Extensions shall not result in a significant decrease in daylight or sunlight entering a property. There may be instances where a daylight and sunlight assessment will be required. This shall be carried out in accordance with the recommendations of the BRE Guidance ‘Site Layout Planning for Daylight and Sunlight’: A Guide to Good Practice (2011). • Private Open Space – An adequate area of functional private open space shall be retained.
- Chapter 13 – Development Management Guidelines Louth County Development Plan 2021-2027 13-23 • Car Parking – Any loss of on-site car parking shall not result in a requirement for vehicular parking on the public road, particularly in locations where there is no or limited additional on street parking available. • Services – If the property is served by an individual on-site wastewater treatment system this system must have the capacity to accommodate any additional loading in accordance with the requirements of the EPA Code of Practice: Domestic Waste Water Treatment Systems (p.e. ≤10) (2021). This may result in the requirement for existing on-site systems to be upgraded to the current standards. 13.8.36 Family Flat / Independent Living Unit A family flat or independent living unit is a separate unit of living accommodation on the site of an existing dwelling unit used to accommodate an immediate family member of the main household on the site. The construction of an extension or conversion of part of an existing house or garage/outbuilding to a family flat or independent living unit, shall comply with the following requirements: • Rationale – The need for the development must be clearly set out. • Scale – The family flat shall be ancillary to the main dwelling and shall be modest in size and scale with a floor space that shall generally not exceed 50m². • Integration – If attached to the main dwelling an internal link shall be provided. • Ownership – It shall not be sold or let as an independent unit and shall remain in the same ownership as the main dwelling on the site. • Access – It shall not have a separate vehicular access. • Services – If the property is served by an individual onsite wastewater treatment system this system must have the capacity to accommodate any additional loading in accordance with the requirements of the EPA Code of Practice: Domestic Waste Water Treatment Systems (p.e. ≤10) (2021). This may result in the requirement for existing on-site systems to be upgraded to the current standards. 13.8.37 Domestic Garages and Outbuildings The purpose of garages and outbuildings within the curtilage of residential properties is normally for storage and needs that are incidental to the dwelling on site. Whilst there has been an increasing demand for larger garages, it is important that any garage is proportionate to the existing property so that it will integrate into the local environment. Garages will normally be positioned to the side or rear of the dwelling and will be designed and finished in materials that match the dwelling. The uses of garages will be strictly controlled to uses incidental to the residential property. The Planning Authority will not normally grant planning permission for a garage or outbuilding of a design or scale that is not in proportion or in keeping with the existing dwelling. Any application for such a development would require a clear rationale setting out the reasons for the development, the intended use of the garage/building, and how it would integrate into the local environment. These applications will be assessed on a case-by-case basis.
- Chapter 13 – Development Management Guidelines Louth County Development Plan 2021-2027 13-24 13.9 HOUSING IN THE OPEN COUNTRYSIDE 13.9.1 Context The countryside in Louth is a valuable resource that provides a scenic landscape enjoyed by residents and visitors, and farmland that delivers high quality agricultural produce. Whilst this Plan acknowledges the desire of local residents to live in the rural area, the provision of one-off housing in the open countryside must be carefully managed in order to protect the landscape and countryside for future generations to work in and enjoy. As we transition towards a low carbon economy, we must also consider how the dispersed pattern of development associated with one off housing impacts on climate change and how rural communities can reduce their carbon footprint and contribute to a more sustainable way of living. The following sections will set out the key criteria to be considered when choosing a site and designing a dwelling in the open countryside. 13.9.2 Louth Countryside Louth has a diverse topography and varied landscape that includes an extensive coastline, upland, drumlin, and mountainous areas, lake areas, river systems and lands that are more lowlying. The Council’s Landscape Character Assessment, details of which are set out in Chapter 8 Natural Heritage, Biodiversity, and Green Infrastructure describes nine distinct landscapes as follows: 1. Cooley Lowlands and Coastal Areas - relatively flat sloping to the sea; 2. Carlingford Lough and Mountains (including West Feede Uplands and Slieve Gullion) - mountainous area and open moorland; 3. Lower Faughart, Castletown and Flurry Bridge River Basins - landscapes dictated by landform and drainage areas; 4. Louth Drumlins and Lake Areas - contains the familiar rounded and smooth hills associated with a drumlin landscape; 5. Muirhevna Plain - a large plain occupying the midland region and containing the most fertile agricultural farmland; 6. Dundalk Bay (includes the salt marshes and mudflats) - landform is quite flat and extends from Dundalk to Dunany Point; 7. Dunany, Boyne and Estuary Coast - flat landscape with the exception of the head at Clogherhead and Castlecoo Hill; 8. Uplands of Collon and Monasterboice - an elevated plateau rich in archaeological monuments; and 9. Boyne and Mattock Valley - slopes gradually down from Monasterboice and Collon with a lot of tree cover and mature hedgerows concealing the landform of the area. More detailed information on these unique areas can be accessed here. In addition to the landscape character areas there are also parts of the County designated as Areas of Outstanding Natural Beauty (AONB) and Areas of High Scenic Quality (AHSQ) by reason of their unspoilt natural landscape and scenic quality. The location of these designated areas are set out in Tables 13.6 and 13.7.
- Chapter 13 – Development Management Guidelines Louth County Development Plan 2021-2027 13-25 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 At the preliminary stages of identifying a site, the Landscape Character Assessment should be consulted to identify any sensitivities or distinct features and characteristics associated with the landscape in which the site is located. It should also be determined if the site lies within an Area of Outstanding Natural Beauty or Area of High Scenic Quality. Table 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 13.9.3 Criteria for Development in Areas of Significant Cultural Value Section 13.19.9 sets out specific criteria that is required to be considered for developments that are in proximity to the Brú na Bóinne UNESCO World Heritage Site, the Tentative World Heritage Site of Monasterboice and the Battle of the Boyne Battlefield Sites. 13.9.4 Site Selection When identifying a site for a rural dwelling, it is recommended that an appraisal of the subject site and its surroundings be carried out. This includes the physical features such as the topography of the site and surrounding area, soils, existing boundaries, prevailing wind direction and proximity to water bodies. Other considerations include the presence of any ecology or heritage features, how the site will be accessed, the extent and distance to which the development might be seen from public vantage points (short and long distance views) and if the site is located along any listed views and prospects (see Chapter 8 Natural Heritage, Biodiversity and Green Infrastructure). When choosing a site careful consideration should be given as to how a dwelling in the chosen location would integrate into the surrounding landscape. If the site is elevated or exposed with no natural features to provide screening or a backdrop, it may be difficult to design a dwelling that would integrate into the local landscape and therefore the site may not be suitable for development. In addition to integration, the ability of the landscape to absorb further development of one-off housing should also be taken into account. If there is an existing proliferation of oneoff houses in the area, the local landscape may be at a point where any further development would completely erode the rural character of the area. Evidence of over proliferation of housing includes the number of existing dwellings in the area, the extent of intermittent views of dwellings, and the capacity of the local road network to accommodate further development.
- Chapter 13 – Development Management Guidelines Louth County Development Plan 2021-2027 13-26 Areas of the County where the character of the countryside is under severe pressure or being extensively eroded will generally not be suitable for any further development of one-off housing. 13.9.5 Ribbon Development Ribbon development is a prevalent issue in the County that is having a detrimental impact on the character of the rural landscape. The Sustainable Rural Housing Guidelines define ribbon development as five or more houses on any one side of a given 250 metres of road frontage. Ribbon development does not necessarily have to be served by individual accesses nor have a continuous or uniform building line. Buildings sited back, staggered, or at angles and with gaps between them can still represent ribbon development, if they have a common frontage or they are visually linked. In cases where a development would create or extend ribbon development, the proposal will not be considered favourably. 13.9.6 Backland Development The Planning Authority will not generally favour proposals which involve development located to the rear of established buildings, located along a private lane off public roads and which introduce a piecemeal form of backland development. This type of development results in a scattered arrangement of housing or clustered to the rear of existing properties and often long laneways to reach the properties. It is not respectful of the traditional settlement pattern, creates a built-up appearance thereby eroding the rural character and further fragmenting agricultural lands, reduces residential amenity standards and can have an impact on traffic safety. Backland Development will only be considered in Rural Policy Zones 1 and 2 where the applicants’ site has been owned by the family for at least 15 years and the landholding is at least 1.5 hectares. Only one dwelling will be permitted per landowner (as defined above). Any backland development should be accompanied by a deed of right of way to the proposed dwelling and must not have a negative impact on traffic safety. 13.9.7 Visual Impact Assessments In some instances, the Planning Authority may request the preparation of a Visual Impact Assessment (VIA) particularly for proposals within sensitive/prominent areas including Areas of Outstanding Natural Beauty, Areas of High Scenic Quality, or along scenic routes, or development that may infringe upon listed views and/or prospects (see Chapter 8 Natural Heritage, Biodiversity, and Green Infrastructure). A Visual Impact Assessment will be required to include the following: • A full appraisal of the proposed visibility and prominence of the development within its immediate surroundings from short and long distance vantage points and any changes in character of existing views or the local landscape as a result of the development. Photomontages of the development from surrounding vantage points shall be included with any Visual Impact Assessment; and • Full assessment of any impacts the proposal may have on listed views or heritage sites and consideration of the surrounding land/vegetation cover.
- Chapter 13 – Development Management Guidelines Louth County Development Plan 2021-2027 13-27 13.9.8 House Design – New Build The design, scale, and form of a dwelling (and any associated garage or outbuildings) shall be sensitive to the landscape in which it is located. Any building that is a prominent or obtrusive feature in the landscape will not be considered favourably. Local traditional house builds are fine examples of how best to integrate buildings into the landscape. These houses were mainly of a small, plain and simple construction, built without the benefit of any formal plan, drawing or written specification. Topography, materials and climate, as well as the style of their community influenced their design and construction. They were practical, simple in shape and form, occupied a smaller holding and sat low key in the landform. Contemporary buildings, finished and designed appropriately, will be considered if it can be demonstrated the development would integrate into and make a positive contribution to the local landscape. 13.9.9 Design, Detailing and Material Finishes It is important that traditional form, detailing and material finishes are respected in new houses in the countryside. Due regard shall be given to the following: • The form and proportions of a new build are key elements in the design and strongly influence its visual impact on the landscape; Forms which incorporate a simple plan of modest scale and vertical emphasis to gables work best; • A new dwelling shall respect the character and appearance of the land through appropriate design and working with the site’s natural features, contours and ecology; • The scale of a new dwelling shall be appropriate to its setting. Large houses may require a well screened site and be subdivided into smaller elements of traditional form to secure a less bulky design and better integration with their surroundings; and • Where the site can suitably accommodate and absorb the design, contemporary re-interpretations of traditional form are welcomed. Successful contemporary designs have incorporated linear form, often broken up into smaller elements, including the one-room deep concept, traditional materials, pitched or curve barrel vaulted roofs and small lean-tos; • The size and shape of the windows and door openings, which dictate the solid/void ratio. The design shall entail a greater wall surface area than windows or door openings, and openings shall have a simple, vertical and symmetrical arrangement; • Fenestration details, including window openings, shall be appropriately designed to be in proportion to the development and complement the style of the building. They shall be sensitively designed and positioned to maximise on natural lighting and solar gain; • Dormer windows where proposed, should be limited and shall extend up from the façade of the dwelling as opposed to protruding from the roof slope;
- Chapter 13 – Development Management Guidelines Louth County Development Plan 2021-2027 13-28 • A traditional roof form with a pitch of 30 to 40 degrees will be encouraged; • Relative simplicity of design and discretion in the use of materials, texture and colour will greatly enhance the appearance of a new building; • Materials used on new dwellings shall be guided by the finishes on local traditional buildings, which complement the rural area. Nontraditional finishes shall be avoided. Where stone is proposed, this shall be a natural stone and sourced locally where possible; • Where contemporary materials are proposed, these shall complement and work well with those traditionally used. These materials may not be suitable for every locality and in particularly sensitive and scenic areas; • Chimneys shall normally be centrally located on the ridge with vertical proportion. Chimneys at gable ends shall normally be flush with the gable; • Porches and conservatories shall be simple in design and in proportion to the dwelling; • Fussy detailing, decorative fascia’s, ornamentation and mock designs shall be avoided; and • Consideration shall be given to incorporating the ‘Universal Design’ concept into the design of dwellings to make them safe and accessible for everyone regardless of age, disability or status in life. They shall also allow for extension or adaptation to cater for people with disabilities. 13.9.10 Garages and Outbuildings The purpose of garages and outbuildings within the curtilage of residential properties is normally for storage and needs that are incidental to the dwelling on site. Garages will normally be positioned to the side or rear of the dwelling and will be designed and finished in materials that match the dwelling. The design and scale of any garage shall be proportionate to the dwelling. Outbuildings that will have a use incidental to the dwelling will be considered on a case-by-case basis and will be dependent on the location, the nature of the use and the design and scale of the building. 13.9.11 Restoration and Replacement Traditional vernacular dwellings make an important contribution to the character and appearance of our local rural landscapes. However, there has been a tendency to replace rather than upgrade older rural traditional dwellings, which is depleting our vernacular dwelling and building stock. The Planning Authority will therefore encourage the preservation and upkeep of a vernacular dwelling through careful restoration or adaptation over its demolition and replacement. The same applies for the reuse of vernacular buildings which exist within the Louth countryside such as former schoolhouses, churches, older traditional farm and outbuildings. The Planning Authority will also encourage the restoration or adaptation of these buildings to dwellings as opposed to their demolition. Consideration may also be given to the reuse and adaptation of these buildings to non-residential uses. Where a new building is necessary and deemed acceptable, consideration should be given to retaining and incorporating any vernacular and historic building, which occupies the site, into the design proposal.
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.