Louth County Development Plan 2021–2027

1. Page 491

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   Chapter 13 – Development Management Guidelines Louth County Development Plan 2021-2027 13-29 13.9.12 Refurbishment of Existing Vernacular Dwellings and Buildings The following criteria shall be considered as part of the assessment of any application to refurbish or extend a vernacular dwelling or building: • The structural integrity of the building. A building survey or Engineer’s report from a suitably qualified professional shall be included with any application confirming that all external structural walls and internal walls are substantially intact and the building is capable of being renovated/ refurbished without demolition; • Any extension/alteration to the building respects the character and setting of the building and is complementary to the character of the existing building; and • The design and scale of any extension is sympathetic to the scale, massing, and architectural style of the existing building. A construction management plan prepared by an appropriately qualified professional shall be included with any application setting out how the building will be protected from collapse during the renovation and refurbishment of the building. 13.9.13 Replacement Dwellings Consideration will be given to the replacement of existing habitable dwellings where the dwelling to be replaced is not considered to be a vernacular building or does not make an important contribution to local heritage. In cases where a dwelling has recently been destroyed by a fire, consideration will be given for a replacement dwelling. The following criteria shall be considered as part of the assessment of any application for a replacement dwelling: • The original structure was last used as a dwelling and that its roof, internal and external walls are generally intact; • In the assessment of whether a house which it is proposed to replace is habitable or not, the Planning Authority will rely on the definition of a “habitable house” as defined in Section 2 of the Planning and Development Act 2000 (as amended); • The new dwelling shall not have a visual impact significantly greater than the dwelling to be replaced; • The new dwelling shall be located within the curtilage of the dwelling to be replaced and shall generally be located on the footprint of the dwelling to be replaced, unless it can be demonstrated that an alternative position would provide visual, environmental, public health or traffic safety benefits; • Where an existing access to a dwelling to be replaced does not meet current road safety standards consideration shall be given to improving the design of the access in the interests of road safety. See Section 13.16.17 for further details; and • All necessary services shall be capable of being provided without creating significant adverse impact on the local landscape or environment.

2. Page 492

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   Chapter 13 – Development Management Guidelines Louth County Development Plan 2021-2027 13-30 13.9.14 Access When designing an access for a rural dwelling the following factors shall be taken into account: • The road network serving the site shall be capable and of a suitable quality to accommodate the additional access and traffc that would be attracted to the site. • Applications must demonstrate that a safe access and egress to and from the site on to the public road can be achieved. The design of accesses including required visibility standards for new entrances are set out in the Development Management Standards for Roads (Section 13.16.17). There are restrictions on accesses to National and Protected Regional Roads in order to maintain the efficiency and functionality of the National and Regional Road Network. • Further details on these restrictions and exemptions are set out in Table 7.9 and 7.10 of the Movement Chapter. Section 13.16.5 in the Development Management Guidelines Chapter provides further details regarding accesses onto national and regional roads. • Sites shall preferably be accessed off existing laneways where possible or by a shared entrance rather than providing a new access/creating a proliferation of accesses directly onto the public road; • The entrance shall be carefully considered to achieve the required sight lines with limited removal of existing hedgerow. Sites where a safe access can only be accommodated by removing a large stretch of roadside hedgerow/ditch/stone boundaries should be avoided; • New entrances, driveways and surfaced areas shall as far as practicable, be sensitively located to run unobtrusively alongside existing hedgerows, ditches or wall lines and respect site contours and cross them gently. Sweeping driveways shall be avoided; and • The design and detailing of entrance pillars and gates shall be in keeping with the rural setting. Entrance furniture shall be kept to a minimum. 13.9.15 Boundary Treatments Sites which have existing natural boundaries of a high quality are at an advantage in enabling a suitably designed dwelling to blend into the landscape. These boundaries shall be retained and augmented where necessary to assist integration. Boundary treatments shall be sensitive to the area in which the dwelling is located and shall be designed to assist its integration into the local landscape. Landscaping consisting of compatible native species hedgerow or other suitable planting shall normally take place along all site boundaries. Other suitable boundary treatments include appropriately sized natural stone walls, or a post and rail fence to the rear of any planting. Inappropriate boundary treatments can be out of character and visually obtrusive in the landscape and shall be avoided. 13.9.16 Landscaping Detailed landscaping proposals shall be included with all applications. This includes a full schedule of all planting works to be carried out and a timescale for planting. Where trees or hedgerows are to be retained these shall be clearly annotated on the drawings.

3. Page 493

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   Chapter 13 – Development Management Guidelines Louth County Development Plan 2021-2027 13-31 Planting shall be carried out during the first available planting season following commencement of the development. Any planting which fails during the first season shall be replaced in the next planting season with a similar species. Where feasible, any existing mature trees or hedgerow of value shall be retained. New hedging shall consist of native and local species. Common species include Hornbeam, Beech, Holly, Common Hawthorn, Privet, Field Maple, Crab Apple, Elder, Spindle and Willow. The soil condition, exposure and local planting patterns will determine the appropriate species for the area. New hedges integrate better into the wider landscape character if they are also inter-planted with native deciduous trees that are appropriate to that area in terms of soil type, exposure and local planting patterns. Common native trees include Oak, Ash, Hazel, Birch, Scots Pine, Rowan and Willow. A condition requiring the lodgement of a financial bond will be included in any grant of permission to ensure the satisfactory landscaping of the site. This bond will be returned upon completion of the landscaping to the site. 13.9.17 Wastewater Treatment and Water Supply Wastewater treatment systems should be located, constructed and maintained to the highest standards to ensure minimal impacts on water quality. Applicants must satisfy the Planning Authority that the method of disposing of wastewater is fully in compliance with the guidelines and requirements of the Environmental Protection Agency (EPA) ‘Code of Practice; Domestic Waste Water Treatment Systems (Population Equivalent ≤10) or other subsequent standards in addition to the policy objectives and criteria set out in Chapter 10 of this Plan. Applicants shall provide details of the source of the proposed water supply in any application. Details of the location of any private well or connection to a mains water supply shall be indicated on a site layout plan. 13.9.18 Surface Water Surface water from the site shall be disposed of within the boundaries of the site and shall not discharge onto the public road or adjoining property. Surface water attenuation and disposal details, plans and specifications shall be included with any application. 13.9.19 Rural Generated Housing Need Applicants for one-off rural housing will be required to demonstrate compliance with the criteria relevant to the specific Rural Policy Zone in which the application site is to be located. The qualifying criteria for each policy zone is outlined in Section 3.17.4 of Chapter 3 ‘Housing’. 13.9.20 Residential Extensions Extending or altering dwellings provides a means to cater for changing circumstances, upgrading or bringing older dwellings up to modern standards. However, these types of works can have a significant impact on the character and appearance of the existing house and local environment if not appropriately designed, sited and finished. Applications for residential extensions should therefore take into the following: • The scale, massing, design and external finishes: – these shall be sympathetic with the built form and appearance of the existing property. However, they need not necessarily replicate or imitate the design and finish of the existing dwelling.

4. Page 494

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   Chapter 13 – Development Management Guidelines Louth County Development Plan 2021-2027 13-32 Contemporary and innovative designs will be considered where they would make a positive contribution to the landscape. • Neighbouring residents: - Their privacy or amenities shall not be unduly affected by way of overlooking, overshadowing and/or by way of dominance. • Recreational and domestic purposes: – There should be sufficient space remaining within the curtilage of the property for amenity, parking and the manoeuvring of vehicles. • 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). This may result in the requirement for existing on-site systems to be upgraded to the current standards. Social and Community. 13.9.21 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. 13.10 TEMPORARY RESIDENTIAL STRUCTURES Temporary residential structures such as mobile homes, portacabins and caravans are considered to represent a substandard and haphazard form of accommodation. Permission will generally not be granted for such structures. Where an application is received for such accommodation on a site where permission has been granted for a residential property the Planning Authority may grant temporary permission for a temporary residential structure on the site such as a mobile home. As part of any permission for such a development, the temporary structure will be required to be removed from the site upon occupation of the dwelling.

5. Page 495

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   Chapter 13 – Development Management Guidelines Louth County Development Plan 2021-2027 13-33 13.11 PIGEON LOFTS The development of pigeon lofts will be required to take account of the potential impact of the development on the amenities of any surrounding properties and, in particular, any noise or odour related impacts. Any development of pigeon lofts shall consider the following: • Lofts should be located as far as possible from neighbouring properties and should not normally be within 5 metres of a boundary abutting an adjacent property; and • The position and design of pigeon lofts shall strive to minimise and avoid any adverse impact on the amenities of surrounding properties. 13.12 SOCIAL AND COMMUNITY This section provides guidance in relation to social and community developments. 13.12.1 Childcare Childcare includes full day care, session facilities and services for pre-school children and school going children during out of school hours. Access to good quality childcare facilities contributes to the social, emotional and educational development of children. In addition, childcare has an important role to play in fostering economic development particularly at local level. The Planning Authority will seek to facilitate the provision of childcare facilities in appropriate locations throughout the County, such as areas of concentrated employment and within new residential developments. Applicants are recommended to seek the advice of the Louth County Childcare Committee, Tusla, HSE, and other relevant bodies in the design of childcare facilities prior to the submission of a planning application. All childcare facilities shall be provided in accordance with the Childcare Facilities: Guidelines for Planning Authorities (DEHLG) (2001). In assessing individual planning applications for childcare facilities, the Planning Authority will have regard to the following: • Suitability of the site for the type and size of facility proposed; • Adequate sleeping/rest facilities; • Adequate availability of indoor and outdoor play space; • Convenience to public transport nodes; • Safe access and convenient off-street car parking and/or suitable drop-off and collection points for customers and staff; • Local traffic conditions; • Number of such facilities in the area. In this regard, the applicant shall submit a map showing locations of childcare facilities within the vicinity of the subject site and demonstrate the need for an additional facility at that location; and • Intended hours of operation. For new residential schemes, one childcare facility will be required to cater for 20 places in developments of 75 houses. Having regard to the guidelines, the Planning Authority will take account of existing childcare provision when considering the delivery of new facilities as part of residential development in order to avoid over provision. 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. The car parking requirements for childcare facilities are set out in the Parking Standards in Table 13.11 in this Chapter.

6. Page 496

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   Chapter 13 – Development Management Guidelines Louth County Development Plan 2021-2027 13-34 13.12.2 Places of Worship The Council recognises the importance of places of worship and multi-faith centres in meeting the diverse religious and cultural needs of the County’s population. Development proposals for the use of a building as a place of public worship or religious instruction will be considered in the context of the land use zoning, the compatibility of the use with surrounding established uses, the potential capacity of the building, the potential traffic and parking requirements, and the potential impact on residential amenity. Planning applications for places of worship should be accompanied by details of: • The capacity of the facility (e.g. seating capacity); • A traffic assessment (including details of the proposed parking provision); and • Intended hours of operation. Extensions to existing places of worship will be considered where they do not create unacceptable traffic congestion or car parking difficulties or cause a nuisance to existing residents or businesses. 13.12.3 Educational Facilities The Planning Authority will consider primary and secondary educational developments having regard to specific requirements of the Department of Education and guidance set out within ‘The Provision of Schools and the Planning System, A Code of Practice for Planning Authorities, the Department of Education and Science, and the Department of the Environment, Heritage and Local Government, 2008’. The need for new educational facilities or expansion of facilities at existing schools will be guided by the Department of Education. In assessing individual planning applications for new schools and/or redevelopment/extensions of existing schools, consideration will be given to the following: • Overall need in terms of necessity, deficiency, and opportunity to enhance or develop schools; • Site location, proximity of school to catchment area, size of site relative to outdoor space requirements and the future needs of the school (i.e. sufficient space provided for future expansion); • Traffic and transport impact on the surrounding road network; • Good, safe accessible pedestrian and cyclist routes to and from the school from nearby residential and commercial areas; • Safe access and adequate car parking layout to facilitate drop off/pick up; • Adequate signage, lighting and boundary treatments; • Impact on local amenities and out of school hours uses/dual functioning of school facilities; • Conformity with land use zoning objectives; and • Conformity with Technical Guidance Document, TGD 025 (or any such updated document), in respect of primary schools and Technical Guidance Document TGD 027 (or any such updated document) in respect of post primary schools. Planning applications for substantial residential developments (over 200 dwellings) shall be accompanied by a report identifying the demand for school places likely to be generated and the capacity of existing schools in the vicinity to cater for such demand.

7. Page 497

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   Chapter 13 – Development Management Guidelines Louth County Development Plan 2021-2027 13-35 Temporary classrooms will be assessed on a case-by-case basis and will generally be accepted for a period not exceeding five years. Such classrooms should not interfere with onsite car/cycle parking spaces or unduly impact the functionality of outdoor play/sports facilities. Extensions to schools will generally be accepted where they will replace existing temporary classroom structures on site. School extensions should be located having regard to adjoining amenities and amenities within the school site. Dual function of sports facilities/halls etc. outside of school hours will be encouraged where the use of such facilities will be of a benefit to the wider community. However, any out of hours usage of the school should not be to the detriment of adjoining residential amenities. Where feasible and practicable to do so, full details of all anticipated uses outside of school hours should accompany the planning application. All such uses outside of school hours shall be agreed in writing with the Planning Authority prior to occupation of the proposed development. 13.13 EMPLOYMENT All employment related developments are required to be developed to a high standard. This will assist in creating an attractive environment for people to work and businesses to invest. Any planning application for business and enterprise development shall take account of the standards set out below. In addition there are specific sections in this Chapter that provide guidance on transport, including access and car parking (Section 13.16), water services (Section 13.20) and sustainable drainage (Section 13.20.4). These should also be reviewed when preparing an application for an employment related development. 13.13.1 Business Parks and Industrial Estates The design and layout of business parks and industrial estates shall create a functional and attractive working environment where building design is of a high quality and pedestrians, cyclists, and motor vehicles can easily navigate around. A Masterplan will be required to be prepared for any expansive areas of undeveloped employment lands to ensure the access and internal roads, services, infrastructure requirements and phasing can be agreed in order to ensure the development of the lands can be appropriately managed and co-ordinated thus avoiding ad-hoc, piecemeal development. 13.13.2 Layout The layout of buildings shall be of a high quality that incorporates design principles including connectivity and permeability with landscaping used to soften the visual appearance and reduce the dominance of buildings. Pedestrian, cyclist, and public transport access (including any associated bus turning, where required) shall be a consideration in the layout of any individual employment building or a group of buildings in a business park or industrial estate. New buildings shall generally respect established building lines and shall include an appropriate set back from any roads or footpaths, that takes account of the nature of the use, the scale of the building and the existing pattern of development in the area.

8. Page 498

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   Chapter 13 – Development Management Guidelines Louth County Development Plan 2021-2027 13-36 13.13.3 Design and Scale The design and scale of any building shall be appropriate for the intended use. The visual impact of larger buildings shall be reduced by incorporating a suitable mix of finishes and architectural treatment that breaks the building up, particularly on the front elevation. Contemporary building design will be encouraged. Landmark buildings of notable design will be encouraged at strategic locations in settlements or within business/industrial parks. Where residential areas are adjacent to industrial and business parks or employment lands, consideration shall be given to having reduced heights where these land uses meet so as to minimise the contrast and impact between the two areas. Roof mounted equipment such as extractor fans or antenna shall be designed to integrate into the building and shall be appropriately screened where possible. 13.13.4 Plot Ratio The scale and intensity of employment related developments will be measured by plot ratio and site coverage. The standards, as set out in Table 13.8 will normally apply. Table 13.8 Plot Ratio & Site Coverage for Employment Buildings Site Coverage Maximum Plot Ratio Offices 60% 2:1 Manufacturing 60% 1.5:1 Distribution / Warehousing 60% 1.5:1 13.13.5 Parking and Loading A functional parking and set down/loading area shall be provided in accordance with the parking standards set out in Table 13.11 in this Chapter. Adequate turning areas for delivery vehicles shall be provided within the curtilage of a site unless an alternative arrangement is agreed. This may require the preparation of an ‘auto-track’ analysis. Cyclist parking shall be provided in a safe, convenient location close to the main entrance of buildings. Parking areas shall be constructed using permeable materials and incorporate the principles of SuDS (Sustainable Drainage System). 13.13.6 Workplace Travel Plan Any proposal for a large-scale employment generating development that will generate significant demand in trips such as offices, technology, and service-based developments will normally require the preparation of a Workplace Travel Plan. The objective of a Workplace Travel Plan is to support the implementation of sustainable transport objectives and reduce the dependence on the private car. It has benefits for both businesses and employees. The following information should be provided with any Workplace Travel Plan: • Details of the vehicular and cyclist parking provision; • Links between the development and public transport; • Cyclist and pedestrian facilities; • How the needs of people with impaired mobility will be met; and • How people will be encouraged to use sustainable modes of transport.

9. Page 499

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   Chapter 13 – Development Management Guidelines Louth County Development Plan 2021-2027 13-37 13.13.7 Landscaping and Boundary Treatments A full schedule of proposed planting (including a list of species and a timescale for planting) and boundary treatments shall be included with any application. Any planting shall consist of native species (trees, hedgerow, shrubs and wildflowers) and low maintenance pollinator friendly perennials. The visual impact of a development shall be softened by the inclusion of landscaping along roads, boundaries and parking areas. 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. The front roadside boundaries shall be of a high quality. To provide continuity within a business park/industrial estate, where possible, the front roadside boundary shall be consistent with adjacent buildings. Palisade fencing along front boundaries will not be permitted. 13.13.8 Storage/Recycling Areas Storage areas shall generally be to the rear and side of buildings and shall be suitably screened by appropriate landscaping and boundary treatment where required. All waste and recycling areas shall normally be covered and screened from public view. 13.13.9 Noise, Lighting and Emissions As part of the design and layout of any development, consideration must be given to the impact of the development on surrounding properties and residents in relation to air quality, excessive noise, and lighting. External lighting shall be designed to have minimal spillage or pollution into the surrounding environment or residential areas. Developments shall be designed to minimise noise levels. Where it is considered that a development is likely to generate excessive noise, a condition may be attached to a planning permission relating to the level of noise generation. 13.13.10 Signage Details of all signage and any associated lighting shall be agreed as part of the planning application. The number and location of signs on an individual building and within a business park or industrial estate shall avoid a situation that would result in clutter or the over-proliferation of signage. 13.13.11 Employment Development in Rural Areas Any planning application for an enterprise or employment related development in the open countryside will require a supporting statement setting out a rationale why the open countryside is the most appropriate location for the development. An assessment of traffic movements and in particular large vehicles such as HGVs, tractors, and vans, associated with any development and its potential impact on the local road

10. Page 500

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    Chapter 13 – Development Management Guidelines Louth County Development Plan 2021-2027 13-38 network taking account of the width and alignment of the road will be required to be included with any application. If it cannot be demonstrated that there is capacity in the road network to facilitate a development, it is unlikely that planning permission will be granted. Any application shall also take cognisance of the restrictions on new or intensification of existing accesses onto National and protected Regional Roads if the development is to be accessed off a Protected Road. Further details are set out in Tables 7.9 and 7.10 of the Movement Chapter. 13.13.11.1 Design, Layout and Scale All buildings and structures in a rural area shall be designed and constructed to a high standard. The design, scale, layout, and location shall ensure the development will integrate into the surrounding environment. Whilst traditional building styles and materials will be encouraged, contemporary designs will also be considered. The design shall ensure the buildings will be unobtrusive in the landscape. 13.13.11.2 Landscaping and Boundary Treatment Landscaping shall be carried out as part of any development with detailed landscaping proposals included with any application setting out the type and number of species to be planted in addition to a timescale for any planting. Existing native hedgerows shall be preserved where possible. 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. Any boundary walls shall be unobtrusive and shall be constructed using natural stone. Block or brick walls will not be permitted. 13.13.11.3 Parking and Storage A functional parking and set down/loading area shall be provided in accordance with the parking standards set out in Table 13.11 in this Chapter. Adequate turning areas for delivery vehicles should be provided within the curtilage of a site unless an alternative arrangement is agreed. Storage areas shall generally be to the rear and side of buildings and shall be suitably screened by appropriate landscaping and boundary treatment where required. 13.13.11.4 Residential Amenity The design and scale of any development shall take account of the potential impact on the amenities of surrounding properties with regard to noise, lighting, air quality and general disturbance. 13.13.11.5 Services Any employment related development in a rural location will be required to have adequate water and wastewater facilities to meet the anticipated needs of the development. 13.13.11.6 Re-use of Vernacular Rural Buildings The re-use of existing vacant, redundant, or abandoned vernacular buildings in the rural area is encouraged in order to preserve the architectural heritage value of such buildings. Any extensions to such buildings shall complement the original structure in terms of scale, materials and design. Modern or contemporary extensions based on these principles may be considered.

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