Louth County Development Plan 2021–2027

1. Page 521

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   Chapter 13 – Development Management Guidelines Louth County Development Plan 2021-2027 13-59 13.19.3 Change of Use It is recognised that a change of use of a Protected Structure can, in some cases assist in supporting the long-term conservation of the Structure. Whilst a degree of flexibility in design standards may be considered, any extensions, new openings or modifications shall be carefully considered to ensure the works do not detract from the historic fabric or value of the structure. 13.19.4 Demolition of Protected Structures There is a presumption in favour of the retention and repair of Protected Structures. Demolition will only be considered in exceptional circumstances. The following information shall be provided with any application to demolish a protected structure: • A detailed survey (including photographs) of the condition of the structure carried out by a suitably qualified professional; • Detailed drawings of the structure; and • A rationale for the demolition of the structure. If a building is in poor condition or in a state of disrepair a detailed report and photographs of any defects would be required. Whilst this is not considered justification for demolition, consideration will be given to a survey carried out by an architect or engineer with specialist conservation expertise outlining why repairs or remedial works would not be a viable option. Any partial demolition of a Protected Structure shall not undermine the structural integrity of the elements of the building to be retained. 13.19.5 Architectural Conservation Areas (ACA) Volume 3, Appendices 11 and 12 provide detailed guidance and standards in relation to development in Louth’s Architectural Conservation Areas. 13.19.6 Works to Buildings of Historic or Architectural Value Any works to buildings of historical or architectural value that are not included in the Record of Protected Structures nor located within an Architectural Conservation Area, such as those included in the National Inventory of Architectural Heritage, must be carefully considered and take account of any special features or important characteristics of the building. Any proposals to demolish such buildings will require a detailed rationale by an appropriately qualified professional and will normally only be considered in exceptional circumstances. 13.19.7 Natural Heritage Consideration shall be given to the potential ecological impact of any development on natural heritage areas within or connected to a development site. The loss of local habitats and wildlife corridors should be minimised or avoided, with mitigating measures included with any development to compensate or enhance local biodiversity where there is an unavoidable impact on the natural heritage. Under the Birds and Habitats Directives, there is a requirement to consider the potential nature conservation implications of any plan or project on the Natura 2000 site network.

2. Page 522

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   Chapter 13 – Development Management Guidelines Louth County Development Plan 2021-2027 13-60 This process is known as Appropriate Assessment. Further details on Appropriate Assessment available in the ‘Appropriate Assessment of Plans and Projects in Ireland: Guidance for Planning Authorities’. 13.19.8 Areas of Outstanding Natural Beauty and High Scenic Quality Any development in Areas of Outstanding Natural Beauty (AONB) or High Scenic Quality (AHSQ) shall be sensitive to the landscape in which will be located. The design or scale of any building or the use/operation of any development shall not interfere, undermine the quality, or be prominent or obtrusive features within the landscape. A Visual Impact Assessment may be required to demonstrate how a development would integrate into the local landscape. This would be dependent on a number of factors including location, the nature of the development, and the design and scale of any buildings or operations. The Visual Impact Assessment will involve an appraisal of the relationship of the development with 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. Details of any access roads and ancillary buildings shall be included with any application and shall be designed to minimise the visual impact. 13.19.9 Development Management Assessment Criteria for Brú na Bóinne UNESCO World Heritage Site, the Tentative World Heritage Site of Monasterboice, and the Battle of the Boyne Sites (as included in Rural Policy Zone 1) Specific criteria will apply for the assessment of applications in the Brú na Bóinne UNESCO World Heritage Site, the Tentative World Heritage Site of Monasterboice, and the Battle of the Boyne Sites due to the outstanding cultural value and significance of these sites. When preparing an application in any of these locations the following shall be taken into account: • There should be no intervisibility between the development site and the National Monuments of Newgrange, Knowth and Dowth, up to and including the apex level of the roof and minimum inter-visibility between the development site and the other National Monuments within the site; • Development must not adversely affect the amenity, views and landscape setting of the National Monuments; • Extensive screen planting, or earth moving which would alter and affect the landscape setting of the National Monuments will not be considered as adequate mitigation; • Developments which would give rise to or exacerbate ribbon development will not be permitted;

3. Page 523

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   Chapter 13 – Development Management Guidelines Louth County Development Plan 2021-2027 13-61 • Development must be appropriately scaled and designed, to reflect the traditional vernacular style of the area, in terms of scale, height, massing, siting, form, materials and colour. Materials shall be appropriate to the site and its setting in the surrounding landscape; • That appropriate services and infrastructure are capable of being provided without compromising the quality of the landscape; • The cumulative impact of the development will be considered in the context of existing and permitted developments; • Agricultural buildings in existing farmyards shall be appropriately sized, designed and sited; and • Appropriately designed extensions to developments for the provision of public services will be considered. Note for Applicants: Applications within the area between the World Heritage Site and the ridgeline to the North as identified on Map 13.1 and any developments, which may affect views to and from the UNESCO World Heritage Site of Brú na Bóinne, should be accompanied by the following: • A comprehensive visual and architectural heritage impact assessment by an appropriately qualified multi-disciplinary team, including drawings, photographs, photomontages or other visual material necessary, to show the proposed development and its relationship to, and potential visual and physical impact on; • The UNESCO Brú na Bóinne World Heritage Site; • The Battle of the Boyne Site; • The Townley Hall Demesne ACA; and • The Oldbridge ACA (County Meath). In some cases, it may be necessary to place a visual aid on site such as a sheeted pole structure or large balloons to outline the size and profile of the proposed building to eaves and ridge level and photographed as part of the visual impact assessment. The pole structure should be made available for inspection.

4. Page 524

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   Chapter 13 – Development Management Guidelines Louth County Development Plan 2021-2027 13-62 Map 13.1 Ridgeline to North of Brú na Bóinne

5. Page 525

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   Chapter 13 – Development Management Guidelines Louth County Development Plan 2021-2027 13-63 13.20 WATER SERVICES 13.20.1 Public Water Supply and Wastewater Collection All new developments will be required to utilise and connect to the public water and wastewater network, where practicable. Applicants who need to get a new or modified connection to public water supply or wastewater collection infrastructure must liaise with Irish Water. Where the applicant has concerns about the feasibility of connecting to the public network, they should make a preconnection enquiry to Irish Water in order to establish the feasibility of a connection in advance of seeking planning permission. 13.20.2 Private Wells Private bored wells used as a source of water supply to single dwellings are the responsibility of the householder. Such wells are not regulated under the European Communities (Drinking Water) Regulations, 2014. The Council and Irish Water have no regulatory function in this regard. 13.20.3 Domestic and Commercial Wastewater Treatment Domestic wastewater treatment plants and percolation areas must comply with the requirements of the Code of Practice Domestic Waste Water Treatment Systems (Population Equivalent ≤10) (EPA, 2021) or any subsequent updated guidance. Commercial wastewater treatment plants and percolation areas must comply with the requirements of the Wastewater Treatment Manuals - Treatment Systems for Small Communities, Business, Leisure Centres and Hotels (EPA 1999) or any subsequent updated guidance. 13.20.4 Sustainable Drainage Systems’ (SuDS) All new developments (including amendments/extensions to existing developments) will be required to incorporate ‘Sustainable Urban Drainage Systems’ (SuDS) as part of the development/design proposals. SuDS are effective technologies, which aim to reduce flood risk, improve water quality and enhance biodiversity and amenity. The systems should aim to mimic the natural drainage of the application site to minimise the effect of a development on flooding and pollution of existing waterways. SuDS include devices such as swales, permeable pavements, filter drains, storage ponds, constructed wetlands, soakways and green roofs. In some exceptional cases, and at the discretion of the Council, where it is demonstrated that SuDS devices are not feasible, approval may be given to install underground attenuation tanks or enlarged pipes in conjunction with other devices to achieve the required water quality. Such alternative measures will only be considered as a last resort. Best practice guidance is available from The Greater Dublin Strategic Drainage Study (GDSDS). Development proposals will be required to be accompanied by a comprehensive SuDS assessment that addresses run-off quantity, run-off quality and its impact on the existing habitat and water quality.

6. Page 526

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   Chapter 13 – Development Management Guidelines Louth County Development Plan 2021-2027 13-64 This approach using Sustainable Drainage Systems (SuDS) offers a total solution to rainwater management and is applicable in both urban and rural situations. 13.21 LAND USE ZONING OBJECTIVES 13.21.1 Introduction This section sets out the general land use and zoning objectives of the Plan. It provides an explanation of the land use categories and the zoning objectives that are applicable to them. The primary purpose of land use zoning is to promote the orderly development of settlements within the County, by eliminating potential conflicts between incompatible land uses, protecting resources and to establish an efficient basis for investment in infrastructure and facilities. The objective of zoning is to specify which types of land use the Planning Authority considers appropriate for different areas or 'zones', and it therefore indicates the planning control objectives of the Planning Authority for its administrative area. Zoning policy has regard to the core strategy and other strategic policies underlying this Plan. The overall zoning strategy is based on the principles of sustainable development, social inclusion, climate action, environmental protection, compact growth of urban centres, land use/transportation planning integration and providing opportunities to enjoy a high quality of life. 13.21.2 Land Use Zoning Acceptability 13.21.2.1 Generally Permitted Use Land uses that are listed as a ‘ Generally Permitted Use’ are considered to be generally acceptable, subject to the normal planning considerations (such as design, scale, density, layout, noise, odour, residential amenity, traffic generation, and service arrangements), compliance with the relevant policy objectives and standards set out under this Plan and any relevant ministerial guidance. 13.21.2.2 Open for Consideration Use Land uses that are listed as ‘Open for Consideration’ may be acceptable to the Planning Authority where it is satisfied that the proposed development would be compatible with the overall policy objectives for the zoning category, would not have undesirable effects on the ‘generally permitted uses’ or conflict with other aspects of the Plan, and would otherwise be consistent with the proper planning and sustainable development of the area. 13.21.2.3 Uses not listed Whilst an extensive list of potential uses in the ‘Generally Permitted’ and ‘Open for Consideration’ categories has been provided, it is recognised that there may be scenarios where there are proposals for uses not included in the list. Where this arises such proposals will be considered on their individual merits taking account of surrounding land uses, the compatibility of the use/development in the area in which it is proposed to locate, compliance with the relevant policy objectives, standards and requirements as set out in this Plan, and the general proper planning and sustainable development of the area. The land use zoning categories and objectives should be read in conjunction with the relevant Land Use Zoning Maps contained in Volumes 1A and 2 of this Plan.

7. Page 527

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   Chapter 13 – Development Management Guidelines Louth County Development Plan 2021-2027 13-65 13.21.2.4 Non-conforming Uses ‘Non-conforming uses’ are established uses that do not conform to the zoning objectives of the Plan. Generally, the Planning Authority will consider reasonable intensification or extensions to and improvement of premises that accommodate non-conforming uses, provided that it would not be injurious to the amenities of the area and does not prejudice the proper planning and sustainable development of the area. 13.21.3 Transitional Zone Areas Abrupt transitions in scale and use should generally be avoided adjacent to the boundary of land use zones. Development proposals in transition areas should seek to avoid development that would be detrimental to the amenities of the contiguous zone. 13.21.4 Land Use Zoning Categories The following section sets out the objectives and guidance for each of the land use categories. It classifies which use class is ‘Generally Permitted or ‘Open for Consideration’ on lands that are zoned under a particular category. The use classes listed below are intended as general guidance and are not exhaustive. In total, there are twentythree land-use zoning categories as follows: Table 13.14 Land Use Zoning Categories and abbreviations Land Zoning Category Land-Use Zoning Objective Existing Residential A1 New Residential Phase 1 A2 New Residential Phase 2 A3 Town or Village Centre B1 Neighbourhood Centre B2 Retail Park B3 District Centre B4 Retail, Leisure and Recreation B5 Mixed Use C1 Port Harbour Area C2 Commercial and Business C3 Regeneration D1 General Employment E1 Business and Technology E2 Research, Education and Innovation F1

8. Page 528

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   Chapter 13 – Development Management Guidelines Louth County Development Plan 2021-2027 13-66 Land Zoning Category Land-Use Zoning Objective Community Facilities G1 Institutional Lands G2 Open Space H1 Tourism and Leisure I1 Transportation Development Hub J1 Public Infrastructure and Utilities J2 Agriculture K1 Strategic Reserve L1 13.21.5 A1 – Existing Residential Objective To protect and enhance the amenity and character of existing residential communities. Guidance The objective for this zoning is to conserve and enhance the quality and character of established residential communities and protect their amenities. Infill developments, extensions, and the refurbishment of existing dwellings will be considered where they are appropriate to the character and pattern of development in the area and do not significantly affect the amenities of surrounding properties. The strengthening of community facilities and local services will be facilitated subject to the design, scale and use of the building or development being appropriate for its location. Generally Permitted Use Allotments, B&B/ Guest House, Community Facility, E-Charging Facility, Home Based Economic Activities, Nursing Home, Park/Playgrounds, Place of Worship, Recreational /Amenity Open Space, Recreational /Sports Facility, Residential, Residential Institution, Retirement Village, Sheltered Accommodation, Traveller Accommodation, Utilities. Open for Consideration Coffee Shop/Tea Room, Childcare Facility, Healthcare Practitioner, Restaurant, Shop ≤200m², Telecommunications Structures, Veterinary Surgery. 13.21.6 A2 – New Residential – Phase 1 Objective To provide for new residential neighbourhoods and supporting community facilities. Guidance This is the primary location for new residential neighbourhoods. Any development shall have a high quality design and layout with an appropriate mix of housing and associated sustainable transport links including walking, cycling, and public transport to local services and facilities. The density of the development shall be reflective of the location of the lands, with higher densities required on more centrally located areas close to employment or services, or in strategic locations along public transport networks.

9. Page 529

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   Chapter 13 – Development Management Guidelines Louth County Development Plan 2021-2027 13-67 In addition to residential development, consideration will also be given to community facilities, retail services and uses that would support the creation of a sustainable neighbourhood; provided such development or uses are appropriate in scale and do not unduly interfere with the predominant residential land use. Generally Permitted Use Allotments, B&B/ Guest House, Childcare Facility, Community Facility, Education Facility (Primary or Second Level), E- Charging Facility, Home Based Economic Activities, Nursing Home, Park/Playgrounds, Place of Worship, Recreational/Amenity Open Space, Recreational/Sports Facility, Residential, Residential Institution, Retirement Village, Sheltered Accommodation, Third Level Student Accommodation, Traveller Accommodation, Utilities. Open for Consideration Coffee Shop/Tea Room, Cultural Facility, Healthcare Practitioner, Restaurant, Shop ≤200m², Takeaway/Fast Food Outlet, Telecommunications Structures, Veterinary Surgery. 13.21.7 A3 – New Residential – Phase 2 Objective To provide for new residential neighbourhoods and supporting community facilities. Guidance These are lands identified for residential uses that will only become available for development after 75% of the Phase 1 (A2) lands in the immediate vicinity of the phase 2 lands have been developed (as set out in policy objective CS 4). The Planning Authority will monitor the lands zoned ‘New Residential Phase 1’ at regular intervals. If it becomes apparent that there are lands zoned ‘New Residential Phase 1’ that are not being brought forward for development and this is impeding the achievement of Core Strategy projections and restricting the growth of the settlement as envisaged in national and regional policy, consideration may be given to releasing appropriately located ‘New Residential Phase 2’ lands, subject to the lands contributing to compact and consolidated patterns of development. The release of lands zoned ‘A3 – New Residential Phase 2’ will not be considered until after the 2 Year Progress Report of the County Development Plan has been prepared and given to the Elected Members. One of the following two criteria will have to be satisfied for the written agreement of the Planning Authority prior to the release of any lands identified as ‘A3 – New Residential Phase 2’: Criteria Number Description 1 At least 75% of the lands identified as ‘A2 New Residential – Phase 1’ in the immediate vicinity of the Phase 2 lands have been developed (immediate vicinity means approximately 500m from the subject lands). Or 2 The annual rate of residential completions in the settlement is less than 50% of the projected annual average output for the settlement. This is based on the housing allocation in the settlement as set out in the Core Strategy Table divided by the duration of the Plan i.e. 6 years.

10. Page 530

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    Chapter 13 – Development Management Guidelines Louth County Development Plan 2021-2027 13-68 In addition to fulfilling criteria 1 or 2 the Planning Authority will give consideration to the following: 1. Extant Permissions – Consideration will be given to any extant permissions within approximately 500 metre area of the subject lands, the date of expiration of the permission and a realistic assessment of the likelihood of the permission being implemented (applicable to criteria 2 only). 2. Infill and Brownfield Lands – The capacity of infill and brownfield lands within approximately 1,000 metres of the subject lands and in particular larger sites with a potential to deliver in excess of 100 units. 3. Lands Zoned ‘A1 Existing Residential’ – The capacity of lands zoned ‘A1 Existing Residential’ within approximately 1,000 metres of the subject lands and in particular larger sites with a potential to deliver in excess of 100 units. 4. Quantum of Lands Available – The quantum of ‘A3 New Residential – Phase 2’ lands to be released will not result in the housing allocation as set out in the Core Strategy Table for the respective settlement being exceeded. This shall take into consideration a realistic assessment of the likelihood of the implementation of extant permissions, having regard to the remaining duration of such permissions; in addition to the rate of household completions during the plan period. 5. Compact Growth – The location of the ‘A3 – New Residential Phase 2’ lands proposed to be released shall be in a location that is within walking distance of schools, facilities, and services and the development of the lands will contribute to a consolidated pattern of development. Applicants are advised to consult with the Planning Authority to discuss the above criteria prior to lodging any planning application on lands zoned ‘A3 New Residential – Phase 2’. Any planning application on lands zoned ‘A3 New Residential – Phase 2’ shall include supporting documentation with respect to the above. Generally Permitted Use Allotments, B&B/ Guest House, Community Facility, E-Charging Facility, Home Based Economic Activities, Nursing Home, Park/Playgrounds, Place of Worship, Recreational /Amenity Open Space, Recreational /Sports Facility, Residential, Residential Institution, Retirement Village, Sheltered Accommodation, Traveller Accommodation, Utilities. Open for Consideration Coffee Shop/Tea Room, Childcare Facility, Healthcare Practitioner, Restaurant, Shop ≤200m², Telecommunications Structures, Veterinary Surgery.

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.