Planning refused for 502 new homes just outside Dundalk

Louth County Council has refused planning permission for a 502 unit Large-scale Residential Development (LRD) at Haggardstown, Dundalk.

Marina Quarter Ltd, a subsidiary of Glenveagh Homes Ltd, applied to Louth County Council for planning permission for the LRD in November 2023 for the development that would have included the provision of a two-storey creche, and the construction of new dedicated entrance to the R172 Blackrock Road.

The proposed 502 homes comprise 26 four-bedroom semi-detached houses; 210 three-bedroom terraced houses and semi-detached houses, some of which include garden sheds; one, three-bedroom bungalow; 214 two-bedroom houses; and 52 one-bedroom maisonettes.

Public open space at the development would total c.4.69ha, of which c.3.09ha comprises strategic amenity space, and private open space, i.e. private gardens serving the houses, bungalow and maisonettes.

The application also proposed vehicular, cyclist and pedestrian access/egress and associated circulation routes, including the construction of new dedicated entrance to the R172 Blackrock Road with a southbound right hand turning lane and a new northbound bus stop, two new pedestrian access points routes to Bóthar Maol and a new pedestrian and cycle path access point along the northeastern boundary to Bóthar Maol.

Louth County Council refused planning permission for the development for three reasons. The first reason given was in relation to "the inadequacy of the information provided with the application, particularly in relation to" wastewater disposal, surface water drainage, water flow rate calculations and biodiversity.

The Planning Authority said that due to this it "is unable to carry out a comprehensive environmental impact assessment of the proposed development as required by legislation". 

The second reason it states was that "on the basis of the information provided with the application, particularly in relation to

waste water disposal, surface water drainage, water flow rate calculations and biodiversity, the Planning Authority cannot be satisfied that the proposed development individually, or in combination with other plans or projects would not be likely to have a significant effect on European sites Dundalk Bay SAC (000455) and Dundalk Bay SPA (004026) or any other European site, in view of the site’s Conservation Objectives".

The third reason stated was that "Policy Objective HOU 29 of the Louth County Development Plan 2021 – 2027 (as varied),

seeks to ensure that “all new residential developments in excess of 20 residential units provide for a minimum of 30% universally designed units in accordance with the requirements of ‘Building for Everyone: A Universal Design Approach’ published by the Centre for Excellence in Universal Design'.

"The proposed development provides only 11% universally designed units (53 units) and therefore materially contravenes Policy Objective HOU 29 of the County Development Plan, would set an undesirable precedent for other similar developments in the surrounding area and is contrary to the proper planning and sustainable development of the area."

It is not yet known if the developer plans to appeal the decision to An Bord Pleanála.

LRDs have replaced the previous Strategic Housing Development (SHD) process where applications went to An Bord Pleanála for determination.

The process is as follows: An LRD Meeting Request is made with the local planning authority as part of the process when seeking planning permission for an LRD.

Following the receipt of LRD consultation request, the planning authority is required to facilitate a consultation meeting with the applicant within four weeks of the date receipt of such a request.

Following the LRD Meeting, there is a period of four weeks for the planning authority to issue an LRD opinion on whether the proposals constitute a reasonable basis for submitting a planning application on the LRD proposals. This LRD opinion is valid for six months.

A planning application must then be submitted within six months of receipt of an LRD opinion. The developer must make the application documentation available for public viewing on a dedicated website set up for this purpose.

This is aimed at enhancing transparency and public participation in the LRD process. 

Louth County Council issued an LRD Opinion on the application by Marina Quarter Ltd on 25 May 2023, with the applicant submitting the planning application on 21 November 2023. Louth County Council refused planning permission for the development on 23 January 2024.