2460340
Permission for (a) Construction of 20 no. residential units comprising of: (i) 5 no. 2 storey, 3 bed dwelling houses in 1no. terrace block; (ii) 10 no. 2 storey, 2 bed dwelling houses in 2 no. terrace block of 5 units in each block; (iii) 1 no. detached 2 storey 4 bed dwelling house fronting onto Howe’s Hill; (iv) 1 no. detached 2 storey 2 bed dwelling house; (v) 1 no. detached single storey 1 bed dwelling house; (vi) partial demolition, extension, renovation, restoration and subdivision of Prospect House, a 2 storey dwelling house into 2 separate dwelling houses. Prospect House is a protected structure within the Louth County Development Plan 2021-2027 (Ref. LH005-067); (b) demolition of existing outbuilding and (c) associated site development works including hard and soft landscaping, planted weldmesh retaining wall, self-contained ecological/wildlife corridor, connection to mains sewerage, installation of new surface water drainage system, mixed boundary treatments, provision of public amenity space *Significant Further Information Received on 06/05/2025 & Revised Notices 13/05/2025 - subject of a revised stage 2 appropriate assessment (Natura Impact Statement) with the reduction of residential units from 20 to 17 and the provision of 3 new short term let units*
Core Refusal Reason
The proposal constitutes overdevelopment of a sensitive, elevated site, featuring a layout that fails to respect the natural topography and involves the loss of existing functional public open space.
Decision Maker's Conclusion
- The proposed layout and design fail to respect the natural topography of the site, resulting in an inappropriate visual impact from the R173 and necessitating excessive retaining structures.
- The development would eliminate an existing level and functional green space used by residents, replacing it with steeply sloping and less usable open space that does not meet the needs of the entire estate.
- Specific units, notably House Type 4, represent overdevelopment on restricted plots and fail to meet minimum internal floor area and storage standards set out in the Quality Housing for Sustainable Communities guidelines.