22253
Permission for the construction of 55 houses comprising of 2 No. 3 storey 5 bedroom detached houses Type A, 10 No. 3 storey 5 bedroom semi-detached houses Type A-A, 6 No. 2 storey 3 bedroom semi-detached/terrace houses Type B, 14 No. 2 storey 3 bedroom terrace houses Type B1, 19 No. 2 storey 3 bedroom semi-detached houses Type B2, 2 no. 3 storey 3 bedroom semi-detached houses Type C and 2 No. 3 storey 3 bedroom semi-detached house Type C1, all associated ancillary site development works, boundary treatments, landscaping and open spaces on lands of circa 2.08 ha. (Previous Permission 03/1754) with existing vehicular and pedestrian access from the Dublin Road.
Core Refusal Reason
The development was refused primarily due to significant fluvial and coastal flood risk (Flood Zones A and B), the lack of a robust site-specific flood risk assessment, and potential adverse impacts on the Dundalk Bay SAC and SPA.
Decision Maker's Conclusion
- The proposed development is located within Flood Zones A and B, and the applicant failed to provide a site-specific Flood Risk Assessment that adequately addresses the justification test or demonstrates that the proposal would not increase flood risk to the site or surrounding areas, contrary to Policy IU 28 of the Louth County Development Plan 2021-2027.
- The application is considered premature pending the submission of a revised Flood Risk Assessment and the implementation of a detailed strategy for flood water management consistent with the planned Dundalk + Ardee Flood Risk Scheme.
- In the absence of a screening for Appropriate Assessment that accounts for the flood risk and the site's hydrological connection via the Mullagharlin Stream, the Planning Authority cannot be satisfied that the project would not have a significant effect on the Dundalk Bay SAC and Dundalk Bay SPA.