Refusal decisions · 12–18 Oct 2026

1. Policy Objective HOU 43 of the Louth County Development Plan 2021-2027, as varied, seeks to manage the development of rural housing in the open countryside by requiring y! applicants to demonstrate compliance with the Local Needs Qualifying Criteria relative to the nl Rural Policy Zone, set out tables 3.4 and 3.5. The applicant has sought to demonstrate O compliance with criteria 5 of Rural Policy Zone 1, which reads: es “5. Residents who have demonstrable social ties to the area and are providing care for an os elderly person(s) or a person(s) with a disability who lives in an isolated rural area and who does not have any able bodied person residing with them. Any application shall demonstrate rp why the existing property cannot be extended or modified to provide residential Pu accommodation for the carer. One house only will be allowed on this basis and the site must be adjacent to the dwelling in which the elderly person(s) or person(s) with the disability resides.” g in In having regard to the above and to the supporting details provided with the application, the ew following requirements have not been demonstrated: • Vi The applicant’s social ties to the area (i.e. that they have resided in the rural area of Louth for a minimum of 18 years prior to this application being made.) The personal t- documentary evidence covers a period of 13 years (from 2007-2020.) en • That the applicant is providing care for an elderly person(s) or a person(s) with a tm disability who lives in an isolated rural area and who does not have any able-bodied person residing with them. ar ep • That the existing property cannot be extended or modified to provide residential accommodation for the carer/s. D g Accordingly, the proposed development contravenes Policy Objective HOU 43 of the of the in Louth County Development Plan 2021-2027 (as varied) and to grant permission for the n development, would set an undesirable precedent for other similar inappropriate development an in the vicinity and be contrary to the proper planning and sustainable development of the area (Rural Policy Zone 1.) Pl
2. Having regard to the siting and backland nature of the proposed development, together with the cumulative impact of existing dwellings in the immediate locality, the proposed, C development would represent an overdevelopment of one-off dwellings in this rural area and C is therefore considered to be contrary to Section 13.9.4 (site selection) of the Louth County Development Plan, 2021 2027 (as varied) which requires that applications consider the h existing number of one-off dwellings in the area and the ability of the landscape to absorb ut further development without further eroding the rural character of the area. Lo -2- REFERENCE NO: 26/60597 The proposed development also constitutes a piecemeal form of backland development, fragmenting agricultural lands and further eroding the rural character of the locality, which is contrary to Section 13.9.6 (backland development). Furthermore, given the extent of native species roadside hedgerow to be removed to facilitate the minimum sightline visibility at the y! vehicular access, the proposed development would adversely impact the rural amenity and nl character of the area. O The development would therefore, if approved, be contrary to the proper planning and es sustainable development of the area and contravene Sections 13.9.4, 13.9.6 and Policy os Objectives HOU 44, HOU 49 and ENV 39 of the Louth County Development Plan 2021 2027 (as varied), which seek to ensure that new dwellings in the open countryside are sensitively rp located and designed, so as to protect the character of the rural area. Pu
3. It is an objective of the Louth County Development Plan 2021-2027 (as varied) under Policy Objective BHC 16 to protect the northern ridgeline (Chapter 13, Map 13.1) which frames the g views within and from the World Heritage Site of Brú na Bóinne from visually intrusive and in inappropriate development, subject to the Development Management Assessment Criteria ew detailed in Chapter 13 (including Section 13.19.9) and using view-shed analysis as a tool to guide and inform development management. The applicant has (owing to a lack of detail Vi provided with the application) failed to demonstrate that the proposed development would not contravene the above policy objective or adversely affect the protected northern ridgeline to t- the World Heritage Site of Brú na Bóinne. en
4. The applicant has failed to demonstrate that the required minimum sightline visibility at the tm vehicular access to the public road (L-6300) (i.e. 4.5m x 75m over a height of 0.6m – 1.05m) can be achieved and accordingly, the development in its current form contravenes Sections ar 13.9.14, 13.16, 17 and Table 13.13 of the Louth County Development Plan 2021-2027 (as ep varied) and would, if permitted, endanger public safety by reason of traffic hazard and the obstruction of other road users. D g
5. The applicant has failed to demonstrate that the proposed wastewater treatment system in and polishing filter is in compliance with the EPA Code of Practice, 2021. In this regard, the n proposed development contravenes Policy Objective IU 18 of the Louth County Development an Plan 2021-2027, as varied and would therefore, be prejudicial to public health and would be contrary to the proper planning and sustainable development of this rural area. Pl, C C h ut Lo

1. While the buildings have been in-situ for a significant period of time, it is the policy of the Louth County Development Plan 2021-2027 (as varied) “To support rural entrepreneurship and y! rural enterprise development of an appropriate scale at suitable locations in the County” (EE 55) nl and “To secure vibrant and viable rural communities by supporting the development of rural O based enterprises” (EE 60). Section 5.19.3 of the Plan states that “In the first instance, new employment related developments are directed to settlements where services are available, and es lands have been identified for employment uses”. os Based on the information submitted, the applicant has failed to demonstrate a locational, rp resource-based, regional or national requirement for the retention of this commercial development in the rural area, as required in Sections 5.19.3 and 13.11.11 of the Plan. Pu Therefore, the development if permitted would be contrary to policies EE 55 and EE 60 insofar as they support proposals for business enterprises in the countryside, would establish an g undesirable precedent for similar developments on unserviced land in the rural area and would in be contrary to the proper planning and sustainable development of the area. ew
2. It is the policy objective (MOV 58) of the Louth County Development Plan 2021-2027 (as Vi varied) to safeguard the capacity and safety of the National and Regional Road network by restricting further access onto National Primary, National Secondary, and Protected Regional t- Roads in accordance with the details set out in Tables 7.9 and 7.10 and not permit new access en or intensification of existing access onto Protected Regional Routes save for limited exemptions. The development is located along the R215 Protected Regional Route at Dowdstown and does tm not come under the scope of the exemptions set down and as such, it is considered that the proposed would contravene materially the policy of the Louth County Development Plan 2021- ar 2027 (as varied) and thus would be contrary to the proper planning and sustainable ep development of the area. D
3. Having regard to the provisions of Chapter 5 of the Louth County Development Plan 2021– g 2027 (as varied), which seeks to create and promote sustainable rural communities, and in Chapter 13, which sets out development management standards relating to the protection of residential amenity, it is considered that the proximity, scale, and commercial nature of the n an subject building give rise to unacceptable impacts on the adjoining residential property. The development therefore represents a form of commercial activity that is incompatible with the Pl established rural area and fails to protect the amenity of adjacent occupiers as required under the Louth County Development Plan 2021–2027 (as varied). The retention of the buildings in their current form would accordingly constitute a material injury to residential amenity and would, C be contrary to the proper planning and sustainable development of the area. C
4. In the absence of a compliant SUDS Design Report, the Planning Authority cannot be h satisfied that surface water runoff would be adequately managed in accordance with Policy ut Objective IU19 of the Louth County Development Plan 2021-2027 (as varied) and as such, it is Lo considered that the proposed development would be contrary to the proper planning and sustainable development of the area.

1. The proposed development seeks the demolition of a former boathouse/agricultural shed and its replacement with a detached dwelling house. The Planning Authority is not satisfied that y! the structure proposed for demolition constitutes an existing dwelling house for the purposes nl of the replacement dwelling provisions set out in Chapter 3 and Section 13.9.13 of the Louth O County Development Plan 2021-2027, as varied. In the absence of evidence that the structure was last used and occupied as a dwelling, the proposal cannot be considered a replacement es dwelling and instead constitutes a new dwelling in the countryside. The development is os therefore contrary to the replacement dwelling policies and objectives of the Louth County Development Plan 2021-2027 (as varied) and would be contrary to the proper planning and rp sustainable development of the area. Pu
2. The proposed development, which seeks the construction of a new detached dwelling house within Rural Area Under Strong Urban Influence (Rural Policy Zone 1), has not demonstrated g compliance with the rural housing policy requirements of the Louth County Development Plan in 2021-2027, as varied. The Planning Authority is not satisfied that the proposal qualifies as an ew acceptable rural housing proposal in this policy area. Therefore, the development would be contrary to the rural housing strategy and policy objectives of the Louth County Development Vi Plan 2021-2027 (as varied) and would therefore be contrary to the proper planning and sustainable development of the area. t- en
3. Having regard to the location of the site adjacent to the Carlingford Shore SAC (Site Code 002306) and within the zone of influence of the Carlingford Lough SPA (Site Code 004078) tm and the Carlingford Lough SPA (UK), the Natura Impact Statement submitted, and the observations of the Department of Housing, Local Government and Heritage, the Planning ar Authority is not satisfied that sufficient information has been submitted to enable a full ep assessment of the potential effects of the proposed development on the integrity of the European sites concerned. In particular, further assessment is required in relation to the D potential effects of nutrient-enriched groundwater arising from the proposed wastewater g treatment system on the qualifying interest habitats of the adjoining SAC. in While the Planning Authority accepts that further information would be necessary to fully n an assess the implications of the proposal for the conservation objectives of the European sites, it is considered that no planning principle has been established for the proposed development Pl and, therefore, further information is not warranted in this instance. On the basis of the information submitted, and applying the precautionary principle, the Planning Authority cannot ascertain, beyond reasonable scientific doubt and on the basis of the best scientific knowledge, C in the field, that the proposed development, either individually or in combination with other C plans or projects, would not adversely affect the integrity of the Carlingford Shore SAC and associated European sites. h ut The proposed development would, therefore, be contrary to Article 6(3) of the Habitats Lo Directive, Policy Objectives NBG 3, NBG 4, NBG 5 and NBG 6 of the Louth County Development Plan 2021-2027, as varied, and would be contrary to the proper planning and sustainable development of the area. -2- REFERENCE NO: 26/60580
4. Having regard to the significant changes in ground levels across the site, the Planning Authority is not satisfied that sufficient information has been submitted to adequately assess the extent and impact of the proposed cut and fill operations, finished site levels, and associated retaining y! walls. In the absence of detailed level information and site sections, the visual impact of these nl works on the site and surrounding area cannot be properly assessed. The proposed O development would therefore be contrary to the proper planning and sustainable development of the area. es os
5. The Planning Authority is not satisfied, based on the information submitted, that the proposed development can be accessed safely from the public road network. The applicant has failed to rp adequately demonstrate that the proposed access arrangements achieve the required visibility Pu standards having regard to the nature of the road and the provisions of the Louth County Development Plan 2021-2027 (as varied). Furthermore, insufficient information has been provided regarding the extent of any boundary alterations necessary to achieve the required g sightlines and the management of construction traffic associated with the development. In the in absence of satisfactory information in these respects, the proposed development would give ew rise to a potential traffic hazard and would be contrary to the proper planning and sustainable development of the area. Vi
6. The Planning Authority is not satisfied, based on the information submitted, that the proposed t- development would not be subject to an unacceptable risk from coastal erosion over its lifetime. en The applicant has failed to submit a Coastal Erosion Assessment to assess the vulnerability of the site and adjoining coastline to erosion processes or to demonstrate that any necessary tm coastal protection measures can be provided without adverse environmental impacts. In the absence of such information, the Planning Authority is unable to determine the suitability of the ar site for the proposed development or its long-term sustainability. The proposed development ep is therefore contrary to Policy Objective ENV 50 of the Louth County Development Plan 2021– 2027, as varied, and contrary to the proper planning and sustainable development of the area. D g
7. The Planning Authority is not satisfied, on the basis of the information submitted, that the in proposed wastewater treatment system and percolation area can be accommodated on the n site in accordance with the EPA Code of Practice for Domestic Waste Water Treatment an Systems. Significant deficiencies remain in the site suitability assessment, including the location of the trial hole and percolation testing, the absence of adequate information regarding Pl groundwater flow, separation distances to wells and percolation areas, site-specific cross- sections, and the suitability of the proposed wastewater treatment arrangements having regard to the site's topography and hydrogeological conditions., C C In the absence of sufficient information to demonstrate that the site is suitable for the proposed development and that wastewater can be treated and disposed of without risk to public health, h groundwater quality or the environment, the Planning Authority is precluded from reaching a ut positive assessment of the proposal. The proposed development would therefore be contrary Lo to the proper planning and sustainable development of the area.

Reasons under review. View the official case.