Refusal for housing development in north Louth successfully appealed

An Bord Coimisiún (formerly An Bord Pleanála) has granted planning permission for a housing development of 17 houses and three short term let units at Knocknagoran, Omeath, following an appeal against Louth County Council's decision to refuse planning for the development in June.

Aloha Mullavalley Ltd applied in June 2024 for planning permission for a development at Howe's Hill/Mullach Alainn, Knocknagoran, Omeath, comprising 20 houses, consisting of five, two storey, three-bed houses in a terrace block; 10 two storey, two-bed houses in two terrace blocks of five units in each block; a detached two storey, four-bed house fronting onto Howe’s Hill; a detached two storey, two-bed house; and a detached single storey, one-bed dwelling house.

The proposed development also comprised the partial demolition, extension, renovation, restoration and subdivision of Prospect House, a two storey house and a protected structure within the Louth County Development Plan 2021-2027, into two separate dwelling houses. 

The application also provided for items including demolition of an existing outbuilding; associated site development works including hard and soft landscaping, planted weldmesh retaining wall; a self-contained ecological/wildlife corridor; connection to mains sewerage; installation of a new surface water drainage system; mixed boundary treatments; and provision of a public amenity space.

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Included in significant further information provided to Louth County Council in May of this year, was a proposal for reduction of residential units from 20 to 17 and the provision of three new short term let units.

Louth County Council made the decision to refuse planning permission on 18 June 2025, citing four reasons. Included in its decision, it said that on the basis of the information provided and deficiencies in terms of surface water drainage and the management of Japanese Knotweed, the Planning Authority cannot be satisfied that the proposed development "would not be likely to have a significant effect on European Sites Carlingford Shore SAC and Carlingford Lough SPA or any other European Site, in view of the site’s Conservation Objectives.

"As such, it is considered that the proposed development would be contrary to the objective of policy NGB 3 of the Louth County Development Plan 2021-2027, as varied, which seeks to protect and conserve Special Areas of Conservation (SACs) and Special Protection Areas (SPAs) designated under the EU Habitats and Bird Directives. In such circumstances, the Planning Authority is precluded from granting permission for the subject development."

Also included in its reasoning, it said that: "the applicant has failed to demonstrate to the satisfaction of the Planning Authority that the proposed three number short-term let units, two of which are within Prospect House protected structure LH005-067, would not negatively impact on the residential amenities of the existing and proposed residents in Mullach Alainn and as such the proposed development is contrary to the proper planning and sustainable development of the area."

The decision to refuse planning permission was appealed by Aloha Mullavelly Ltd in July. 

An Bord Coimisiún made the decision to grant planning permission for the development on 28 November, subject to 19 planning conditions. 

It said that having regard to the nature, scale, layout and design of the proposed development and to the existing and permitted pattern of development in the area, including the existing residential development and Protected Structure within the Mulach Alainn estate, subject to compliance with the conditions set out, the proposed development would comply with the policies and objectives of the Louth County Development Plan 2021-2027, as well as guidelines issued by by the Department of Housing, Local Government and Heritage, the proposed development would not impact unduly on residential amenities, traffic, public health or the local environment and would, therefore, be in accordance with the proper planning and sustainable development of the area.

Included in the conditions, An Bord Coimisiún instructed that "the mitigation measures contained in the submitted Japanese Knotweed Management Plan (Sections 4.0 and 5.0) prepared by ATG Group and submitted to the planning authority on the 6th day of May 2025, shall be implemented".