Creation of traffic hazard one of reasons for refusal for 94 homes in mid Louth

Louth County Council has refused planning permission for a mixed-use development in Dunleer that included retail, a café, and 94 new homes.

Mary Nugent applied for planning permission in April, for the development at the Ardee Road (R170), Ravel, Dunleer, Co Louth, on a site that includes a vacant two storey dwelling house that is included on the Louth County Council Record of Protected Structures, and a complex of derelict stone outbuildings and disused agricultural structures to the side and rear of the dwelling house. 

The proposed development included modifications to and the change of use of the existing dwelling house from residential to office uses, in addition to modifications to, and partial demolition of, stone outbuildings to the side and rear to provide a retail unit and a café wrapped around an external courtyard, with access to the courtyard provided off Ardee Road (R170).

The proposed residential element consists of 94 dwellings in the form of houses, duplex units and apartments, of which 86 are houses/duplex dwellings and eight are apartments. The houses and duplex dwellings are accommodated in buildings 2.5–3 storey in height with a limited number encompassing terraces at first and second floor level.

The eight apartments are accommodated in a stand-alone building fronting the Ardee Road (R170) to the west of the proposed access. The apartment building is two storeys in height, with a three storey set-back and with balconies proposed at upper floor levels.

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Planned works to the existing two storey house consist of the demolition of single storey elements to the side and rear, as well as internal modifications comprising the removal of limited sections of external and internal walls at ground and first floor level and conservation and repair works to surviving historic fabric.

The proposed development includes the change of use of all remaining floor space within the dwelling house to office use. It is also proposed to lower sections of the external side boundary wall to the front garden. 

All conservation works proposed would be undertaken by skilled, experienced contractors under the supervision of a Grade 1 Conservation Architect. The house is identified on the Record of Protected Structures under RPS Ref. No. LHS 018-023. 

The modification works to the outbuildings which are excluded from protection, include the demolition of a single store section to the rear and the removal of sections to the rear and the removal of sections of external walls to provide new window and floor openings, including opening onto the Ardee Road.

Louth County Council made the decision to refuse planning permission on 8 December. In its decision the local authority said that the applicant has proposed a two-way access from the subject lands onto the Ardee Road which is in close proximity to a heavily trafficked junction between the Ardee Road and Dunleer Main Street (R132).

It said that the as applicant had failed to include provision for a vehicular link between the subject lands and the existing Ravel Grange residential development, which would enable the creation of a one way system through Ravel Grange and reduce vehicular movements at the entrance to the development on the Ardee Road, it was "considered that the proposed development would negatively impact on traffic movements and exacerbate congestion at the entrance to the development and the junction between  the Ardee Road and Dunleer Main Street and would result in the creation of a traffic hazard". 

The decision also referred to childcare facilites, saying that in larger residential developments, guidelines recommend that a childcare facility or 20 childcare spaces should be provided per 75 dwellings.

It said that guidelines seek that each development is required to make adequate provision for childcare facilities to serve its own population, but that "the applicant has failed to comply with the guidelines or submit an evidence based report to the satisfaction of the Planning Authority which clearly demonstrates that there is sufficient childcare facilities available in the area".