Large-Scale Residential Development (LRD)

What is Large-Scale Residential Development (LRD)?

LRD is defined under Section 2 of the Planning and Development (amendment) (Large-scale Residential Development) Act 2021 as:

(a) the development of 100 or more houses,

(b) the development of student accommodation that includes 200 or more bed spaces,

(c) both the development of 100 or more houses and of student accommodation, or

(d) both the development of student accommodation that includes 200 or more bed spaces and of houses, where the LRD floor space of—

      (i) in the case of paragraph (a), the buildings comprising the houses,

      (ii) in the case of paragraph (b), the student accommodation,

     (iii) in the case of paragraphs (c) and (d), the buildings comprising the houses and the student accommodation, is not less than 70 per cent, or such other percentage as may be prescribed, of the LRD floor space of the buildings comprising the development.

Legislative Basis for LRD

The Planning and Development (Amendment) (Large-scale Residential Development) Ance 2021 is an Act that provides for the making of large scale residential development applications to the Planning Authority. It replaces the previous Strategic Housing Development (SHD) process where applications went to An Bord Pleanála for determination.

Key Stages of LRD Applications

The LRD application process consists of 4 stages:

Pre-Planning / LRD Request Form

Stage 1 - Pre-planning Section 247 Consultation with the Planning Authority

Prospective applicant carries out General Consultation with the Planning Authority (under section 247 of the Planning & Development Act, 2000, as amended).

Pre-application section 247 consultation with the Planning Authority is an important requirement of the LRD process. The purpose of the pre-application consultation is to afford any prospective applicants an opportunity to seek advice from the local authority on any planning matters that may have a bearing on the decision of the application.

Planning Authorities are required to schedule a meeting with the applicant within 4 weeks from receipt of the pre-application consultation request. A pre-application consultation can only be arranged with a person with sufficient legal interest in the land concerned and only with respect to a specific development proposal.

To request a section 247 pre-planning consultation applicants must email planninggroup@louthcoco.ie advising of same. 

All requests are required to include the following details;

• Application form for requesting an LRD Section 247 meeting with the planning authority (Form 18)
• Site Location Map -The scale required is 1:1000 for urban areas. These can be obtained from Ordnance Survey Ireland.
• Site Layout Plan -accompanied by a clear and detailed description of the proposed development.
• Supporting information as necessary including photographs, sketches or preliminary drawings such as site layout, elevation drawings, floor plans etc.
• For further information refer Checklist for submitting an LRD Section 247 meeting request.

The Planning Authority will keep a record of any such consultations which will be a matter of public record on foot of a planning application being subsequently lodged. The carrying out of such consultations shall not prejudice the performance by a Planning Authority of any other of its functions under the Planning and Development Act 2000 (as amended), and cannot be relied upon in the formal planning process or in legal proceedings.

Stage 2 - LRD Meeting with the Planning Authority

After a prospective LRD applicant has completed a section 247 meeting, they may request an ‘LRD meeting’ with that local authority. Following the receipt of LRD consultation request, the Planning Authority is required to facilitate a consultation meeting with the applicant within 4 weeks of the date receipt of such a request. All LRD proposals are required to undertake an ‘LRD meeting’ with the relevant Planning Authority for the purpose of receiving an ‘LRD opinion’ recommending whether “the proposal constitutes a reasonable basis for submitting an LRD planning application” under Section 32D of the Planning and Development Act 2000 (as amended).

In general, all LRD proposals are required to undertake this second step in the pre-application consultation with the relevant Planning Authority for the purpose of receiving an opinion under section 32D of the Planning and Development Act 2000 (as amended). For LRD proposals that seek to amend previously permitted LRD's or SHD's, the Planning Authority can make a determination under section 247(7) of the Planning and Development Act 2000 (as amended), if further consultations are required regarding the proposed development. 

In general, applicants are advised to provide one printed copy and one digital copy of the documentation, including form 18 and prescribed fee while requesting an LRD meeting, unless otherwise specified.

LRD pre-application consultation application form – Form 18

Fee for pre-application consultation LRD Meeting is €1,500

Stage 3 - Forming and Issuing of ‘LRD Opinion’

Following the LRD meeting with a prospective applicant the Planning Authority is required to form an ‘LRD opinion’ within 4 weeks from the date of consultation. This involves considering the documents submitted for the purposes of the ‘LRD meeting’ as to whether the proposal constitutes a reasonable basis to make an LRD planning application. Where the Council forms the opinion that further consideration and amendment is required, it shall provide advice as to what issues need to be addressed by the prospective applicant in the documents to be submitted with an application.

The Council will issue notice of its opinion to the prospective applicant within 4 weeks of the date of consultation.

The LRD opinion issued by the Planning Authority is only valid up to 6 months and will be made available to the public with the lodgement of application.

Our weekly planning list will include information on any LRD pre-application consultations currently being processed

Stage 4 - LRD Application

A prospective LRD applicant is required to fulfil the following requirements prior to making an LRD application:

• Engagement with the local authority under section 247 and received an LRD opinion (dated within 6 months).
• The Application has addressed any issues identified or deficits in information set out within the ‘LRD opinion’.
• For applications seeking amendments to permitted schemes, the applicant is required to engage with Planning Authority under section 247 and obtain a determination from the Planning Authority in writing stating that no LRD consultation is required in relation to the proposed development.
• The applicant is required to make a copy of the LRD application available for public viewing on a dedicated website.

Neither the taking place of an LRD meeting nor the provision of an LRD opinion shall prejudice the performance by the Planning Authority of its functions under the relevant Act or any Regulations under such Act or any other enactment and cannot be relied upon in the formal planning process or in legal proceedings.

LRD applications are required to include a completed application form and accompanied by the prescribed fee. In general, applicants are advised to provide 6 printed copies (10 copies are required for applications that include EIAR/NIS) and one digital copy of the application while submitting an LRD application, unless otherwise specified by Louth County Council. For further information refer to the Checklist for prospective LRD applicants.

• LRD application form – Form 19
• Fees for submitting LRD application

LRD applications are subject to section 34 timelines, with decisions due 8 weeks from application lodgement unless additional information has been requested.

Amendments to section 33 of the Planning and Development Act 2000 (as amended) allows Planning Authorities to request applicants to submit further information with respect to LRD applications. Information can only be requested in relation to technical or environmental details that were unforeseen at the time of forming an LRD opinion or regarding new matters raised by public and shall only be requested once.

LRD Supplementary Application - Form No. 19

PLANNING AND DEVELOPMENT (LARGE-SCALE RESIDENTIAL DEVELOPMENT FEES)

Pre-Planning / LRD Request Form

LRD Checklist 

LRD Fees

Disclaimer: The purpose of the information provided is to enhance public access to information about the planning process. The Planning Authority accepts no responsibility or liability whatsoever with regard to the information on this site. Prospective Applicants and members of the public are advised to seek their own professional or legal advice as required.