Refusal decisions · 6 July–12 July 2026

The council’s formal grounds for this decision. Planner assessment and later appeal outcomes are separate.

1. The proposed development would result in a fifth house within a continuous 250m section of road within a rural area which would constitute ribbon development in this rural area to the detriment of the rural character of the area and would be likely to give rise to demands for the provision of urban type services which would be both uneconomic and inappropriate to provide. The proposed development would therefore be contrary to the Sustainable Rural Housing Guidelines for Planning Authorities (2005), Table DM5 of the Limerick Development Plan (2022-2028) and the proper planning and sustainable development of the area.

   Official final decision · PDF page 3

2. The site of the proposed development is located within the Area of Strong Urban Influence as defined in the Limerick Development Plan 2022-2028. Based on the absence of documentary evidence submitted with the application to demonstrate compliance with housing policy, the Planning Authority are not satisfied that the applicant would come within the scope of the housing need criteria as set out in Objective HO 020 (Rural Areas under Strong Urban Influence) of the Development Plan, and as such, the proposed development would materially contravene the objectives of the Limerick Development Plan 2022-2028 in relation to rural settlement and be contrary to the proper planning and sustainable development of the area.

   Official final decision · PDF page 3

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The council’s formal grounds for this decision. Planner assessment and later appeal outcomes are separate.

Source note: The original final schedule repeats ground 1 as ground 3. All five numbered grounds are reproduced in their original order.

1. The site of the proposed development is located within the Area of Strong Urban Influence as defined in the Limerick Development Plan 2022-2028. On the basis of the information submitted it is considered that the applicants have not demonstrated that they come within the scope of the housing need criteria as set out in Objective HO O20 (Rural Areas under Strong Urban Influence) of the Development Plan and as such, the proposed development would materially contravene objective HO O20 of the Limerick Development Plan 2022-2028 in relation to rural settlement, militate against the preservation of the rural environment and would be contrary to the proper planning and sustainable development of the area.

   Official final decision · PDF page 2

2. The proposed development would result in a fifth house and the creation of an infill site within a continuous 250m section of road within a rural area which would constitute ribbon development in this rural area to the detriment of the rural character of the area and would be likely to give rise to demands for the provision of urban type services which would be both uneconomic and inappropriate to provide. The proposed development would therefore be contrary to the Sustainable Rural Housing Guidelines for Planning Authorities (2005), Table DM5 of the Limerick Development Plan (2022-2028) and the proper planning and sustainable development of the area.

   Official final decision · PDF page 2

3. The site of the proposed development is located within the Area of Strong Urban Influence as defined in the Limerick Development Plan 2022-2028. On the basis of the information submitted it is considered that the applicants have not demonstrated that they come within the scope of the housing need criteria as set out in Objective HO O20 (Rural Areas under Strong Urban Influence) of the Development Plan and as such, the proposed development would materially contravene objective HO O20 of the Limerick Development Plan 2022-2028 in relation to rural settlement, militate against the preservation of the rural environment and would be contrary to the proper planning and sustainable development of the area.

   Official final decision · PDF page 2

4. In the absence of appropriate documentation and drawings the planning authority cannot be satisfied that the proposed development would not endanger public safety by reason of traffic hazard because the traffic movements generated by the proposed development where the sightlines are restricted would interfere with the safety and free flow of traffic on the public road.

   Official final decision · PDF page 2

5. The applicant is proposing to connect to an existing Uisce Eireann public water supply. In the absence of a pre-connection enquiry the planning authority cannot be satisfied that the proposal would not be prejudicial to public health and therefore would be contrary to the proper planning and sustainable development of the area.

   Official final decision · PDF page 2

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The council’s formal grounds for this decision. Planner assessment and later appeal outcomes are separate.

1. The design of the first-floor extension at the rear of dwelling as presented is incongruous with the existing development and surrounding dwelling houses in the area due to its excessive size, bulk and poor design. The extension would result in overlooking and a loss of residential amenities in the area. The extension would be contrary to the Existing Residential land use zoning, Objective HO O3 Protection of Existing Residential Amenity of the Limerick Development Plan (2022-2028), and the proper planning and sustainable development of the area.

   Official final decision · PDF page 2

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The council’s formal grounds for this decision. Planner assessment and later appeal outcomes are separate.

1. On the basis of the planning history of the site and the submissions made in connection with the application, the proposed development concerns a site, the use of which is unauthorised for camping. The proposed wastewater treatment system would facilitate the consolidation of this unauthorised development. Accordingly, it is considered that it would be inappropriate for the Planning Authority to consider the grant of permission for the proposed development in such circumstances. In addition to this, the unauthorised camping use is located in a remote rural area with no proximity to tourist amenities or demand, that is not serviced. As such the proposed development would conflict with Objective ECON O52 (Location of Tourism Accommodation) of the Limerick Development Plan 2022-2028, which supports tourism accommodation where it complements the rural character and is appropriately located. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.

   Official final decision · PDF page 2

2. Water is being abstracted from Kilbreedy Lake to serve the unauthorised camping site and the applicant has failed to provide evidence that this would not have an adverse impact on the water source, that measures are in place to protect the water quality of the lake or that the water supply would meet the required EU and national standards for water consumption. The proposal is therefore contrary to Objective IN O8 Private Water Supply of the Limerick Development Plan 2022-2028 and would be contrary to the proper planning and sustainable development of the area.

   Official final decision · PDF page 2

3. Having regard to the information submitted with the application, the scale of the waste water treatment system and number of people it would serve in an area of land that is subject to extreme ground water vulnerability, it is considered that the proposal would be prejudicial to public health and would be contrary to Objective IN O11 Private Waste Water Treatment of the Limerick Development Plan (2022- 2028).

   Official final decision · PDF page 2

4. The waste water treatment system is located within an area of extreme ground water vulnerability and there is a direct hydrological connection from the lake to the Maigue River which is a potential pathway to the Lower River Shannon Special Area of Conservation (002165) and River Shannon and River Fergus Estuaries SPA (004077). In addition to this the site is located less than 1km from the Askeaton Fen Complex SAC (002279). As no details are included in relation to water abstraction from the lake on site, the fact that potential pathways have been identified and given the concerns raised regarding waste water treatment, the Planning Authority cannot be satisfied that the proposed development individually or in combination with other plans or projects, would not result in adverse effects on the integrity of these named European sites and their conservation objectives. The proposed development is therefore contrary to Objective EH O1 Designated Sites and Habitats Directive and proper planning and sustainable development of the area.

   Official final decision · PDF page 2

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The council’s formal grounds for this decision. Planner assessment and later appeal outcomes are separate.

1. Section 42(1) of the Planning and Development Act 2000 (as amended), for an Extension of the Appropriate Period stipulates, amongst other criteria, that the Planning Authority must be satisfied that substantial works were carried out pursuant to the permission during that period i.e. before the expiration of the appropriate period (3rd November 2026) and as substantial works have not been carried out, the Planning Authority is precluded from extending the appropriate period beyond what was permitted under Pl. Ref. 21/204. Note: Section 42(1)(A) came into effect in August 2025 for a period of 6 months only, therefore Section 42(1A) in relation to un-commenced development is not applicable in this instance.

   Official final decision · PDF page 2

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The council’s formal grounds for this decision. Planner assessment and later appeal outcomes are separate.

1. The development, which would provide for a new one-off dwelling house in this rural area where rural qualifying criteria applies, does not meet with the requirements of policy objective HOU 43 of the Louth County Development Plan 2021-2027, as varied, which seeks to manage the development of rural housing in the open countryside by requiring applicants to demonstrate compliance with the Local Needs Qualifying Criteria relative to the Rural Policy Zone. Based on the documentary evidence submitted, the applicant has failed to demonstrate to the satisfaction of the Planning Authority that they fulfil the qualifying criteria for Rural Policy Zone 1. As such, the proposed development would contravene rural housing policy objective HOU 43 and would be contrary to the proper planning and sustainable development of the area.

   Official final decision · PDF page 2

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The council’s formal grounds for this decision. Planner assessment and later appeal outcomes are separate.

1. The trial hole excavated on the site has revealed that because of the high level of the ground water and the very poor percolating property of the soil, the ground is unsuitable for the safe disposal of effluent from a septic tank or propriety effluent treatment unit and the proposed development would therefore be prejudicial to public health and contrary to the proper planning and sustainable development of the area.

   Official final decision · PDF page 2

2. Based on the details submitted it is considered that the proposed development has not satisfactorily demonstrated that the proposed dwelling can be successfully integrated into the receiving landscape due to the contrived nature of the site, the excessively long driveway and the elevated location of the proposed structures. The development as proposed may therefore create a prominent and obtrusive feature in the landscape and would contravene Policy RHP 5 of the Mayo County Development Plan 2022–2028, which states “To ensure that rural housing applications employ site specific design solutions to provide for proposals that integrate into and reflect and enhance local landscape character, in terms of siting, design, materials, finishes and landscaping”. Mayo County Council considers that the proposal would seriously detract from the visual amenities and character of the rural landscape, which it is necessary to preserve. The proposed development therefore would be contrary to the proper planning and sustainable development of the area.

   Official final decision · PDF page 2

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The council’s formal grounds for this decision. Planner assessment and later appeal outcomes are separate.

1. Being satisfied that all requirements relating to the Application have been complied with and considering the proper Planning and Development of the County Meath Health District and having regard to the provisions of the Development Plan for the area, IT IS HEREBY DECIDED, in pursuance of the above Act to REFUSE EXTENTION OF DURATION for the said development in accordance with documents submitted, as the development to which the permission relates has not commenced nor have substantial works been carried out on site. Therefore, the application to extend the appropriate period is not considered to be in accordance with Section 42 (1) of the Planning & Development Act, 2000 - 2023.

   Official final decision · PDF page 1

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The council’s formal grounds for this decision. Planner assessment and later appeal outcomes are separate.

Source note: 2 of 3 grounds are shown. Ground 1 is withheld because it contains personal residence and ownership details.

2. It is the policy of the Council under RD POL 9 of the Meath County Development Plan 2021-2027 ‘to require all applications for rural houses to comply with the Meath Rural House Design Guide’. By reason of the excessive length of the front elevation of the dwelling at 22m, the exposed chimney breasts, elaborate fenestration arrangement, balcony, siting of the domestic garage to the front of the dwelling, and the siting of the development on an exposed site which lacks mature boundaries, screening and sheltering features, the proposed development would, if permitted, result in a visually obtrusive form of development that would not be capable in assimilating into its surroundings and would appear unduly prominent in the surrounding rural landscape. The proposed development would therefore be contrary to policy RD POL 9 of the Meath County Development Plan 2021-2027, would set an undesirable precedent for similar type future development, would mitigate against the preservation of the rural environment, and would be contrary to the proper planning and sustainable development of the area.

   Official final decision · PDF page 3

3. The proposed development would involve the creation of a new vehicular entrance onto the L‑10072-0 public road where adequate traffic sightlines have not been demonstrated. In particular, the applicant has failed to provide unobstructed sightlines of 90 metres in both directions, measured to the nearside edge of the road from a set‑back of 2.4 metres, as required for a road with a 60 km/h speed limit. Furthermore, the entrance layout does not adequately demonstrate compliance with TII document DN‑GEO‑03060 and the Meath Rural Design Guide, including requirements relating to sight distance, entrance geometry, and the positioning of gates and entrance piers. In the absence of satisfactory sightlines and a compliant entrance design, the proposed development would endanger public road users by reason of traffic hazard and obstruction of visibility, and would therefore be contrary to the proper planning and sustainable development of the area.

   Official final decision · PDF page 3

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The council’s formal grounds for this decision. Planner assessment and later appeal outcomes are separate.

1. The development to be retained is located within a “Rural Area Under Strong Urban Influence” where it is a requirement for applicants to (i) comply with the Local Needs Qualifying Criteria as outlined in Section 9.4 of the Meath County Development Plan 2021-2027 and to (ii) demonstrate a rural housing need. It is considered, based on the information submitted, that the applicant has not established a site specific rural generated housing need for a dwelling in this rural location. The development would be contrary to the policy of the Sustainable Rural Housing Guidelines for Planning Authorities and the Meath County Development Plan 2021 – 2027 and would, therefore, be contrary to the proper planning and sustainable.

   Official final decision · PDF page 3

2. It is a policy (RD POL 9) of the Meath County Development Plan 2021-2027, “To require all applications for rural houses to comply with the ‘Meath Rural House Design Guide”. Having regard to the siting and nature of the subject unit, it is considered that the development constitutes a substandard and temporary form of development that is out of character with the immediate surrounding rural area and would form a visually obtrusive feature, which would not respect and integrate with the surrounding landscape and would seriously injure the residential amenities of occupants of the structure, and would set an undesirable precedent for similar forms of development. Accordingly, to permit the development would contravene the aforementioned policy provisions of the Meath County Development Plan 2021-2027 and thereby be contrary to the proper planning and sustainable development of the area.

   Official final decision · PDF page 3

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The council’s formal grounds for this decision. Planner assessment and later appeal outcomes are separate.

1. It is an objective of the Meath County Development Plan 2021-2027 to require all applications for family flats to “form an integral part of the structure of the main house with provision for direct internal access to the remainder of the house.” (DM OBJ 49) The proposed development by reason of its scale and detachment from the main dwelling would seriously injure the amenities of the rural area and depreciate the value of property in the vicinity. As such, is considered that the proposed development, if permitted, would establish an undesirable future precedent and would be contrary to the proper planning and sustainable development of the area.

   Official final decision · PDF page 3

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The council’s formal grounds for this decision. Planner assessment and later appeal outcomes are separate.

1. The subject site and associated proposed developments are located on lands which are denoted as having a ‘Constrained Land Use’ in the Birr Local Area Plan 2023 – 2027. On areas denoted as having a ‘Constrained Land Use’, Objective LUZO-13 of the Local Area Plan states that it is an objective of the Council to facilitate the appropriate management and sustainable use of flood risk areas designated as ‘Constrained Land Use’ in the Birr Town zoning map. As stated in Section 11.6 of the Plan, this designation generally limits new development, but will facilitate existing development uses within these areas that may require small scale development such as small extensions. The development of a residential development comprising of 4 no. townhouses, on lands where the residential use has been abandoned, will result in a new use of these lands and is therefore deemed to contravene materially Objective LUZO-13 of the Birr Local Area Plan 2023 – 2027.

   Official final decision · PDF page 2

2. The proposed development is located within an area subject to flooding and the flood risks for the development subject of this application are deemed unacceptable. The development is therefore deemed contrary to the proper planning and sustainable development of the area.

   Official final decision · PDF page 2

3. The site of the proposed development requires the construction of housing on lands where there is a risk of flooding and where it is policy as set out in the “The Planning System and Flood Risk Management Guidelines for Planning”, issued under section 28 of the Planning and Development Act 2000 (as amended), that in order for development to be approved in such flood areas the subject lands must have been zoned or otherwise designated for the particular use in an operative development plan. As the proposed development is located on lands which have been designated as a ‘Constrained Land Use’ in the Birr Local Area Plan 2023-2029, the proposed uses are not consistent with the operative development plan and the proposed development would therefore be contrary to these Ministerial Guidelines and to over-arching national policy. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.

   Official final decision · PDF page 2

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The council’s formal grounds for this decision. Planner assessment and later appeal outcomes are separate.

1. Objective BHO-05 of the Offaly County Development Plan 2021-2027 states that “It is an objective of the Council to protect archaeological sites and monuments, and archaeological objects, which are listed in the Record of Monuments and Places, and to seek their preservation in situ (or at a minimum, preservation by record) through the planning process.” In the absence of a detailed visual impact assessment and having regard to the location of the proposed development within proximity to a number of Recorded Monuments, the Planning Authority is not satisfied that the proposed development may not injure or interfere with the setting of recorded monuments OF045-022003- : Graveyard, OF045-022002- : Church OF045-022---- : Settlement deserted – medieval and field system OF045- 022005. The proposed development would, therefore, contravene materially objective BHP-05 of the Offaly County Development Plan 2021-2027 and be contrary to the proper planning and sustainable development of the area.

   Official final decision · PDF page 2

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The council’s formal grounds for this decision. Planner assessment and later appeal outcomes are separate.

1. Substantial development works have not commenced or been completed before the expiration of the appropriate period. Therefore, an extension of duration would be contrary to Section 42(1) (a)(i)(I) and (III) and Section 42(1A)(a)(ii) of the Planning and Development Act, 2000, as amended.

   Official final decision · PDF page 2

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The council’s formal grounds for this decision. Planner assessment and later appeal outcomes are separate.

1. Having regard to the level of bedrock recorded in the probe testing carried out on site and Roscommon County Council’s consideration of the submitted probe test results (as detailed in a consultation response from the Environment Department), it has not been satisfactorily demonstrated that the site is suitable for the attenuation and disposal of wastewater and in accordance with the stipulations of the EPA Code of Practice: Domestic Wastewater Treatment Systems (Population Equivalent < 10) (2021). The proposed development would therefore be prejudicial to public health and contrary to the proper planning and sustainable development of the area.

   Official final decision · PDF page 1

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The council’s formal grounds for this decision. Planner assessment and later appeal outcomes are separate.

1. The proposed change of use of a detached two-bedroom dwelling to short-term letting would result in the loss of an existing residential unit from the available housing stock for permanent occupation. In the context of prevailing housing demand within Cliffony Village and the wider area, this would contribute to the shortage of residential accommodation for long-term rental and would undermine the sustainable use of the existing housing stock. Having regard to Circular SPI 01/2026 which identifies housing demand and rental pressure as relevant considerations in assessing short-term letting proposals and where there is a demand for the retention of housing for long-term residential use, and to the Core Strategy of the Sligo County Development Plan 2024–2030 (as varied) which supports the provision of housing to meet the needs of the population, the proposed development would be contrary to the proper planning and sustainable development of the area.

   Official final decision · PDF page 4

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The council’s formal grounds for this decision. Planner assessment and later appeal outcomes are separate.

1. Having regard to the site location at the edge of an “accessible area” where SPPR 3 of the Compact Settlement Guidelines identifies a maximum parking ratio of 1.5 spaces per unit, the MMP carried out as part of the proposed development and the absence of any alternatives in terms of on-street or other public parking provisions in the area; the Planning Authority is not satisfied that the mobility needs of workers and residents have been adequately provided for in the car parking ratio of 0.33 spaces per unit and the mobility measures proposed. The layout and quantum of car parking therefore do not comply with Policy SM7 and Section 12.7.4 of the South Dublin County Development Plan 2022-2028, the ‘Sustainable Residential Development and Compact Settlement Guidelines for Planning Authorities’ (2024) and the ‘Planning Design Standards for Apartments, Guidelines for Planning Authorities’ (2025). Coupled with concerns raised in relation to the proposed layout of the area to the front of the proposed development, its interface with the public realm and the poor Green Space Factor score, suggests overdevelopment of the subject site. It is therefore considered that the proposed development would set an undesirable precedent for similar developments which would, cumulatively and alone, create an unmanageable situation and be contrary to the proper planning and sustainable development of the area.

   Official final decision · PDF page 2

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The council’s formal grounds for this decision. Planner assessment and later appeal outcomes are separate.

1. Having regard to the characteristics of the site and pattern of development in the vicinity it is considered that the proposed development by reason of its design, scale, height and massing would be out of character with the prevailing development pattern, would represent an inappropriate form of development within the Dungarvan Architectural Conservation Area with potential to detract from sensitive views and vistas held from the surrounds contrary to Policy BH 05 of the Waterford Development Plan 2022-2028 which seeks to retain the special character of the ACA. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.

   Official final decision · PDF page 3

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The council’s formal grounds for this decision. Planner assessment and later appeal outcomes are separate.

1. The retention and continued use of the subject property for short-term letting would result in the loss of suitable accommodation for both long-term rental and permanent owner/occupier accommodation at a time of an acute housing shortage. The proposed development would have a negative impact on the residential amenity of the area, would set an undesirable precedent for similar proposals in the surrounding area and would therefore be contrary to the proper planning and sustainable development of the area.

   Official final decision · PDF page 3

2. Inadequate information has been submitted to demonstrate that wastewater effluent generated on site can be adequately disposed of in accordance with required standards. The proposed development would therefore be prejudicial to public health and the proper planning and sustainable development of the area.

   Official final decision · PDF page 3

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The council’s formal grounds for this decision. Planner assessment and later appeal outcomes are separate.

1. Section 5.10.6 of Volume 2 of the Wexford County Development Plan 2022-2028 explicitly sets out that the development of fast food / hot food takeaway outlets will be strictly controlled to ensure that a proliferation of such establishments does not occur, and to protect the amenities of the area (particularly those of sensitive uses such as residential use). The proposed development would give rise to a proliferation of takeaway uses within the immediate area, would negatively impact the amenities of nearby residential properties, and would likely give rise to traffic and car parking hazards on two regional roads. The proposed development is therefore considered contrary to the policies and objectives of the Wexford County Development Plan 2022-2028, and would be contrary to the proper planning and sustainable development of the area.

   Official final decision · PDF page 2

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The council’s formal grounds for this decision. Planner assessment and later appeal outcomes are separate.

1. Having regard to i. Location of development within existing housing estate which is characterised to a large extent by undeveloped open frontages , and frontages of corner sites enclosed by hedging, ii. The location of the garage and pergoda structure forward of the front building line of the dwelling and the dwellings to the east iii. Enclosure of the front space by the proposed development iv. The RE : Existing Residential zoning objective of the site, as set out in the Greystones – Delgany & Kilcoole Local Planning Framework 2026, which seeks to protect, provide and improve residential amenities of existing residential areas, and to ensure development is in accordance with the principles of good design and protection of existing residential amenity. it is considered that the proposed development would not accord with the character/ pattern of development within this housing estate, would set an undesirable precedent for further similar haphazard development forward of existing front building lines within the estate, would be contrary to the amenities of the area, and to the zoning objective which seeks to protect residential amenities of such areas from inappropriate development , and would therefore be contrary to proper planning and sustainable development.

   Official final decision · PDF page 5

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