Refusal decisions · 27 Jul–2 Aug 2026

It is considered that the proposed extension to the existing first floor terrace would result in a loss of privacy by reason of the overlooking to a greater degree onto adjoining properties which would be injurious to the residential amenity of adjacent properties. To permit the development as proposed would be contrary to Section 14.10.2.4, 14.6.6.4 and SPQHP41 of the Fingal Development Plan 2023-2029 and would be contrary to the proper planning and sustainable development of the area.

1. The subject site is zoned RS Residential with the objective to provide for residential development and protect and improve residential amenity within the Fingal Development Plan 2023-2029. The proposed development by virtue of restricting accessibility and permeability without sufficient justification would lead to a conflict between pedestrian and road user. In addition, the proposed bollards would be visually incongruous and negatively impact residential amenity of the surrounding area. It is therefore considered that the proposed development materially contravenes the RS zoning objective, DMURS and contravenes, Policy CMP14 of the Fingal Development Plan 2023-2029 and would set an inappropriate precedent for similar forms of development in an already constrained area. The development is therefore contrary to the proper planning and sustainable development of the area.
2. Having regard to the proposed 3 no. emergency removable bollards indicated on lands outside of the red line boundary, it is considered that applicant has failed to submit evidence of consent to carry out works on these land which appear to be a private roadway. In the absence of this consent, the applicant has not shown sufficient legal interest to carry out the development. The development is therefore contrary to the proper planning and sustainable development of the area.

The subject site is zoned RS Residential with the objective to provide for residential development and protect and improve residential amenity within the Fingal Development Plan 2023-2029. Having regard to the nature of the development, the proposed dormer to the rear by reason of its design, excessive massing and overbearing nature on the roof scape would be visually incongruous and negatively impact the residential amenity of adjoining properties. The development by reason of its visual prominence and appearance as a third floor would seriously injure the residential and visual amenity of the area. The proposal, therefore, would materially contravene the RS Residential zoning objective, Section 14.10.2.5 and Objective SPQHO45 of the Fingal Development Plan 2023-2029, would set an inappropriate precedent for other similar development and would therefore be contrary to the proper planning and sustainable development of the area.

‘Motor Sales Outlet’ use, defined in Appexdix 6 of the South Dublin County Development Plan 2022-2028 as ‘A building or part thereof or land used for the display and sale of motor vehicles, agricultural machinery and related equipment, ' is not permitted within areas subject to land use zoning objective 'RU', which applies to the subject site. The proposed development, for the change of use to Motor Sales Outlet with ancillary office cabin, and associated ancillary development, would thus be contrary to the ‘RU’ zoning objective of the subject lands, which seeks ‘To protect and improve rural amenity and to provide for the development of agriculture’, the provisions of the South Dublin County Development Plan 2022- 2028, and to the proper planning and sustainable development of the area. Please note that upon receipt of this document you are obliged to remove the planning site notice in compliance with Article 20 of the Planning and Development Regulations 2001 (as amended). Please note that any valid submissions or observations received in accordance with the provisions of the Planning and Development Regulations 2001 (as amended), have been considered in the determination of this application. Register Reference: SD26A/0133W.

The proposed extension at attic level in terms of the scale, mass and design and height would be considered overbearing and excessive, dominant upon the roof slopes of the dwelling, visually obtrusive and would negatively impact upon the level of residential amenities of the surrounding area, and would contravene Objective SPQHP41 and SPQHO45 and Section 14.10.2.5 of the Fingal Development Plan 2023-2029. Furthermore, the proposed development would fail to integrate appropriately and would be seriously injurious to the amenities of the surrounding properties, and contravene the RS zoning objective for the area and as such would be contrary to the proper planning and sustainable development of the area and would set an undesirable precedent for similar type development.

The proposed development by reason of its excessive bulk, scale and design would dominate the rear elevation of the subject property, contrary to Section 14.10.2.5, Policy SPQHP41 and Objective SPQHO45 of the Fingal Development Plan 2023-2029, would seriously injure the visual amenity, character and appearance of the host dwelling, and represents a hugely unsympathetic design feature within the wider Skerries Architectural Conservation Area (ACA). The development is also contrary to Policies HCAP14 & SPQHP41 of the Fingal Development Plan 2023 – 2029, and therefore contrary to the proper planning and sustainable development of the area.

Having regard to the location of the proposed development within the Root Protection Area of existing trees (No.957 & 955), the failure to demonstrate that the proposed development will not adversely impact on the existing trees, and the lack of appropriate design proposals provided to overcome the above issues, the Planning Authority considers that the proposed development would have a detrimental impact on the existing trees which would not be appropriate in accordance with the Objectives DMSO125 and DMSO126 of the Fingal Development Plan 2023-2029. If permitted, the development would establish an undesirable precedent for similar forms of inappropriate development which would be detrimental to the amenities and general character of the area. The development is therefore contrary to the proper planning and sustainable development of the area

The proposed amendment, which would significantly extend café opening hours into the late evening and early morning throughout the week beyond those currently permitted, would generate additional noise and disturbance that would significantly undermine the residential amenities of the area within which the commercial operation is located. This would be contrary to the objectives of the Z1 zoning that governs the area and would seriously injure the amenities of property in the vicinity. The development would therefore, by itself and by virtue of the precedent it would set for similar undesirable developments in the vicinity, be contrary to the proper planning and sustainable development of the area.

While the existing permitted uses at the wider site including warehousing and associated storage may be considered to be established non-conforming uses, the proposed development would not align with any Permitted in Principle or Open for Consideration use classes under the OS zoning objective of the site, and would result in the intensification of the use of the subject site and the erosion within the overall landholding of OS zoned land and OS zoned lands intended as a landscaped area of the overall premises, as per development previously granted under SD21A/0051 and SD18A/0126. The proposed development would thus not accord with the OS land use zoning objective of the site. Furthermore, having regard to the nature of the subject proposal and permitted development on site to date, including the conditions of grants of said permissions and implementation of same, a grant of a permission for the subject proposal may result in the consolidation of unauthorised development at the subject site, which if permitted, would set an undesirable precedent for similar development which in themselves and cumulatively would set a precedent for similar development. The development as proposed would thus be contrary to the proper planning and sustainable development of the area. Please note that upon receipt of this document you are obliged to remove the planning site notice in compliance with Article 20 of the Planning and Development Regulations 2001 (as amended). Please note that any valid submissions or observations received in accordance with the provisions of the Planning and Development Regulations 2001 (as amended), have been considered in the determination of this application. Register Reference: SD26A/0130W.

1. The development would contravene materially a condition attached to an existing permission for development, that is Condition 3, FW25A/0125 whereby dimensions were set out for the proposed dormer on the roof.
2. The subject site is zoned ‘RS’ Residential with the objective to “provide for residential development and protect and improve residential amenity” within the Fingal Development Plan 2023-2029. Having regard to the nature of overall development for retention, the dormer by virtue of its height, mass, excessive fenestration and overbearing nature on the roof scape fails to respect the residential amenity of neighbouring dwellings and is an incongruous form of development at odds with the visual amenity of the area. The development by reason of its visual prominence seriously injures the amenities of the area and of property in the vicinity. As such, the development will materially contravene the “RS” Residential zoning objective, Section 14.10.2.5, 14.6.6.4, Objectives SPQHP41, SPQHP45, and Policy GINHP25 of the Fingal Development Plan 2023-2029 and will set an inappropriate precedent for other similar forms of development. The development is therefore contrary to the proper planning and sustainable development of the area.

1. Traffic Hazard The proposed development would be located on a substandard rural road network which is narrow in width, has poor vertical and horizontal alignment, lacks pedestrian, public lighting and drainage facilities. Having regard to this, the proposed development would endanger public safety by reason of traffic hazard and intensification of the use of this road. The road network in the area is incapable of catering for the continuation of ribbon development and, as such, the proposed development would be contrary to the proper planning and sustainable development of the area.
2. National, Regional and Local Policy The proposal is considered to be contrary to Policy Objectives NPO19, NPO33 and NPO3b of the National Planning Framework, Objective RPO4.8 of the Regional Spatial and Economic Strategy (2019) and Policies CS1 and CS11 of the South Dublin County Development Plan 2022 - 2028 which recommend that new residential development be directed to exisitng urban areas and that new rural housing only be supported where there is a demonstrable social or economic justification to do so. The site is located within a rural area under strong urban influence. The site is located within the Dublin Mountains High Amenity Zone, is situated above the 120m contour (but below the 350m contour) and in a sensitive landscape location with protected views. Residential development is not supported at the site unless a demonstrable economic or social need to live in the rural area has been established. Per the assessment, it is considered that the applicant has not provided sufficient information to demonstrate exceptional circumstances that would justify non-application of the policy to restrict rural housing in this area. The proposed development represents unsustainable urban generated housing in a rural area under strong urban influence which is incompatible with the achievement of the policies and objectives of the NPF, RSES and County Development Plan Core Strategy.
3. High Amenity Dublin Mountains The site is located on lands subject to zoning objective HA - DM in the South Dublin County Council Development Plan 2022 – 2028. It is the policy of the Council that within areas designated with Zoning Objective HA - DM (zoning objective - to protect and enhance the outstanding natural character of the Dublin Mountain Area) that new or replacement dwellings will only be considered in exceptional circumstances and subject to the criteria set out in Objective 1 of policy H19. On the basis of the lack of information submitted, it has not been satisfactorily demonstrated that the proposed development would comply with all of the criteria in this policy for housing in this area and no details of exceptional circumstances have been provided. Therefore, the applicant has also failed to provide sufficient justification which would warrant the setting aside of the objective of Policy H16 of the South Dublin County Development Plan 2022-2028, which seeks to ‘Restrict the spread of urban generated dwellings in the Rural 'RU', Dublin Mountain ‘HA-DM’, Liffey Valley ‘HA-LV’ and Dodder Valley ‘HA-DV’ zones and to focus such housing into existing settlements in line with the Settlement Hierarchy.’ Therefore, the proposed development would materially contravene the objectives of the Development Plan and would lead to demands for the uneconomic provision of further public services and facilities in this rural area. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.
4. The proposed development, by reason of its scale, site context and the site works that would be necessary to facilitiate it, has not satisfied Policy H23 of the South Dublin County Development Plan 2022 - 2028 and the mandatory criteria under H23 Objective 1 relating to Rural Housing and Extension Design, in particular in relation to the following: - impact on the landscape; - local ecological impact; - impact on the site's natural contours and natural drainage features; - extent of intrusive engineered solutions proposed, including cut and fill, embankments and retaining walls; and - requirement to remove/replace the existing roadside boundary to achieve sightlines. As such, the proposed development has not been designed and sited to minimise visual impact on the character and visual setting of the surrounding landscape and does not comply with County Development Plan policy relating to rural housing and extension design. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.
5. Green Infrastructure, Landscape, Ecology The proposed development would encroach upon the vegetation at this site, which is located at a Core Area as detailed in the South Dublin County Development Plan 2022 - 2028. The development of this site would, by itself and by the precedent it would undermine the strategic green infrastructure network in the county. Further a lack of environmental or ecological assessment with the application prevents proper assessment of the impacts of the development; however even without such assessment, it is clear that the proposed alterations to and residential development of the site would be contrary to county policy to protect the environmental and ecological capacity of sites in the Dublin Mountains, and to protect the landscape of the Dublin Mountains, and to protect trees and hedgerows above the 120m contour line. Furthemore, having regard to the location of the site on an elevated position in this sensitive landscape area, it is considered that the proposed development, by itself and cumulatively with the precedent it would set for similar development, would negatively impact on this sensitive landscape and the natural beauty of the rural area by contributing to the incremental erosion of its character. The proposed development would thus breach the following policies and objectives: - Table 4.1 Strategic Objectives in GI Corridors - Policy GI1 Overarching (green Infrastructure) - Policy GI2 Biodiversity - Policy H19 Housing in the High Amenity Dublin Mountains Zone - Policy H23 Rural Housing Design - Policy NCBH1 Overarching (Natural, Cultural and Built Heritage) - Policy NCBH2 Biodiversity - Policy NCBH11 Objective 5 (Protection of trees and hedgerows above 120m contour) Please note that upon receipt of this document you are obliged to remove the planning site notice in compliance with Article 20 of the Planning and Development Regulations 2001 (as amended). Please note that any valid submissions or observations received in accordance with the provisions of the Planning and Development Regulations 2001 (as amended), have been considered in the determination of this application. Register Reference: SD26A/0129W.

1. The site is located on lands subject to zoning objective HA - DM in the South Dublin County Council Development Plan 2022 – 2028. It is the policy of the Council that within areas designated with Zoning Objective HA - DM (zoning objective - to protect and enhance the outstanding natural character of the Dublin Mountain Area) that new or replacement dwellings will only be considered in exceptional circumstances and subject to the criteria set out in Objective 1 of policy H19. On the basis of the lack of information submitted and the lack of justification for an additional dwelling at this location, it has not been satisfactorily demonstrated that the proposed development would comply with all of the criteria in this policy for housing in this area and no details of exceptional circumstances have been provided. In failing to comply with these requirements for rural housing development in High Amenity zoned areas, the proposal is considered to be contrary to Policy Objectives NPO8, and NPO28 of the National Planning Framework (2025), Objective RPO 4.8 of the Regional Spatial and Economic Strategy (2019) and Policies CS1, CS11 and H16 of the South Dublin County Development Plan 2022 - 2028 which recommend that new residential development be directed to existing urban areas and that new rural housing only be supported where there is a demonstrable social or economic justification. The proposed development would therefore, unjustifiably increase pressure on the local road network, would lead to demands for the uneconomic provision of public infrastructure and services in an unsustainable manner and would constitute an undesirable precedent for further similar development in the vicinity. The proposal would therefore materially contravene the South Dublin County Development Plan 2022 - 2028, would be contrary to national and regional planning policy objectives and would be contrary to the proper planning and sustainable development of the area.
2. The site is located in an elevated location within the Dublin Mountains High Amenity Zone, within the Athgoe and Saggart Hills Landscape Character Area (LCA) and has protected views to the south and north. Having regard to the location of the site on an elevated and exposed position in this sensitive landscape area, the absence of regard for existing site features and contours and the haphazard form of development represented by the proposed development, it is considered that the proposed development has not been designed and sited to minimise visual impact on the character and visual setting of the surrounding landscape and does not comply with County Development Plan policy relating to rural housing and extension design. The proposed development would therefore, by itself and cumulatively with the precedent it would set for similar development, negatively impact on this sensitive landscape and the natural beauty of the rural area by contributing to the incremental erosion of its character and would contravene Policy H23 and H23 Objective 1 of the South Dublin County Development Plan 2022 - 2028. The proposal is therefore contrary to the proper planning and sustainable development of the area.
3. The proposed development is located on a substandard rural road network characterised by narrow carriageway widths and a complete absence of pedestrian facilities, public lighting and drainage infrastructure. The addition of a further dwelling served by this network would exacerbate existing constraints and would establish an undesirable precedent for further development along this rural lane. It is considered that the proposed development would give rise to a traffic hazard due to the inadequacy of the existing road network to safely and satisfactorily accommodate the additional vehicular movements associated with the development. The proposal would therefore endanger public safety by reason of traffic hazard. Please note that upon receipt of this document you are obliged to remove the planning site notice in compliance with Article 20 of the Planning and Development Regulations 2001 (as amended). Please note that any valid submissions or observations received in accordance with the provisions of the Planning and Development Regulations 2001 (as amended), have been considered in the determination of this application. Register Reference: SD26A/0128W.

The subject site is zoned RS Residential with the objective to provide for residential development and protect and improve residential amenity within the Fingal Development Plan 2023-2029. The dwelling by virtue of its design and three-storey form, poorly integrates and fails to respect the form and appearance of the surrounding dwellings and is as an incongruous form of development at odds with the visual amenity of the Castleknock Road streetscene. The proposed rear balcony terrace areas at the first and second floor levels will result in significant overlooking and loss of privacy impact on the neighbouring amenities. Furthermore, the proposed single-storey rear projection which forms a sauna, gym and swimming pool by virtue of its excessive depth, proposed height and proximity to the shared east boundary, will result in a significant overbearing and domineering impact on the private amenity serving the neighbouring dwelling. The development will seriously injure the surrounding residential amenities and depreciate the value of properties in the vicinity. As such, the development will materially contravene the RS Residential zoning objective, Section 14.10.1, Objectives SPQHO39, SPQHO42, DMSO31 and Table 14.4 of the Fingal Development Plan 2023-2029 and will set an inappropriate precedent for other similar forms of development. The development is therefore contrary to the proper planning and sustainable development of the area.

The proposed demolition and loss of a dwelling in the absence of an accompanying proposal for redevelopment of the application site would result in a vacant residentially zoned site for an undetermined period of time. It is considered that the presence of a vacant site in this residential area would seriously injure the residential amenities of properties in the vicinity and would have a negative impact on visual amenity in the area. The proposal would therefore be contrary to the site’s Z1 zoning objective ‘To protect, provide and improve residential amenities’ and the vision for residential development in the city as set out in Section 14.7.1 of the Dublin City Development Plan 2022 - 2028, would depreciate the value of property in the vicinity and would not be in the interest of the proper planning and sustainable development of the area

The proposed widening of the vehicular access would be contrary to Section 4.3.1, Appendix 5 of the Dublin City Development Plan 2022-2028 by reason that the vehicular access of 3.5m is in excess of Development Plan standards. The widening of vehicular entrance would detract from the convenience of road users and the residential amenity of surrounding properties, would be contrary to the stated policy and would set an undesirable precedent for other similar developments in the area. The development would, therefore, be contrary to the proper planning and sustainable development of the area