Refusal decisions · 27 Jul–2 Aug 2026

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 Planning Authority notes that the public notices and development description fail to reference the retention of existing temporary structures located on the site. To grant permission for the proposed development in the absence of an explicit applicatio n for retention permission would serve to facilitate unauthorised development on the site, and would, therefore, be contrary to the proper planning and sustainable development of the area. It is also considered that the design of the temporary structures would not be in keeping with the visual amenity or character of the rural area.
2. It is considered that the proposed development by virtue of its temporary nature and intended use as a place of worship and school proposed to be located in the rural area which is zoned RA ‘Rural Area’ in the Meath County Development Plan would not accord with the zoning objective for RA ‘to protect and promote in a balanced way, the development of agriculture, forestry and sustainable rural -related enterprise, community facilities, biodiversity, the rural landscape, and the built and cultural heritage.’ Place of worship is not listed as a permitted use nor a use open for consideration under the RA Zoning Objective. Furthermore, it is considered that the proposed development would not accord with SOC POL 47 of the Meath County Development Plan 2021- 2027, wh ich seeks to encourage and facilitate the development of places of worship in appropriate locations in urban centres and proximate to residential communities. Therefore, the proposed development would not accord with a zoning objective and SOC POL 47 outli ned in the Meath County Development Plan 2021- 2027 and would set an undesirable precedent for other similar developments, which would in themselves and cumulatively not be in the interest of the proper planning and sustainable development of the area.

1. The existing building, for which demolition is proposed, is of architectural significance in the streetscape, history and urban fabric of Salthill, and is worthy of retention. The demolition of such a building would be contrary to the Galway City Development Plan 2023-2029, Section 8.4, Vernacular Heritage, which recognises the contribution of structures outside the Record of Protected Structures and designated Architectural Conservation Areas to local heritage, identity and a continuing sense of place, and also contrary to Policy 8.3 which encourages the conservation, rehabilitation, renovation and reuse of existing structures that contribute to the character of the city. If permitted, the development would adversely impact upon the historic built environment of the city and its urban character and would diminish the visual amenity of the surrounding area.
2. It is a policy of the development plan to protect and enhance existing areas ensuring good urban design quality, highlighted in Chapters 3 and 8 of the Galway City Development Plan 2023-2029, thereby protecting the existing form, character and setting of existing housing. The proposal to demolish an existing historic dwelling and insert a radically different design into an area which contains established and mature housing designs would, by its design, scale, materials and massing, be out of character with the prevailing architectural symmetry established within this mature housing estate. Furthermore, if permitted, it would be a visually obtrusive feature, have a poor contextual reference, detract from the existing built form at this location and within the wider housing estate, contravene the development plan, seriously injure residential amenities and depreciate the value of property in the area, and would be contrary to the proper planning and sustainable development of the area.

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. Having regard to the location and characteristics of the site it is considered that the proposed development by reason of its backland nature and proximityto the built- up area would represent uncoordinated and ad-hoc development on a site abutting the rural village and could prejudice the orderly and sustainable development of Kilmeaden village. The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area.
2. The proposed development is located in an area identified as an 'Area Under Strong Urban Influence'in theWaterford City&County Development Plan2022-2028. Based on the information submitted, owing to the identified location of the applicant's family home within the settlement of Kilmeaden, the Planning Authority is not satisfied that the proposal constitutes a Local Rural Housing Need in accordance with Section 7.11.2 of the Waterford City & County Development Plan 2022-2028. The proposed development would therefore be contrary to the provisions of the Waterford City and County Development Plan 2022-2028, and as such would be 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.

Having regard to the site characteristics, the results of the probe testing carried out and the site location in an area of extreme groundwater vulnerability, it has not been satisfactorily demonstrated that the subject site is suitable for the safe disposal of effluent in accordance with the requirements of the EPA Code of Practice: Domestic Wastewater Treatment Systems (P.E≤ 10) (2021). The proposed development would therefore be prejudicial to public health and contrary to the proper planning and sustainable development of the area.

The subject site is located in open countryside that is identified as ‘Rural Area Under Strong Urban Influence’ in the Offaly County Development Plan 2021- 2027. In such areas it is development plan policy that certain categories of applicant, which are defined in policy SSP -27 of the County Development Plan, will be given a positive presumption for the development of a permanent rural home. As the applicant (a) has previously owned a house in the open countryside and (b) In the absence of sufficient supporting evidence that the applicant has a justifiable need to reside in this specific rural location, the Planning Authority considers that the applicant does not comply with policy SSP -27 of the Development Plan, that the proposed development, if permitted, would materially contravene the Offaly County Development Plan 2021- 2027 and would be contrary to the proper planning and sustainable development of the area.

1. Section 15.9.1 (Rural Character) and Policy RCP 1 of the Monaghan County Development Plan 2025-2031 seek to ensure that new rural housing does not further erode the rural character of an area, having regard to the existing pattern of development and the cumulative impact of new development. The proposed development would be located on a site comprising residual lands situated beside existing and permitted residential development and which has been created as an individual development plot. Having regard to the concentration of existing and permitted dwellings in the area, the incremental subdivision of roadside lands for residential development, and the cumulative impact of such development on the character of the rural area, it is considered that the proposal would cause a detrimental impact on, and further erode, the rural character of the area. Accordingly, the development would, if permitted, be contrary to Section 15.9.1 (Rural Character) and Policy RCP 1 of the Monaghan County Development Plan 2025-2031 and be contrary to the proper planning and sustainable development of the area.
2. Section 15.9.2 (Site Selection and Design Guidelines), Table 15.3 (Guidelines for Siting and Designing a Rural House in the Vernacular Style) and Policy RSDP 1 seek to ensure that sites are suitable for the scale and nature of development proposed. The scale and extent of development proposed is excessive relative to the size and configuration of the application site. Having regard to the constrained nature of the site, the proposed dwelling, garage, amenity areas, access arrangements, wastewater treatment infrastructure and associated site works would result in an unsatisfactory form of development that fails to demonstrate a satisfactory relationship between the proposed development and the site available. Accordingly, the development would, if permitted, be contrary to Section 15.9.2, Table 15.3 and Policy RSDP 1 of the Monaghan County Development Plan 2025-2031 and be contrary to the proper planning and sustainable development of the area.
3. Section 15.22.5 (On -Site Wastewater Treatment Systems) and Policy WWTP 1 of the Monaghan County Development Plan 2025-2031 seek to ensure that on -site wastewater treatment systems are located and constructed to the highest standards in order to protect water quality, including groundwater and surface water. The Environmental Health Officer has raised serious concerns regarding the suitability of the application site to accommodate an on -site wastewater treatment system and percolation area, having regard to the low-lying nature of the site. In addition, the Environmental Health Officer has advised that the necessary remedial works would be required over the entire site area in order to satisfactorily demonstrate site suitability. Having regard to the information submitted and the concerns raised, the Planning Authority is not satisfied that the application site is suitable for the satisfactory treatment and disposal of wastewater arising from the proposed development. Accordingly, the development would, if permitted, be contrary to Section 15.22.5 and Policy WWTP 1 of the Monaghan County Development Plan 2025-2031, be prejudicial to public health and environmental protection, and be contrary to the proper planning and sustainable development of the area.

1. The established and permitted use of the premises is as a hotel. Information received by the Planning Authority on the 16/06/2026 confirms that the premises is currently being used to accommodate persons seeking international protection and is not operating as a hotel. The planning status of this accommodation use has not been formally established. Whilst a Section 5 Declaration request has been submitted in respect of the use, that process remains ongoing and no determination has been made. Accordingly, to permit the retention of the development as proposed, to serve the accommodation use currently occurring on-site, would be contrary to the established and permitted hotel use granted under previous planning permissions. To permit the development as proposed would therefore be contrary to the proper planning and sustainable development of the area.
2. Having regard to the current use of the premises as accommodation for protected persons, the scale of accommodation provided, the rural location of the site, its separation from Carrickmacross and other settlement centres, the limited accessibility of services and facilities, and the reliance upon organised transport arrangements, the Planning Authority is of the opinion that the retention of the additional bedroom accommodation and associated alterations represents an unsustainable form of development in this rural location. The proposed development has not been demonstrated to comply with Policy WSP 1 and Section 15.10.8 of the Monaghan County Development Plan 2025-2031, which require such accommodation to be located within a serviced and sustainable setting. The Planning Authority further notes that the Core Strategy seeks to promote sustainable and balanced development through the settlement hierarchy, with population and development growth directed towards settlements with appropriate infrastructure, services and facilities. The applicant has failed to satisfactorily demonstrate that the proposed development is consistent with this approach. The proposed development would therefore be contrary to Policy WSP 1 and Section 15.10.8, the settlement hierarchy, Core Strategy and Housing Strategy of the Monaghan County Development Plan 2025-2031 and contrary to the proper planning and sustainable development of the area.
3. The applicant has failed to satisfactorily demonstrate that the existing and proposed level of occupation can be accommodated within the development to an appropriate standard having regard to resident amenity, communal facilities, accommodation standards, service provision and the nature and intensity of the use proposed on-site. The applicant has not demonstrated compliance with Policy WSP 1 and Section 15.10.8 of the Monaghan County Development Plan 2025-2031. The Planning Authority is not satisfied that sufficient information has been provided to demonstrate that the retained development would provide an appropriate standard of accommodation for occupants having regard to the scale and intensity of the use. The Planning Authority is therefore of the opinion that the retained development would provide a substandard form of accommodation for occupants, would be contrary to Policy WSP 1 and Section 15.10.8 of the Monaghan County Development Plan 2025-2031, and would be contrary to the proper planning and sustainable development of the area.

1. Objective SSO 22 of the Monaghan County Development Plan 2025-2031 seeks “To apply the precautionary principle in relation to development on lands identified as being at risk of flooding and to restrict development to uses that are compatible to the level of flood risk unless supported by a site-specific flood risk assessment and development management justification test”. Policy FRP 1 states “Proposals for developments shall comply with Section 15.22.8 of the Monaghan County Development Plan 2025-2031”. Section 15.22.8 states “Monaghan County Council will restrict development in areas susceptible to flooding except where: a) The proposed development can be justified on strategic grounds. b) The proposed development has addressed the flooding concerns which exist. c) The flood risk can be managed to an acceptable degree and without increasing flood risk beyond the site itself. d) Appropriate and detailed mitigation measures can be implemented to remove/minimise flood effects. The proposal has failed to adequately demonstrate how the potential for flooding from prolonged rainfall events can be managed to an acceptable degree and without increasing flood risk beyond the site itself, and as a result there is a risk that increased water levels would ultimately occur on third party lands as a direct consequence of the infilling of the site area. Consequently, to permit the development as proposed would be contrary to Objective SSO 22 and Policy FRP 1 of the Monaghan County Development Plan 2025-2031 and thus would be contrary to the proper planning and sustainable development of the area.
2. Policy ILP 1 seeks to ensure that ‘Development proposals for infilling of lands shall comply with Section 15.32 of the Monaghan County Development Plan 2025 – 2031, and that development proposals for the infilling of lands with inert construction and demolition waste will only be acceptable where it is demonstrated to the satisfaction of the Planning Authority that there will be no adverse impact upon surface and ground waters, or upon areas which are at risk of flooding. Proposals for the prevention and mitigation of any perceived impacts shall satisfy the targets of any Waterbody and Catchment Management Plans developed by Group Water Schemes. Proposals for infilling of lands at risk of flooding will be required to be accompanied by a site-specific Flood Risk Assessment in accordance with Section 15.22.8 of Chapter 15 of this Development Plan. The proposal has failed to adequately demonstrate how the proposed fill materials will be accepted, stored or utilised, or to determine the total volume of both types of material to be accepted, and therefore, the proposal has not demonstrated that the there will be no adverse impact upon surface and ground waters, or upon areas that are at risk of flooding. Consequently, to permit the development as proposed would be contrary to Policy ILP 1 of the Monaghan County Development Plan 2025-2031 and thus would be contrary to the proper planning and sustainable development of the area.

1. It is an objective (DM OBJ 11) of the Meath County Plan 2021 – 2027 to require “Existing trees and hedgerows of biodiversity and/or amenity value shall be retained, where possible” and a policy (RD POL 9) “To require all applications for rural houses to comply with the ‘Meath Rural House Design Guide’”. The proposed boundary fence and by reason of its design, appearance and siting along the adjoining road would be out of keeping with the rural character of the surrounding area and would have a harmful impact on the visual amenity of the surrounding area and would establish an undesirable precedent for similar types of developments. It is considered that the proposed development would conflict with the policies and objectives of the Meath County Development Plan 2021-2027 and with the provisions of the Meath Rural House Design Guide, would establish an undesirable future precedent and would be contrary to the proper planning and sustainable development of the area.
2. It is a policy of the Meath County Development Plan 2021 -2027, “ To encourage the retention of hedgerows and other distinctive boundary treatments in rural areas and prevent loss and fragmentation, where practically possible. Where removal of a hedgerow, stone wall or other distinctive boundary treatment is unavoidable, mitigation by provision of the same type of boundary will be require” (HER POL 37) and “To discourage proposals necessitating the removal of extensive amount of trees, hedgerows and historic walls or other distinctive boundary treatments”. (HER POL 53). The proposed removal of c. 60m of hedgerow and the erection of a 2.1m fence is considered to be in contrast to the aforementioned policy and will result in fragmentation of hedges and trees. To permit the proposed development would contravene the policy and objective of the Meath County Development Plan 2021 – 2027 and would thereby establish an undesirable future precedent and would be contrary to the proper planning and sustainable development of the area.
3. It is a policy of the Meath County Development Plan 2021- 2027, “To require all applications for rural houses to comply with the ‘Meath Rural House Design Guide”. (RD POL 9). The applicant has not provided suitable detail relating to the proposed finish of the existing dwelling by way of a sample of the proposed stone finish. It is therefore considered that to permit the proposed development would contravene the aforementioned policy of the Meath County Development Plan 2021 - 2027 and seriously injure the amenities in the vicinity and would thereby be contrary to the proper planning and sustainable development of the area.
4. The applicant has not demonstrated that unobstructed sightlines in accordance with TII document DN - GEO-03060 can be provided from the existing entrance following the proposed works. The development, if permitted, would endanger public safety by reason of traffic hazard, would set an undesirable precedent and would therefore, be contrary to the proper planning and sustainable development of the area.

1. The location of the entrance to the development is onto the N5, a national strategic route, at a location where the maximum speed limit applies. It is the policy of the Spatial Planning and National Roads: Guidelines for Planning Authorities (2012) (DOECLG) as reflected in Policy CPO 5.15 of the Longford County Development Plan 2021-2027 ‘to protect the capacity, efficiency and safety of the national road network in County Longford by complying with ‘Spatial Planning and National Roads – Guidelines for planning authorities’ (2012). The entrance, additional turning movements and intensification created by the proposed development would endanger public safety by reason of a traffic hazard and obstruction of road users and materially contravene Policy CPO 5.15 of the Longford County Development Plan 2021 – 2027.
2. The applicant has not sufficiently demonstrated that the existing septic tank and percolation area can adequately manage the disposal of wastewater from the existing/proposed dwelling. In the absence of this information in order to properly assess the impact on the local environment, to permit the said development could be prejudicial to public health due to risk of pollution and would not be in accordance with the proper planning and sustainable development of the area.
3. The Planning Authority is not satisfied, based on the information submitted with the planning application, that the proposed development, individually or in combination with other plans or projects, would not be likely to have a significant effect on a European site. In the absence of such information, the Planning Authority cannot conclude that the proposed development would not adversely affect the integrity of any European site. The proposed development is therefore contrary to CPO 12.62 of the Longford County Development Plan 2021 – 2027 and the proper planning and sustainable development of the area.

Having regard to proposed development access point onto the local public road network, whilst considering the restricted exit and entry visibility splays including the restricted intervisibility owing to the sub optimum horizontal and vertical alignment on each western and eastern approach as demarcated by the continuous white line at midpoint of road. It is therefore considered traffic conflicts will arise owing to the prevailing speeds of the road, whilst given the additional stopping and turning movements that will arise thus exacerbating the potential of road safety issues at this location. Furthermore, it is considered the significant scale of roadside intervention that will be required, will negatively impact the public road and vulnerable road users’ safety. It is considered that if permitted as proposed that the development would endanger public safety by reason of traffic hazard, obstruction of road users or otherwise, contrary to policy objectives NNR 2, and DM Standards 28, DM standard 33a of the Galway County Development Plan 2022-2028.

The existing building is an example of a traditional building/cottage and is of architectural significance, adding to the streetscape and history of this area. The proposed removal of the existing roof and the erection of a flat roof first floor extension to this existing cottage would radically alter the building ’s appearance and would therefore be contrary to the Galway City Development Plan 2023 – 2029, Section 8.4, Vernacular Heritage, which states ‘In addition to structures of special interest included in the RPS and designated ACAs, the city contains a wide variety of structures and features, that contribute to local heritage and the distinctive character of the city. That character can be extensive ly diminished by their loss through demolition and replacement. The Council will encourage the retention and conti nued use of such structures recognising their contribution to local identity and a continuing sense of place”, and also contrary to Policy 8.3 which requires the ‘ Encourage the conservation and rehabilitation, renovation and reuse of existing structures that contribute to the character of the city’, and if permitted, would adversely impact upon the urban character and visual amenity of the surrounding 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. 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