Refusal decisions · 27 July–2 August 2026

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

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 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.

   Official final decision · PDF page 13

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

Source note: The report uses northwestern/northeastern and Little Strand Lane/Street variants. The conservation account and planner assessment also differ on the roof changes and their acceptability. Those positions remain distinct; the quotation follows the adopted refusal ground.

1. 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.

   Official final decision · PDF page 11

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

1. 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.

   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. It is considered that the development as proposed will overly intensify the scale of built development in the immediate area and is not in keeping with much of the surrounding built up established footprint on these lands zoned for Residential Existing use. The proposed density significantly exceeds the density as set out in the Core Strategy and DM Standard 2 (Table 15.1 Residential Density) of the Galway County Development Plan 2022-2028 and also exceeds the density range set out in the Sustainable and Compact Settlement Guidelines for Planning Authorities. The Planning Authority considers that the density as proposed is too high as an appropriate incremental infill residential development having regard to prevailing development consisting primarily of one-off dwellings surrounding the site to the south, north and east. The development as proposed is not considered appropriate infill residential development in accordance with the principles of good design and protection of existing residential amenity and therefore, contrary to DM Standard 2, Policy Objective BMSP1, Policy Objective GCMA4,Policy Objective PM8 and Policy Objective UL1 of the Galway County Development Plan 2022-2028, and accordingly, to grant the development as proposed, would be contrary to the principles of the proper planning and sustainable development of the area.

   Official final decision · PDF page 2

2. In the absence of satisfactory demonstration of required setback of the adjoining northern front boundary behind the sightline envelope, in conjunction with lack thereof of neighbouring consent, this restricted visibility splay remains outside the control of applicant and therefore, sightlines for the proposed development are not deemed in accordance with DM Standard 28 of the Galway County Development Plan 2022-2028. In addition, the proposed visibility splay from 2.0m x-distance set back further highlights the visibility constraints whereby vehicular movements are expected to encroach into the public road to seek forward visibility. The horizontal and vertical envelope of visibility at 2.0m set back further remains restricted as shown to traverse third-party lands in a northern direction. Accordingly, it is considered that if permitted as proposed that the development would endanger public safety by reason of traffic hazard, or obstruction of road users or otherwise, would be contrary to Policy Objective NNR2, DM Standard 28, and DM Standard 33a of the Galway County Development Plan 2022-2028, and therefore would be contrary to the proper planning and sustainable development of the area.

   Official final decision · PDF page 2

3. Whilst having regard to the rural road context, the scale of established entrances, generation of overlapping visibility splays in conjunction with un-demarcated carriageway road marking from northern approaches and whereby cumulatively the potential of traffic conflicts arise, in particular to vulnerable road users safety, it is considered that if permitted as proposed that the development would endanger public safety by reason of traffic hazard, or obstruction of road users or otherwise, contrary to Policy Objective NNR2, DM Standard 28, and DM Standard 33a of the Galway County Development Plan 2022-2028, and 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. Having regard to the elevated and sloping nature of the site, the significant fall in levels across the site, the extent of site regrading and modification of existing ground levels required to facilitate the proposed development, together with the provision of a proposed raised percolation area and associated engineering works, the Planning Authority considers that the proposal would result in an excessive and unacceptable alteration of the natural topography of the site. The proposal would represent an overly engineered form of development which would adversely affect the rural character and visual amenities of the area. Accordingly, the proposed development would be contrary to the proper planning and sustainable development of the area and to the provisions of the Galway County Development Plan 2022-2028.

   Official final decision · PDF page 2

2. The Planning Authority is not satisfied that a safe and satisfactory vehicular access can be provided to serve the proposed development as satisfactory sightlines have not been demonstrated. Furthermore the significant scale of roadside boundary intervention required would negatively impact the public road and vulnerable road users. Accordingly, it is considered that if permitted as proposed, the development would endanger public safety by reason of traffic hazard, obstruction of road users or otherwise and would be contrary to Policy Objective NNR2 and DM Standards 28 and 33a of the Galway 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

3. The proposed development would necessitate the removal of established roadside hedgerows, mature trees, roadside vegetation and existing drainage features along the site frontage. The Planning Authority considers that these features form an important biodiversity, landscape and rural character resource and that their removal would materially alter the established character of this section of road. Accordingly, the proposed development would be contrary to DM Standard 47 and Policy Objective TWHS1 of the Galway 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

4. Having regard to the proposed proprietary wastewater treatment system and raised percolation area, the location of the site within a Regionally Important Karstified Aquifer (Rkc) of Extreme Groundwater Vulnerability, the proximity of the Ballygar Stream, the River Suck catchment and the River Suck Callows SPA (Site Code 004097), together with the inconsistencies identified within the submitted Site Characterisation documentation and the absence of sufficient information regarding the hydrological setting of the site and receiving environment, the Planning Authority is not satisfied that the safe and sustainable disposal of domestic effluent has been satisfactorily demonstrated or that the hydrological characteristics of the site have been adequately assessed. Therefore, the Planning Authority cannot exclude the possibility of likely significant effects on the River Suck Callows SPA, either individually or in combination with other plans and projects, including the adjoining planning application Pl. Ref. 2660939. Accordingly, the proposed development would be contrary to Policy Objectives NHB1, NHB3, WR1, WS7, WW6 and DM Standard 50 of the Galway 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

5. In the absence of any details submitted on file relating to water supply to serve the dwelling, it is considered that the development if permitted as proposed would pose a serious risk to the public health of persons occupying this dwelling house, would be contrary to Policy Objective WS 4 and DM Standard 36 of the Galway County Development Plan, 2022-2028 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. Having regard to the elevated and sloping nature of the site, the significant fall in levels across the site, the extent of site regrading and modification of existing ground levels required to facilitate the proposed development, together with the provision of a proposed raised percolation area and associated engineering works, the Planning Authority considers that the proposal would result in an excessive and unacceptable alteration of the natural topography of the site. The proposal would represent an overly engineered form of development which would adversely affect the rural character and visual amenities of the area. Accordingly, the proposed development would be contrary to the proper planning and sustainable development of the area and to the provisions of the Galway County Development Plan 2022-2028.

   Official final decision · PDF page 2

2. The Planning Authority is not satisfied that a safe and satisfactory vehicular access can be provided to serve the proposed development as satisfactory sightlines have not been demonstrated. Furthermore, the significant scale of roadside boundary intervention required would negatively impact the public road and vulnerable road users. Accordingly, it is considered that if permitted as proposed, the development would endanger public safety by reason of traffic hazard, obstruction of road users or otherwise and would be contrary to Policy Objective NNR2 and DM Standards 28 and 33a of the Galway 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

3. The Planning Authority notes that the proposed development would necessitate the removal of established roadside hedgerows, mature trees, roadside vegetation and existing drainage features along the site frontage. The Planning Authority considers that these features form an important biodiversity, landscape and rural character resource and that their removal would materially alter the established character of this section of road. Accordingly, the proposed development would be contrary to DM Standard 47 and Policy Objective TWHS1 of the Galway 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

4. Having regard to the proposed proprietary wastewater treatment system and raised percolation area, the location of the site within a Regionally Important Karstified Aquifer (Rkc) of Extreme Groundwater Vulnerability, the proximity of the Ballygar Stream, the River Suck catchment and the River Suck Callows SPA (Site Code 004097), together with the inconsistencies identified within the submitted Site Characterisation documentation and the absence of sufficient information regarding the hydrological setting of the site and receiving environment, the Planning Authority is not satisfied that the safe and sustainable disposal of domestic effluent has been satisfactorily demonstrated or that the hydrological characteristics of the site have been adequately assessed. Therefore, the Planning Authority cannot exclude the possibility of likely significant effects on the River Suck Callows SPA, either individually or in combination with other plans and projects, including the adjoining planning application Pl. Ref. 2660939. Accordingly, the proposed development would be contrary to Policy Objectives NHB1, NHB3, WR1, WS7, WW6 and DM Standard 50 of the Galway 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

5. In the absence of any details submitted on file relating to water supply to serve the dwelling, it is considered that the development if permitted as proposed would pose a serious risk to the public health of persons occupying this dwelling house, would be contrary to Policy Objective WS 4 and DM Standard 36 of the Galway County Development Plan, 2022-2028 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. Having regard to the provisions of the Childcare Facilities Guidelines for Planning Authorities (2001), the provisions of the Sustainable Urban Housing: Design Standards for New Apartments Guidelines for Planning Authorities (2023), the documents submitted with the application and based on submissions received, it is considered by the Planning Authority that insufficient evidence has been provided to indicate that proposed change of use of the crèche facility would not result in a significant loss of residential amenity and community services to existing and future residents of the existing and permitted residential development and surrounds. As such, the proposal is contrary to the aforementioned Guidelines and is therefore contrary to Policy Objective CF1 Childcare Facilities, CF 3 Creche Facilities and DM Standard 3: Apartment Developments (Urban Areas) of the Galway County Development Plan 2022-2028.

   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 apparent evidence and confirmation of commercial use of the structures proposed for retention and their intrinsic connection with the larger site of which the application unit forms part and which includes unauthorised development, it is considered that the proposed development would potentially result in the consolidation and intensification of unauthorised development. Therefore, it is considered by the Planning Authority that the proposed development would, if permitted, perpetuate and intensify existing unauthorised development on site and it would be inappropriate for the Planning Authority to consider a grant of permission for the proposed development in such circumstances.

   Official final decision · PDF page 2

2. The Planning Authority considers that the development type cannot be accommodated in a rural location with regards to satisfying requirements under DM Standard 13: Agricultural Buildings, DM Standard 17: Rural Enterprise, policy objectives CD1: Rural Enterprises and RD1: Rural Enterprise Potential of the Galway County Development Plan 2022-2028. The principle of the proposed development is therefore not considered acceptable at this location.

   Official final decision · PDF page 2

3. In the absence of a detailed storm management strategy for the development, including a satisfactory surface water layout for the subject site, the Planning Authority considered that the development would contravene Policy Objective WW7 and Policy Objective WW8 of the Galway 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

4. Having considered the planning history on site, no evidence of the nature, storage, condition, capacity and functionality of the existing effluent treatment system and how this affects the proposed development has been provided with this application. Accordingly, to grant the proposed development would be prejudicial to public health, would be contrary to Objective WW6 and DM Standard 38 of the Galway County Development Plan 2022-2028, would pose an unacceptable risk to receiving waters, and be contrary to the proper planning and sustainable development of the area.

   Official final decision · PDF page 2

5. The proposed development access points onto/from public local road network where considerations of public road capacity, width, alignment, surface and structural condition/composition of this pavement, in conjunction with future maintenance requirements, would render the road network or any part of it, unsuitable to carry the additional HGV traffic likely to result from the proposed development. These matters, in conjunction with the suitability of the proposed external and internal traffic circulation regime and the potential for conflicting traffic movements to occur directly and indirectly to the LS 7229 due to restricted vehicle manoeuvrability within and adjoining the site which may negatively impact 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 CDP policy objectives NNR2, and DM Standards 28, and DM standard 33a of the Galway County Development Plan 2022-2028.

   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 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.

   Official final decision · PDF page 1, 2

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.

   Official final decision · PDF page 2

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.

   Official final decision · PDF page 2

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