Refusal decisions · 3–9 Aug 2026

1. The proposed storage facility/shed, by reason of its scale, design and commercial appearance, would constitute an inappropriate and incompatible form of development within lands zoned A1 "Existing Residential", the primary objective of which is to protect and enhance the amenity of established residential communities. The proposed development would adversely affect the residential amenities of adjoining properties and the wider area by reason of increased traffic generation, noise, disturbance, and associated commercial activity. The proposed development would therefore be contrary to the zoning objectives of the Meath County Development Plan 2021-2027 and contrary to the proper planning and sustainable development of the area.
2. The proposed development, which includes the subdivision of the residential curtilage and the construction of a storage facility/shed, by reason of its excessive scale, massing and footprint relative to the existing dwelling, would not be considered subordinate or ancillary to the principal dwelling house and would be visually dominant within the site. Furthermore, the proposed timber boundary fence, located forward of the front building line, by reason of its height, design and prominent location, would be visually intrusive, would fail to integrate with the character of the area and would not constitute an acceptable form of boundary treatment. The proposed subdivision of the site, together with the scale of the structure and the proposed boundary treatment, would be out of keeping with the established pattern of development in the area and would seriously injure the visual amenities and residential character of the area. The proposed development would therefore be contrary to the provisions of the Meath County Development Plan 2021-2027 and would be contrary to the proper planning and sustainable development of the area.
3. It is a policy (RD POL 48) of the Meath County Development Plan 2021 — 2027, "To ensure all septic tank/proprietary treatment plants and polishing filter/percolation areas satisfy the criteria set out in the Environmental Protection Agency 'Code of Practice Domestic Waste Water Treatment Systems (Population Equivalent ≤10) ' (2021) (or any other updated code of practice guidelines) in order to safeguard individual and group water schemes”. Having regard to the location of the proposed structure which is sited within 7m of the existing wastewater treatment system, the applicant has failed to demonstrate that the development meets the minimum standards as set out in '2021 Environmental Protection Agency Code of Practice'. The Planning Authority is not satisfied that the subject site can cater for the safe and effective treatment and disposal of effluent in accordance with the necessary standards and therefore would be prejudicial to public health.
4. The independent vehicular entrance serving the rear portion of the site and this shed/storage facility, would facilitate the creation of a separate access to a subdivided area of a residential curtilage and would result in a form of development that is not ancillary to the established residential use of the site. The applicant has failed to demonstrate that the proposed access can provide adequate sightlines and safe access and egress for vehicles. By reason of its location and the intensification of vehicular movements associated with the proposed development, the entrance would give rise to a traffic hazard and endanger public safety for road users, pedestrians and cyclists. The proposed development would therefore be contrary to the interests of traffic safety and the proper planning and sustainable development of the area.

1. The site is located in a rural area outside any designated settlement as defined in the Meath County Development Plan 2021-2027 where development which is not rurally generated should be more properly located in settlement centres. It is policy of the County Development Plan to restrict housing in this area to those who are intrinsically part of the rural community and do not currently own a property or who have an occupation predominantly based in the rural community. It is considered, based on the information submitted, that the applicant has not established a rural generated housing need for a dwelling in this location. The local need details submitted do not show the applicant’s continuous connection to the rural area over a significant period of time, and the location of the family home in relation to the site. Due to the applicant’s home location within the urban settlement, it is considered that the proposed dwelling would be urban generated housing. The Planning Authority is also not satisfied that there are “exceptional health circumstances” that would require a person to live in a particular environment. The proposed development would be contrary to the policy of the Meath County Development Plan 2021 – 2027 and the Sustainable Rural Housing Guidelines for Planning Authorities and would, therefore, be contrary to the proper planning and sustainable development of the area and would establish a very undesirable future precedent.
2. The site of the proposed development is within ‘an Area under Strong Urban Influence’ as identified in the Sustainable Rural Housing Guidelines for Planning Authorities (Department of the Environment, Heritage and Local Government, 2005) and in a ‘Rural Area under Strong Urban Influence’, which is demonstrating pressure for individual dwellings, and where housing is restricted in accordance with the policies set out in the Meath County Development Plan 2021-2027 (as varied). The proposed development, if permitted, would add to the pattern of linear housing along this section of public road and exacerbate the existing ribbon of development to the extent that it would represent an excessive concentration and density of residential development and in doing so create additional development opportunities that would further exacerbate the situation. Bearing in mind the extent of development already permitted in this area, it is considered that the proposed development, if permitted, would be contrary to the aforementioned Ministerial Guidelines and contravene the Meath County Development Plan 2021-2027 RD POL 3, which seek to maintain the identity of surrounding towns, villages and rural settlements. The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area.
3. 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”. The proposed development by reason of its size, sitting and massing is considered would be out of keeping and fails to integrate with the character of the immediate surrounding rural area and would form a visually obtrusive feature, which would not respect and integrate with the surrounding landscape. Accordingly, to permit the proposed development would materially contravene the aforementioned policy provisions of the Meath County Development Plan 2021-2027 and thereby contrary to the proper planning and sustainable development of the area. !

1. The applicant has failed to submit sufficient information to demonstrate that the proposed agricultural development complies with the requirements of DM OBJ 62 of the Meath County Development Plan 2021-2027. In particular, the applicant has failed to submit adequate details regarding the agricultural need for the proposed structure, farming activities on the holding, livestock numbers, compliance with Good Agricultural Practice Regulations, and the collection and storage of agricultural effluent and yard runoff. In the absence of this information, the Planning Authority is unable to carry out a comprehensive assessment of the proposal. The proposed development would therefore be contrary to the provisions of DM OBJ 62 the Meath County Development Plan 2021-2027, would establish an undesirable future precedent, would harm the residential amenities of the surrounding area, depreciate value of property in the vicinity of the subject site, and would be contrary to the proper planning and sustainable development of the area.
2. The applicant has failed to submit sufficient information in respect of the existing/proposed site entrance serving the development, including detailed drawings, visibility splays and sightline information, to demonstrate that safe access can be provided from the adjoining public road in accordance with the requirements of TII Publication DN-GEO-03060. In the absence of such information, the Planning Authority is not satisfied that the proposed development can be accessed safely or that it would not give rise to a traffic hazard or endanger public safety. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.
3. The applicant has failed to submit adequate details in relation to the collection, treatment and disposal of surface water runoff arising from the proposed development. In the absence of this information, the Planning Authority is not satisfied that the proposed development can be adequately serviced or that it would not adversely affect the receiving environment or public health. The proposed development is therefore contrary to INF POL 16 of the Meath County Development Plan 2021-2027, which seeks to ensure that all planning applications for new development have regard to the surface water management policies set out in the Greater Dublin Strategic Drainage Study (GDSDS). The proposed development would, therefore, result in an unacceptable risk to public health and the environment and would therefore be contrary to the proper planning and sustainable development of the area. !

Having regard to the information submitted, including the Further Information response, the Planning Authority is not satisfied that the structure proposed to be served by the wastewater treatment system constitutes an existing lawful dwelling capable of refurbishment. In this regard, the applicant has failed to provide sufficient evidence to demonstrate the lawful residential use and planning status of the structure. Consequently, the Planning Authority is not satisfied that the proposed wastewater treatment system is intended to serve an existing dwelling or that the proposed development has been adequately justified. Accordingly, the proposed development would be contrary to the proper planning and sustainable development of the area.