Latest refusal decisions.

Refusal reason evidence not yet indexed.

1. The proposal fails to satisfactorily respond to the site-specific requirements of this prominent location by virtue of its poor design, weak frontage treatment and its overall failure to deliver a high-quality urban form and layout. Furthermore, the proposed layout lacks permeability and fails to assimilate appropriately into the surrounding area. If permitted, the development would establish an undesirable precedent for similar forms of development which, individually and cumulatively, would be detrimental to the amenities and general character of the area. The proposal is therefore considered contrary to the RS-Residential zoning objective, and contravenes Section 14.10.1, DMSO32, Policy SPQHP35 and Tables 14.3 and 14.4 of the Fingal Development Plan 2023-2029 and will set an unfavourable precedent for other similar forms of inappropriate development. The development is therefore contrary to the proper planning and sustainable development of the area.
2. The application submission fails to provide adequate information with respect to overall design, transportation requirements, landscaping, surface water drainage and public lighting. The Applicant has therefore failed to demonstrate compliance with Objectives DMSO5, DMSO249, DMSO118 and DMSO197 of the Fingal Development Plan 2023-2029. To grant planning permission in such circumstances would be contrary to the above-named objectives of the Development Plan, and therefore contrary to the proper planning and sustainable development of the area.

1. The proposed development would seriously injure the visual and residential amenities of the area by reason of its inadequate design and layout, the siting of car parking spaces, the removal of established trees, and insufficient boundary setbacks. The development would result in unacceptable overlooking, overshadowing and loss of privacy to adjoining residential properties and their associated private amenity spaces. Furthermore, the proposal would appear visually intrusive and would fail to integrate satisfactorily with the established character and pattern of development in the area. The proposed development would therefore be contrary to the residential amenity of the RA zoning under the Fingal Development Plan 2023-2029 and would be contrary to the proper planning and sustainable development of the area.
2. The Applicant has failed to demonstrate that the proposal has been adequately considered in the context of the previously permitted development on the site and the wider receiving environment. If permitted, the proposed development would seriously injure the overall layout and design strategy of the permitted scheme, resulting in negative impacts of the proposed amendments on the character, form, appearance and functioning of the overall development. Furthermore, insufficient information has been submitted to demonstrate that the revised units have been designed having regard to the wider context of the site, including the relationship with adjoining development, public realm and landscaping, roofscape and streetscape and location of car parking. In the absence of such information, the Planning Authority is not satisfied that the proposed development would result in a coherent and integrated development of the site or would constitute a high standard of urban design which would contravene Policy SPQHP5-Healthy Placemaking and Objective DMSO4 of the Fingal Development Plan 2023-2029. Having regard to the absence of a sufficient Design Statement, as requested under Objective DMSO5, the Applicant has failed to demonstrate compliance with the provisions of the Fingal Development Plan 2023-2029 and the proposed development could therefore be prejudicial to the proper planning and sustainable development of the area.
3. Having regard to the lack of adequate information submitted with respect to the proposed transportation requirements, daylight and sunlight analysis, tree protection and landscaping, heritage and conservation, water and drainage, ecology and bat protection, public lighting and Part V requirements, the Applicant have therefore failed to demonstrate compliance with the provisions of the Fingal Development Plan 2023-2029.
4. The development as proposed would fail to accord with Objective SPQHO43 of the Fingal Development Plan 2023-2029 which seeks to Promote the use of contemporary and innovative design solutions subject to the design respecting the character and architectural heritage of the area. The proposed development would therefore seriously injure the amenities of the area and property in the vicinity and would be contrary to the proper planning and sustainable development of the area.

The proposed development by reason of its inappropriate size, scale and height which sits above the ridge height of the existing dwelling is considered to be excessive, would result in an overbearing and visually intrusive form of development that fails to appropriately integrate with the existing dwelling or respect the existing character of the surrounding area. As such, the proposed development as designed would contravene Policy SPQHP41 (Residential Extensions), Objective SPQHO45 (Domestic Extensions) and Section 14.10.2 Residential Extensions, would seriously detract from the visual amenity of the area and would be contrary to the aims and objectives of the Fingal Development Plan 2023-2029. The proposal would therefore be contrary to the proper planning and sustainable development of the area.

1. Section 3.2 of Volume 2 of the Wexford County Development Plan 2022-2028 refers to garages and stores which should be for domestic use only and for uses that should remain ancillary to the main use of the dwelling house. The garage/store structure should be used ancillary to the enjoyment of a dwelling house, of which there is none on the site. The proposal would therefore be contrary to Section 3.2 of Volume 2 of the Wexford County Development Plan 2022-2028 refers and would be contrary to the proper planning and sustainable development of the area.
2. The site is largely located within the flood zone A and B. Insufficient information/flood risk assessment has been carried out and submitted with the application that demonstrates the use of the sequential approach in terms of the site layout and design and demonstrating that appropriate mitigation and management measures are put in place. The submitted document also relates to a completely different proposal. The proposed development is therefore contrary to Volume 11 Section 4.5 of the Wexford County development Plan 2022-2028 and the proper planning and sustainable development of the area.
3. The height of the boundary wall is out of character with this rural area and inconsistent with Section 2.9 of the Wexford County Development Plan 2022-2028 which states that "New development in rural areas must respect its rural setting and ensure that it does not erode the rural character of the area" and "Boundary treatments must be appropriate to their setting - urban and rural".

1. Having regard to the location of the proposed development within an established residential area, the residential zoning objective ‘A’ of the Dún Laoghaire-Rathdown County Development Plan 2022–2028, which seeks “to provide residential development and improve residential amenity while protecting the existing residential amenities”, and having regard to the Sustainable Residential Development and Compact Settlements Guidelines for Planning Authorities (2024), it is considered that the proposed development, by reason of the scale, footprint and detached housing typology proposed, together with the overall height, massing and site layout configuration, has resulted in an inappropriate form of development that exceeds the capacity of the site to successfully absorb the proposed design scheme. In particular, the proposed arrangement would give rise to unacceptable overbearing and overshadowing impacts on adjoining residential properties, resulting in a significant diminution in residential amenity afforded to existing dwellings, including 2 no. Protected Structures, which would be contrary to Policy PHP 18 of the County Development Plan 2022-2028. Accordingly to permit the proposed development would be contrary to the proper planning and sustainable development of the area.
2. The Planning Authority considers that the proposed development, comprising 8 dwellings at a density of approximately 39.7 units per hectare, fails to achieve the density anticipated for a ‘Suburban–Intermediate’ location, which seeks a density range of 40-150uph and therefore, does not make efficient use of a serviced and accessible residential site. The proposed development would therefore be contrary to the residential zoning objective of the County Development Plan, the principles of compact growth and sustainable residential development set out in the Sustainable Residential Development and Compact Settlements Guidelines for Planning Authorities (2024), and would be contrary to the proper planning and sustainable development of the area.

The proposed development which comprises the creation of a new vehicular entrance and boundary treatment to a site which is currently served by an existing vehicular entrance, would constitute piecemeal and haphazard development contrary to the provision of the Dun Laoghaire-Rathdown County Development Plan 2022-2028. Therefore, to permit the development as proposed would be contrary to the proper planning and sustainable development of the area.

The proposed development would create an unacceptable form of standalone backland development which may facilitate a site emerging between the application site and roadway. This form of development is non-sequential and may set an undesirable precedent contributing to unacceptable patterns of development emerging. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.

The development to be retained constitutes an ad hoc, haphazard overdevelopment of the site which is incongruous with the pattern of development within the surrounding area and together with the provision of substandard residential amenity and substandard parking arrangements would be contrary to Section 14.10.3; Objectives DMSO21, DMSO27, DMSO28, DMSO32 and SPQH42 of the Fingal Development Plan 2023-2029. To permit the development would set an undesirable precedent which when considered cumulatively would be contrary to the RS Zoning Objective which seeks to ‘Provide for residential development and protect and improve residential amenity’.

1. The applicant has failed to demonstrate to the satisfaction of the Planning Authority that the development will not result in the creation of a traffic hazard by reason of the intensification of use of the existing side garden access to serve an additional dwelling. It is therefore considered that the development will endanger public safety by reason of a traffic hazard, will lead to a conflict between pedestrian and road users and will be contrary to the proper planning and sustainable development of the area.
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. The dwelling by virtue of its layout, is contrived within the restricted plot and is considered overdevelopment which will adversely impact the surrounding pattern of development and the existing residential amenity of surrounding properties. Furthermore, the dwelling by virtue of its design, poorly integrates and fails to respect the height, massing, appearance and the overall character of surrounding dwellings and is an incongruous form of development which is not architecturally appropriate within the streetscene of Saddlers Grove. As such, the development materially contravenes the RS Residential zoning objective, Section 14.10.1, Objectives DMSO26, DMSO31 & DMSO32 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.

It is the policy of the Council, as set out in Volume 1, Section 4.9.3 of the Wexford County Development Plan to ensure that a proposed development 'would not result in or extend an existing pattern of one-off linear development'. The proposed development would be the 10th entrance to a dwelling in a row and the 6th within 250m and would constitute ribbon development under the meaning of Section 4.9.3 of the Wexford County Development Plan. The proposed development, taken in conjunction with existing development, would constitute an undesirable exacerbation of ribbon development in a rural area, which would further detract from the amenities and rural character of the area. The proposed development is therefore considered contrary to Volume 1, Section 4.9.3 and Objective SH43 of the Wexford County Development Plan 2022-2028 and to the proper planning and sustainable development of the area.

1. In the absence of a Screening for Appropriate Assessment as part of the application, there is a gap in the information available to the Planning Authority and it is not possible to conclude with certainty whether or not the proposed development either individually or in combination with other plans or projects, in view of best scientific knowledge and in view of the sites’ conservation objectives, would be likely to have a significant effect on any designated European Sites (in particular the Rogerstown Estuary Special Protection Area (004015) and the Rogerstown Estuary Special Area of Conservation (004122)). Having regard to case law of the Irish High Court and the CJEU (e.g. Case C-258/11, Sweetman and others) which established that determinations cannot have lacunae and must contain complete, precise and definitive findings capable of removing all reasonable scientific doubt as to the effects of a project on a designated European Site, it is not certain that the proposal would not result in adverse impacts on designated European Sites. The development as proposed is therefore contrary to Objective DMSO1 of the Fingal Development Plan, and contrary to the proper planning and sustainable development of the area.
2. Insufficient information has been provided in relation to the applicants’ agricultural enterprise and the status of the existing agricultural entrance to fully justify the proposal for a second agricultural entrance on site in accordance with the objectives of the Fingal Development Plan 2023-2029. The proposed development would result in an excessive level of individual entrances at this location without sufficient justification and the loss of a substantial number of existing trees and hedgerow which contravenes Objective DMSO115 and Objective SPQHO91 of the Fingal Development Plan 2023-2029. To permit the development as proposed would be seriously injurious to the visual and rural amenities of the area, would set an undesirable precedent for similar inappropriate development in this location and would be contrary to the proper planning and sustainable development of the area.

Refusal reason evidence not yet indexed.

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The application site is located within the 'Uplands Landscape' of the County, which is one of the areas that is 'afforded a high level of protection' under the Wexford County Development Plan 2022-2028. Under the requirements of Point 4, Table 4-6 of the Wexford County Development Plan 2022-2028, an applicant must never have previously owned a rural house to qualify for a new rural house in this type of rural area. The applicant in this instance has previously owned a rural house. Whilst exceptions to this requirement do exist, the applicant has failed to demonstrate compliance with any of these exceptions. The proposed development is therefore contrary to the Rural Housing Policy as set out in Section 4.9 and Table 4-6 of the Wexford County Development Plan 2022-2028 and would be contrary to the proper planning and sustainable development of the area if supported.

Refusal reason evidence not yet indexed.

1. The proposal fails to satisfactorily respond to the site-specific requirements of this prominent location by virtue of its poor design, weak frontage treatment, lack of distinctiveness, and its overall failure to deliver a high-quality urban form. Furthermore, the proposed layout lacks permeability and would undermine future integration with adjoining RV-zoned lands. If permitted, the development would establish an undesirable precedent for similar forms of development which, individually and cumulatively, would be detrimental to the amenities and general character of the area. The proposal is therefore considered contrary to the Rural Village (RV) zoning objective, Objectives CSO68, CSO72, CSO79, SPQHO56 of the Fingal Development Plan 2023-2029. The proposed development would therefore be contrary to the proper and sustainable planning of the area.
2. The application submission fails to provide adequate information with respect to overall design, transportation requirements, tree and hedgerow protection, ecology, air and noise, and public lighting. The Applicant has therefore failed to demonstrate compliance with Objectives DMSO5, DMSO245, DMSO249, CIOSO38, CMO45 and CMO47 of the Fingal Development Plan 2023-2029. To grant planning permission in such circumstances would be contrary to the above-named objectives of the development plan, and therefore prejudicial to the proper planning and sustainable development of the area.

Refusal reason evidence not yet indexed.

Refusal reason evidence not yet indexed.

1. The proposal to connect to a private well at this location is contrary to Objective WS07 of the Wexford County Development Plan 2022-2028 which requires new developments to connect to public water supplies for drinking water where services are available. The proposed development is therefore contrary to the proper planning and sustainable development of the area.
2. The site suitability tests carried out in 2025 were on a different site edged red. It is therefore considered that the applicant has failed to demonstrate that the new site is capable of treating the potential effluent from the proposed development. The proposed development is therefore contrary to public health and the proper planning and sustainable development of the area.

1. It is the policy of the Council as set out Section 11.10.2 of the Wexford County Development Plan 2022-2028 (Objective L04) 'to ensure that new developments are appropriately designed and sited to ensure that no undue visual impact would result, in order to preserve the rural character and visual amenities of the host landscape', in addition Section 3.1.2 of Volume 2 of the Wexford County Development Plan 2022-2028 states that 'sites should be capable of accommodating a dwelling house which blends into, and is not visually intrusive in the landscape'. The proposed development, by virtue of its overall siting in a remote position away from the public road accessed via an unjustified and excessive private lane through an open field would be visually prominent on this exposed and elevated site and would not be easily absorbed by the surrounding landscape and would set an inappropriate and undesirable precedent for similar type development in the area. The proposed development would therefore be contrary to Policy Objective L04 of Volume 1 of the Wexford County Development Plan 2022-2028 and the Design Standards for Single Dwellings in Rural Areas as set out in Sections 3.1. and 3.1.2 of Volume 2 of the Plan, and to the proper planning and sustainable development of the area.
2. The proposed development would create an unacceptable form of standalone backland development. This form of development is non-sequential and may set an undesirable precedent contributing to unacceptable patterns of development emerging. The proposed development would therefore be contrary to the proper planning and development of the area.

Refusal reason evidence not yet indexed.

Retention permission is not sought for an access point which has already been constructed. The Planning Authority therefore cannot properly determine an application which does not fully and accurately describe the nature of the development on site and for which permission is sought.

The proposed dormer extensions, by reason of their cumulative scale, length, bulk and massing, would not constitute subordinate additions to the existing roof form and would read as an additional storey at roof level. The proposed development would result in an incongruous and visually intrusive addition to the dwelling, would disrupt the established symmetry of the semi-detached pair, and would represent a significant departure from the existing character and form of the roofscape. The proposal therefore fails to comply with Section 12.3.7.1 Extensions to Dwellings (iv) Alterations at Roof/Attic Level of the Dún Laoghaire-Rathdown County Development Plan 2022-2028 and would be contrary to the proper planning and sustainable development of the area. Furthermore, if permitted, the development would set an undesirable precedent for similar forms of development within the area.

1. The Planning Authority is not satisfied that the development for which permission is sought, is safely accessible from the public road by vehicular traffic given the insufficient provision of sightlines. Based on the information submitted, it is unclear if a shared entrance is to be provided or a new individual entrance, and it has not been demonstrated that any entrance can provide adequate sightlines. Furthermore, insufficient detail has been submitted in respect of surface water management proposals for any proposed vehicular access. In the absence of a suitable means of vehicular access to the site, it is considered that the development for which permission is sought would fail to satisfy the requirements of the Wexford County Development Plan 2022-2028, would interfere with the free flow of traffic, would endanger public safety by reason of traffic hazard and would, therefore, be contrary to the proper planning and sustainable development of the area.
2. Insufficient information has been submitted with the application to demonstrate that wastewater generated from the proposed development can be safely and adequately treated and disposed of on site. The site characterisation report (dated 2010) is outdated, and based on the details contained therein regarding soil conditions, the Planning Authority is not satisfied that the site is suitable for discharge to groundwater of any treated wastewater. The proposed development may therefore be prejudicial to public health, and would be contrary to the proper planning and sustainable development of the area.
3. Section 3.2 of Volume 2 of the Wexford County Development Plan 2022-2028 explicitly sets out that any proposed garage shall have a maximum ridge height not exceeding 5.0m. The proposed garage is non-compliant with this policy, and as such is contrary to the Wexford County Development Plan 2022-2028, and 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. 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.

1. The works to this building as referred to in the application would result in an adverse impact on the character of this protected structure. Furthermore, a report from a suitably qualified conservation professional detailing the works and evaluating their impact on the protected structure has not been submitted. The proposed development would therefore be contrary to Objectives BH01, BH07, BH08 and BH10 of Volume 1 of the Wexford County Development Plan 2022-2028 and to the proper planning and sustainable development of the area.
2. Works to the building appear to have taken place and/or be on-going and the application does not refer to the retention of such works.

Refusal reason evidence not yet indexed.

Refusal reason evidence not yet indexed.

1. The development is located on lands zoned GB-Greenbelt under the Fingal Development Plan 2023-2029 where the zoning objective seeks to protect and provide for a Greenbelt. The proposed development, seeking an extension of an existing childcare facility is permitted within the GB zoning in circumstances where it is demonstrated that the use is ancillary to the use of the dwelling as a main residence. Having regard to the size and scale of the childcare facility proposed, its location and functional relationship to the host dwelling together with existing access arrangements, it is considered that the development if permitted would no longer be considered ancillary to the existing dwelling on site which would contravene the Greenbelt zoning objective and would result in the unreasonable intensification of extensions onsite contrary to objective ZO3 of the Fingal Development Plan 2023-2029. The proposal would therefore be contrary to the proper planning and sustainable development of the area.
2. Insufficient Information/justification has been provided by the applicant in relation to the extension of the existing childcare facility to fully assess the proposed development in terms of its impact on the residential amenity of the existing dwelling and surrounding area which would not be considered acceptable. Therefore, to permit the proposed development in the absence of sufficient justification and details regarding the proposed operation would set a precedent for further substandard development in this location which would be highly inappropriate and contrary to the GB-Greenbelt zoning objective which seeks to Protect and provide for a Greenbelt, DMSO79 of the Fingal Development Plan 2023-2029 and would be contrary to the proper planning and sustainable development of the area.
3. The proposed development would endanger public safety by reason of serious traffic hazard because the applicant has provided insufficient information to show that the proposed entrance on site has been designed appropriately to allow for safe traffic movement. The development is therefore contrary to Objective DMSO118 of the Fingal Development Plan 2023-2029, and contrary to the proper and sustainable development of the area.

Refusal reason evidence not yet indexed.

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1. The Planning Authority is not satisfied that the development as proposed would provide adequate amenity for future residents, specifically access to adequate daylight and sunlight access for the apartments and rear open space and would therefore be contrary to the guidelines and standards contained within Section 5.3.7 of the Sustainable Residential Development and Compact Settlements Guidelines for Planning Authorities 2024 and Section 2.6 of Volume Two of the Wexford County Development Plan 2022-2028.
2. The proposed bedroom floor area fails to achieve minimum floor area requirements and a minimum depth of 1.5 metres private open space is not uniformly achieved throughout the development which would be contrary to the standards and guidelines contained within the Planning Design Standards for Apartments, Guidelines for Planning Authorities 2025.
3. Insufficient bin storage and bicycle storage facilities have been provided for the future residents of the proposed scheme. The proposal in its current form would therefore be contrary to the Wexford County Development Plan 2022-2028 in relation to same.

Refusal reason evidence not yet indexed.

1. Having regard to the documentation submitted with the application, the Planning Authority is not satisfied that the applicant has submitted sufficient evidence to show compliance with the Rural Settlement Strategy of the Fingal County Development Plan 2023-2029 including Objective SPQHO81 and Table 3.5 of the current Development Plan whilst the proposed site is also located in excess of 2km from the applicants family homestead which would not be in accordance with Objective SPQHO89 and insufficient justification has been provided for the proposed dwelling in this location in accordance with Objective SPQHO89 of the current Development Plan. Therefore, it is considered that the proposed development would contravene materially objective SPQHO81 and Objective SPQHO89 of the Fingal County Development Plan 2023-2029, and would be contrary to the Ministerial Guidelines and to the over-arching national policy in the National Planning Framework. The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area.
2. The proposed development, by reason of its overall design and layout would provide for an poorly designed dwelling within the context of the site and its surroundings, which is out of character with the prevailing pattern of development in the rural area and would contravene the RU land-use zoning objective, Objective DMSO41 and Table 14.9 of the Fingal Development Plan 2023-2029. Therefore, to permit the development as proposed would set an undesirable precedent for other such inappropriate development on RU zoned lands which would, both in themselves and cumulatively, be seriously injurious to the rural amenities of the area and would be contrary to the proper planning and sustainable development of the area.
3. The proposed development would endanger public safety by reason of serious traffic hazard because the applicant has provided insufficient information to show that the proposed entrance on site has been designed appropriately to allow for safe traffic movement. The development is therefore contrary to Objective DMSO115 and Objective DMSO118 of the Fingal Development Plan 2023-2029, and contrary to the proper and sustainable development of the area.

1. The position of the DWWTS proposed for retention is located within 47m of a downgradient neighbouring well. Given the fast percolation <5 and the shale located at 1.25m (according to site assessment submitted under the FI request), the DWWTS may give rise to a public health hazard.
2. The percolation area is undersized given that there is 4No percolation trenches of approximately 10m. Based on the information supplied by the applicant, there is inadequate percolation trench length of the existing wastewater treatment system for the sing le residential unit seeking retention to comply with table 7.2 Percolation Trench length EPA Code of Practice Wastewater Treatment and Disposal Systems Serving Single Houses.

1. Habitable room windows and balconies to the apartments in the proposed rear extension would result in significant neighbouring disamenity from overlooking. As such the proposed development would be contrary to Section 2.6 of Volume 2 of the Wexford County Development Plan 2022-2028 and the proper planning and sustainable development of the area.
2. The proposed alterations to the second floor of the frontage of the property would create an incongruous feature in this row of prominent properties, which would be detrimental to the visual amenities of the area. As such the proposed development would be contrary to Objectives TV14 and TV15 of Volume 1 of the Wexford County Development Plan 2022-2028 and the proper planning and sustainable development of the area.
3. Insufficient information has been submitted with regard to management of surface water for the development within the site. As such the proposed development would be contrary to Objective SWM01 of Volume 1 of the Wexford County Development Plan 2022-2028 and the proper planning and sustainable development of the area.

The subject site is zoned Food Park with the objective to provide for and facilitate the development of a Food Industry Park. The supporting vision for the Food Park zoning objective seeks to facilitate the development of a state-of-the-art Food Park incorporating the growing, preparation, processing, ripening, packaging, storing, distribution and logistics relating to food, drink, flowers and related products on lands adjacent to major transport infrastructure, operating at a national and international scale and optimising its strategic value to the regional economy. The park will be primarily devoted to developing value added opportunities within the food sector. As demonstrated by the supporting information submitted, the refrigeration centre, by virtue of its operation, its incompatibility with existing land uses and its standalone nature, will not directly link to, provide for, or facilitate the development of the Food Park industry, will result in the unsustainable and uneconomical use of the subject lands and will prejudice the broader vision of the Food Park lands. In this regard, the proposed development materially contravenes the Food Park zoning objective 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. The proposed development would contravene materially Condition No. 3 attached to an existing permission for the development under Reg. Ref. FW24A/0465E which required that the entire site should be used as a single dwelling unit for residential purposes and shall not be sub-divided or used for any commercial purposes, and the extension shall not be sold, let (including short-term letting), leased or otherwise transferred or conveyed, by way of sale or letting. The development would, therefore, be contrary to the proper planning and sustainable development of the area.
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. The development by virtue of its layout and form is indicative of overdevelopment of the site. In this regard the development materially contravenes the RS zoning objective, and contravenes Sections 14.10.3 and 14.10.4, Policy SPQHP41, SPQHP42 of the Fingal Development Plan 2023-2029 and will set an inappropriate precedent for similar forms of development. The development is therefore contrary to the proper planning and sustainable development of the area.
3. The applicant has failed to provide sufficient information to demonstrate that the retention development would not lead to inappropriate parking, thereby endangering public safety by reason of a conflict between pedestrian and road user.

Refusal reason evidence not yet indexed.

The proposed development by virtue of its height, scale, massing and design, would comprise a visually dominant and overbearing addition to the modest host dwelling. The proposed development would appear visually obtrusive and would cause significant harm to the amenities of the existing dwelling, the streetscene, and would also be considered harmful to the amenities of the wider area. To grant permission would set a hugely undesirable precedent in the locality. The proposed development would conflict with Objective SPQHO45 and Policy SPQHO41 of the Fingal Development Plan 2023-2029 and would therefore be contrary to the proper and sustainable development of the area.

Refusal reason evidence not yet indexed.

The proposed development, by reason of the failure of the applicant to demonstrate that the proposed accommodation is required to meet the housing needs of an older person or a person with a disability and having regard to the information submitted, would not constitute ancillary accommodation of the type envisaged under Section 6.6.23 of the Cork County Development Plan 2022. The proposed development would therefore be contrary to Objectives SC 6-11 and SC 6-12 of the Cork County Development Plan 2022 and contrary to the proper planning and sustainable development of the area.

Having regard to the character of the area and the pattern of development which occurs adjacent to the site, it is considered that, by reason of its scale, design, height, and the extent of site coverage, the proposed dwelling would represent the overdevelopment of a small, restrictive and physically constrained urban site, which would be out of character with the surrounding development and would have an overbearing impact on adjoining dwellings that would detract from their residential amenity. Furthermore, the proposed development fails to meet the minimum standards as set out within the Quality Housing for Sustainable Communities – Best Practice Guidelines for Delivering Homes, Sustainable Communities (2007) Ministerial Guidelines, in addition to the provision of deficient private amenity space standards, as set out in the Guidelines on Sustainable Residential Development. The proposed development does not provide an acceptable standard of residential amenity for future residents. Therefore, the proposed development represents a substandard form of development that would seriously injure the amenities of the area and of adjoining properties, would be inconsistent with Objective ZU 18-9: Existing Residential/Mixed Residential and Other Uses of the Cork County Development Plan 2022 and would, therefore, be contrary to the proper planning and sustainable development of the area.