Latest refusal decisions.

The retention of the use and temporary change of use of this existing apartment to short-term letting accommodation for a 2-year period would result in the loss of long-term residential housing supply in an area currently characterised by an undersupply of private rental accommodation and housing supply. The change of use would set an undesirable precedent for similar development in the area, would be contrary to the provisions of government circular on Short-Term Letting in the Planning System (Ref SPI 01/2026, January 2026) and would undermine national housing strategy, as set out in the National Planning Framework, First Revision. Furthermore, the continued intensification and nature of short-term letting within an established residential area would seriously injure the residential amenities and depreciate the value the property in the vicinity. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.

Having regard to the existing pattern of development and the established building style in the area, the proposed development would, by reason of its inappropriate scale, orientation and relationship to dwellings immediately adjoining the site, constitute an inappropriate form of infill development, be visually obtrusive and overbearing in relation to existing dwellings and set an undesirable precedent for the area. The proposed development would, therefore, seriously injure the residential and visual amenities and depreciate the value of these properties, contrary to the proper planning and sustainable development of the area.

The proposed development would be located on a site to the north west of Mallow town, overlapping the defined greenbelt of Mallow town and an area identified as a Rural Area Under Strong Urban Influence. On the basis of the information submitted and having regard to the lack of a justification for the proposed development, its nature, siting, design, layout and configuration of the site along with the excessive vehicular entrances and driveway, it is considered that the proposed development would be haphazard and disorderly and it would detract from the amenities of the area. It is considered that the proposal would be contrary to objective HE 16-21 of the County Development Plan 2022 which seeks to ensure that new development respects the character, pattern and tradition of existing places and fits appropriately into the landscape and objectives GI 14-9, BE 15-2 and BE 15-6 of the County Development Plan 2022 which seek to protect hedgerows, trees and biodiversity. The proposal would set an undesirable precedent for similar developments. It is considered that the proposed development would be contrary to the proper planning and sustainable development of the area.

The applicant has not sufficiently demonstrated that the existing wastewater treatment system 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.

The proposal, by means of the excessive amount of hardstanding in the front garden area and excessive width of the vehicular entrance, would detract from the character and appearance of the host property and the suburban area. The proposal is visually obtrusive in the street scene and is considered to be contrary to section 11.8.5 Parking in Front Gardens of the Limerick Development Plan (2022 -2028) and the proper planning and sustainable development of the area.

The proposed development, by reason of its reliance on a proposed priority junction rather than a roundabout, would result in an inadequate and substandard road access arrangement. Therefore, the proposed development would interfere with the safety and free-flowing nature of traffic on the adjoining road network and would result in an increased potential for traffic conflict and congestion. The proposed access arrangement would therefore be detrimental to road safety and the orderly movement of vehicular traffic, would endanger public safety by reason of a traffic hazard and would be contrary to the proper planning and sustainable development of the area.

The permission has not commenced therefore it is considered that the extension of duration does not comply with the requirements of Section 42(1)(a)(i) (I) and (II) of the Planning and Development Act, 2000, (as amended).

1. The proposed access is located off the R278 Regional Road at a point where there is a continuous white centre line and where traffic operational speeds and volumes are high. The proposed access is located at a point onto the Regional Road where the horizontal and vertical alignment of the road are poor. The achievement of the required 160m sight distances in both directions from the proposed entrance have not been demonstrated to the satisfaction of the Planning Authority on the basis of the submitted application documentation. The achievement of the required 160 metres of sight distance in both directions will require the removal of additional stone wall and hedgerow outside the applicants’ land ownership in addition to works that will significantly alter the appearance of landscape and topography along the full length of the boundary. On the basis of the foregoing, the proposed access to the development is considered to constitute a serious and unacceptable traffic hazard onto a Regional Road which would result in traffic movements endangering the safety of other road users. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.
2. The proposed works to facilitate the access for the proposal will require an excessive extent of boundary removal and alteration which is considered contrary to policies TWH POL 5 and LCA POL 4 which seek to retain boundary treatments which form local character features such as the dry stone walls which define the boundary at this location. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.
3. The scale and mass of the dwelling and garage proposed on site as submitted are not in accordance with the guidelines set out in the Design Guide for the Siting and Design of Single Houses within the Leitrim Countryside and are therefore contrary to the RUR SET POL 6 and RUR SET POL 7 as set out in the Leitrim County Development Plan 2023-2029.

The site of the proposed development is located within the Area of Strong Urban Influence as defined in the Limerick Development Plan 2022-2028. Based on the absence of documentary evidence submitted with the application to demonstrate compliance with housing policy and specifically evidence of living in the local area for at least 10 years, it is considered that the applicant does not come within the scope of the housing need criteria as set out in Objective HO O20 Rural Areas under Strong Urban Influence of the Development Plan, and as such, the proposed development would materially contravene the objectives of the Limerick Development Plan 2022-2028 in relation to rural settlement and be contrary to the proper planning and sustainable development of the area.

It is policy DM OBJ 49 of the Meath County Development Plan 2021 – 2027 that all applications for family flat development shall form an integral part of the structure of the main house with provision for direct internal access to the remainder of the house i.e. not detached. The proposed detached family flat fails to comply with Policy DM OBJ 49 of the Meath County Development Plan 2021–2027, which requires family flats to form an integral part of the main dwelling with direct internal access and to be capable of reverting to part of the original house. Accordingly, the proposed development would be contrary to Policy DM OBJ 49 of the Meath County Development Plan 2021–2027 and would set an undesirable precedent for similar forms of development in the area, thereby being contra ry to the proper planning and sustainable development of the area.

1. The proposed development relates to an isolated parcel at the prominent northern end of the former Unifi lands and is not supported by an overall masterplan or coordinated framework demonstrating how its layout, access, active- travel infrastructure, servic ing and drainage would integrate with the future development of the wider landholding. The proposal would constitute piecemeal development, would prejudice the comprehensive and orderly regeneration of Opportunity Site 3 and would fail to provide the coordinated, high-quality layout required by Policy ED -P-9(k). It would therefore be contrary to the Opportunity Site Zoning Objective, Policies LK -OPP-3 and ED -P-9(k), and the proper planning and sustainable development of the area.
2. The proposed warehouse, by reason of its basic utilitarian design, siting, orientation and inadequate architectural, landscaping and boundary treatment, fails to provide an appropriate design response to this prominent gateway location or establish a coher ent frontage to the adjoining roads. The proposal would therefore be contrary to Policy ED - P-9(k) and (l) of the County Donegal Development Plan 2024– 2030 and to the proper planning and sustainable development of the area.
3. The proposed standalone vehicular access onto the L- 1144 Lisnenan Road would be located excessively close to the existing roundabout and has not been designed as part of an integrated access strategy for the wider landholding. In the absence of a Transport Assessment, Road Safety Audit and coordinated proposals for the protected signalised junction and adjoining active- travel infrastructure, the Planning Authority is not satisfied that the proposed access would operate safely or would not prejudice the comprehensive development of the wider lands. The proposal would therefore endanger public safety by reason of traffic hazard and would constitute disorderly and piecemeal development.
4. The application has not been accompanied by the site- specific Flood Risk Assessment required under Policy LK -OPP-3. In the absence of this assessment and a coordinated surface-water drainage and attenuation strategy, the Planning Authority is not satisfied that the development would avoid or satisfactorily address flood risk, would not increase flood risk elsewhere or would not prejudice the flood- management requirements of the wider Opportunity Site. The proposal would therefore be contrary to Policy LK-OPP-3 and Policies F-P-1 and F-P-2 of the County Donegal Development Plan 2024–2030.

1. Having regard to the provisions of the Monaghan County Development Plan 2025-2031, the Settlement Plan for Ballybay Town 2025-2031, and the land use objective (LUO 2) for the site on lands zoned as ‘Existing Residential’, which seeks to “protect and enhance existing residential amenity, to facilitate residential development on small infill sites within established residential areas, the comprehensive redevelopment of brownfield residential sites for sustainable residential development, and to facilitate and encourage the completion of commenced and not yet completed residential developments”, it is considered that the proposed development would be contrary to Objective LUO 2 of the Monaghan County Development Plan 2025-2031, would set an undesirable precedent for similar development, and would therefore be contrary to the proper planning and sustainable development of the area.
2. The Strategic Flood Risk Assessment (SFRA) maps indicate the site of the proposed development is located within an area which is vulnerable to fluvial flooding (Flood Zone A and Flood Zone B) and there are concerns that the site is at risk of flooding. Policy FRMP 1 of Monaghan County Development Plan 2025-2031, states “applications for development, as required on previously developed lands within Flood Zones A or B, shall be subject to site specific flood risk assessment and shall provide details of structural and non-structural flood risk management measures, such as those relating to floor levels, internal layout, flood- resistant construction, flood-resilient construction, emergency response planning and access and egress during flood events”. In this regard, the applicant has not submitted a site-specific flood risk assessment and therefore has failed to demonstrate that the proposed development (i) Will not be at risk of flooding, (ii) Will not result in flood water (fluvial) displacement off-site or exacerbate flooding in the immediate vicinity or wider area; (iii) will not obstruct or impede important flow paths; and (iv) Will not result in residual risks to the area and/or development that cannot be managed to an acceptable level. Furthermore, the applicant has failed to provide sufficient information in relation to surface water drainage, having particular regard to hydraulic design of storm water runoff and an attenuation storage system. The proposal is therefore deemed to be unacceptable and would be contrary to the Monaghan County Development Plan 2025-2031 and be contrary to the proper planning and sustainable development of the area.
3. The applicant has failed to demonstrate how the proposed development acceptably complies with the provisions of Policy ICDP 1 and Section 15.12.1 ‘Industrial and Commercial Developments within Tier 1-4 Settlements’ of Monaghan County Development Plan 2025- 2031, having particular regard to providing insufficient information to demonstrate the following criteria; • There is no adverse impact on the character or setting of the settlement or on the amenity of adjoining properties as a result of the use • There is no adverse impact on the adjoining uses in terms of emissions such as noise, light, odours. • A detailed quality landscape plan, planting schedule and planting programme is proposed and carried out which includes semi-mature indigenous trees to reduce the visual impact of the proposed buildings. The proposal is therefore deemed to be unacceptable and would be contrary to the Monaghan County Development Plan 2025-2031 and be contrary to the proper planning and sustainable development of the area.
4. The proposed extension is intrinsically linked to an existing structure, the use of which is unauthorised. Accordingly, the proposed development, if granted, would facilitate the consolidation and intensification of an existing unauthorised development. It would therefore be inappropriate for the Planning Authority to consider granting permission for the proposed extension as it would be contrary to the proper planning and sustainable development of the area.

Having regard to the proposed siting of the dwelling to the rear of the subject site, which necessitates the provision of an access driveway of c. 65 metres in length, it is considered that the proposed development would result in an excessive and visually intrusive access arrangement that would unnecessarily scar and fragment the rural landscape. The proposed setback from the public road and overall site layout fail to integrate satisfactorily with the existing landscape character and would set an undesirable precedent for sim ilar forms of development in the area. The proposed siting of the development is therefore considered to be contrary to Policy Objective CPO 16.32 of the Westmeath County Development Plan 2021 –2027 which seeks to ensure that the siting of rural dwellings is appropriately integrated into the landscape and minimises visual impact. The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area.

1. The proposed development, comprising the use of an existing garage structure as a kennel facility associated with a charitable animal rescue operation, would constitute a use that is separate and distinct, and not incidental or ancillary to the residential use of the dwellinghouse. The proposed use would therefore represent a material change of use of the structure. Furthermore, the development would be contrary to Condition No.3 of Planning Permission Ref. 22/1254 which restricts the use of the garage to purposes ancillary to the enjoyment of the dwellinghouse. The proposed development would therefore contravene the existing planning permission and would be contrary to the proper planning and sustainable development of the area.
2. The proposed kennel use, by reason of the nature of the activity, and in the absence of mitigation measures, would generate noise, odour and general disturbance that would adversely affect the residential amenities of adjoining properties and the wider rural area. The Planning Authority is not satisfied that the site is suitable for the proposed use or that adequate measures have been demonstrated to prevent unacceptable impacts on the amenities of neighbouring residents. The proposal is therefore contrary to Objective HO O3 – Protection of Existing Residential Amenity of the Limerick Development Plan 2022-2028 and would be contrary to the proper planning and sustainable development of the area.
3. The Camogue River is adjacent to the site and is a potential pathway to the Lower River Shannon Special Area of Conservation (site code 002165). As no details are included in relation to effluent management on site and a potential pathway has been identified, the Planning Authority cannot be satisfied that the proposed development individually or in combination with other plans or projects, would not result in adverse effects on the integrity of the Lower River Shannon SAC in view of the sites conservation objectives. The development would, therefore, be contrary to Objective EH O1 Designated Sites and Habitats Directive and the proper planning and sustainable development of the area.

1. It is a policy (DM OBJ 50) of the Meath County Development Plan 2021 – 2027 that, All applications for residential extensions in urban and rural areas shal be of High quality design which respects, harmonises and integrates with the existing dwelling in terms of height, scale, materials used, finishes, window proportions, etc; inter alia. It is considered that the proposed development, by reason of its height, scale, massing, form and design, would adversely impact upon the architectural character and setting of the existing dwelling, which is recognised as a structure of architectural merit. The proposal would fail to remain subordinate to the parent structure and would diminish the special character and visual integrity of the building. Accordingly, the proposed development would seriously injure the character of the property and the visua l amenities of the area and would be contrary to the proper planning and sustainable development of the area.
2. 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”. The applicant is proposing extra bedrooms with the development. The applicant has not submitted a site characterisation form that is compliant with the 2021 EPA Code of Practise for Domestic Wastewater Treatment Systems (PE≤10) Therefore, based on the lack of information submitted the applicant has failed to demonstrate that wastewater generated by the proposed development can be treated on site. The proposed development would therefore be prejudicial to public health and safety.

1. Having regard to the design, scale and character of the existing development for retention, it is considered that the development has an undue negative visual impact on the rural character and amenity of the area. The Planning Authority also considered that there is a lack of justification outlining the need for a farm shed to be used for agricultural purposes, of this scale at this location. The proposed development would therefore be contrary to ABS 01 and ABS 03 of the Cavan County Development Plan 2022-2028 and would be seriously injurious to the amenities of this rural countryside area and would set an undesirable precedent for similar type development that would be contrary to the proper planning and sustainable development of the area.
2. Having regard to the submission received from Transport Infrastructure Ireland (TII), it is considered that the farm shed used for agricultural purposes, causes an undue increase in vehicular traffic along the national road, N-87. The proposed development of a new entrance and the unauthorised entrance that is currently in use at this location therefore contravenes DoECLG Spatial Planning and National Roads Guidelines for Planning Authorities (January, 2012) and Objective AS 03 of the Cavan County Development Plan 2022-2028, which states that the creation of additional access points from new developments or the generation of increased traffic from existing accesses to national roads should be restricted and as such the development is contrary to the proper planning and sustainable development of the area. ___________________ Senior Staff Officer P.p.

1. It is considered that the proposed retention of the structure for temporary use as a hair dressing salon would materially contravene Section 1.8 of Volume 6 of Kerry County Development Plan 2022-2028 with regard to Home-based Economic Activity, setting a precedent for similar unwelcome economic activity in a rural area and would, therefore, be contrary to the proper planning and sustainable development of the area.
2. It is considered that the proposed retention of the structure for temporary use as a hair dressing salon would be injurious to the residential amenity of the area, setting a precedent for similar unwelcome development in a rural area and would, therefore, be contrary to the proper planning and sustainable development of the area.

1. The Planning Authority is not satisfied on the basis of submissions made in relation to the application, that a rural housing need has been demonstrated in accordance with Objective KCDP 5 -15, Rural Housing Policy of the Kerry County Development Plan 2022-2028, having regard to the location of the application site in an area designated as a Rural Area Under Urban Influence. The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area.
2. The proposed development would contravene Objectives KCDP 11 -77, KCDP 11 -78 of the Kerry County Development Plan 2022-2028 which seek to protect the landscapes of the County by ensuring that any new developments do not detrimentally impact on the character, integrity, distinctiveness or scenic value of their area or materially detract from views designated in the Development Plan. It is considered that the proposed development would seriously interfere with the character of the landscape as a consequence of the scale, prominent siting and design of the proposed dwelling house and having regard to the excessive density of residential development in the vicinity. The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area.

1. Having regard to the restricted nature and prominent location of this site and the established pattern of development in the surrounding neighbourhood, it is considered that the proposed subdivision of the residential plot, the proposed layout and design of the structure would represent a poorly designed and inappropriate form of infill residential development and would be out of character with development in the vicinity and would therefore be contrary to Policy HO P6 of the Kildare County Development Plan 2023-2029, which seeks to promote and support residential consolidation and sustainable intensification and regeneration subject to the provision of good quality. Furthermore, the proposed development would seriously injure the amenities of the area and adjacent properties by way of overlooking and overshadowing, thereby contravening the zoning objective of the site which seeks to protect and improve existing residential amenity, to provide for appropriate infill residential development and to provide for new and improved ancillary services. The development would set an undesirable precedent for other similar developments, which would in themselves and cumulatively be harmful to the residential amenities of the area and would therefore be contrary to the proper planning and sustainable development of the area.
2. The proposed site entrance is located an unacceptable distance from the adjoining road junction. By reason of its proximity to the junction, the proposed development would result in increased turning movements and vehicular conflict in an area where drivers are required to make manoeuvres and decisions associated with the junction and the proposed entrance would endanger public safety by reason of traffic hazard and would therefore be contrary to the proper planning and sustainable development of the area.

The proposed use of the subject property for short-term letting would result in the loss of suitable accommodation for both long-term rental and/or permanent owner/occupier accommodation at a time of an acute housing shortage. The proposed development would have a negative impact on the residential amenity of the area, would set an undesirable precedent for similar proposals in the surrounding area and would therefore be contrary to the proper planning and sustainable development of the area.

Having regard to the prominent corner location of the site within Dungarvan’s Designated Architectural Conservation Area, it is considered that the demolition of the existing building in the absence of a sufficient justification for such demolition taken in conjunction with its proposed replacement, which by reason of its overall design, finishes and façade including its window positioning and proportions would detract from the historic streetscape, setting an undesirable precedent for similar proposals within the Architectural Conservation Area, contrary to Policy Objectives BH05 and BH11 of the Waterford City and County Development Plan 2022-2028, which seek to preserve the special character and streetscape of Architectural Conservation Areas. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.

1. The proposed development, by reason of its commercial‑type scale, form and materials, does not constitute a domestic outbuilding ancillary to the existing dwelling. The structure, with a stated floor area of 186.7sqm, corrugated sheeting elevations and a large roller door, is not domestic in nature nor subordinate to the main dwelling. The development therefore materially contravenes Policy Objective CPO 16.34 of the Westmeath County Development Plan 2021–2027, which requires domestic garages and outbuildings to be clearly subordinate and domestic in character. The proposal is contrary to the proper planning and sustainable development of the area.
2. The proposed shed, by reason of its excessive scale, height, massing and proximity to the northern site boundary, would constitute an overbearing and visually dominant structure when viewed from the adjoining residential property located approximately 12 m etres from the proposed development. While mature boundary vegetation currently provides a degree of screening, such screening cannot be relied upon as a permanent mitigation measure and may be reduced or removed over time. The Planning Authority considers that the proposed development would result in an unacceptable adverse impact on the residential amenities of the adjoining dwelling through visual intrusion and overbearing impact. The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area and to the provisions of the Westmeath County Development Plan relating to the protection of residential amenity.

It is a policy of the Meath County Development Plan 2021–2027 (DM OBJ 52 and DM OBJ 54) to ensure that appropriately sized and conveniently located bin storage facilities are provided within residential developments and are integrated with the design and character of the scheme. The proposed relocation of the bin storage area to the rear of Units 15, 16, 17 and 18 would result in a visually incongruous and poorly integrated element within the development, failing to respect the established character and app earance of the surrounding area. Furthermore, the proposed development would result in the loss of an area previously designated for landscaping and communal open space, thereby diminishing the visual amenity and recreational function of the development. In addition, by reason of its proximity to adjoining residential properties, the proposed bin storage area would be likely to give rise to noise, odour and general disturbance associated with its use and servicing, to the detriment of the residential amenit ies of nearby occupants. The Planning Authority therefore considers that the proposed development would be contrary to DM OBJ 52 and DM OBJ 54 of the Meath County Development Plan 2021–2027 and would be contrary to the proper planning and sustainable development of the area.

1. The proposed dwellinghouse is considered unacceptable in terms of siting, orientation, design, form and proportions and is considered to be contrary to policy objective CPO16.32 of the Westmeath County Development Plan 2021 -2027 and the Westmeath Rural Design Guidelines. The proposed dwelling represents a visually un -integrated design soluti on, not reflective of the quality design encouraged in the Development Plan. The proposal as such falls short of design standards in the County Development Plan and is considered incongruent and out of character with the area and therefore contrary to the proper planning and sustainable development of the area.
2. In the absence of sufficient details submitted to the contrary and in applying the precautionary principle in identifying operational phase pathways for likely significant effects which includes hydrological connection from the site to the River Boyne and River Blackwater Special Area of Conservation (SAC) (Site Code: 002299), it is considered that the proposed development may pose a risk of significant effects on the conservation objectives and integrity of the River Boyne and River Blackwater Special Area of Conservation (SAC) (Site Code: 002299), (Natura 2000 sites). The proposed development would therefore be contrary to the EU Habitats Directive and the proper planning and sustainable development of the area.
3. The application site is located within benefitting lands, h aving regard to the location of the site in an area of high ground water vulnerability together with the risk of flooding, and in the absence of documentary evidence to the contrary, the proposal would represent a potential risk of groundwater pollution. The proposed development is therefore contrary to CPO10.105 and CPO 10.106 of the Westmeath County Development Plan 2021 -2027 and to the proper planning and sustainable development of the area.
4. The application site is located on a narrow private road where visibility at the proposed site entrance is restricted. The applicant has failed to demonstrate that the required sightlines can be achieved in accordance with Policy Objective CPO16.33 of the Westmeath County Development Plan 2021–2027. The proposed development would therefore endanger public safety by reason of traffic hazard and would be contrary to Policy Objective CPO16.33 of the Westmeath County Development Plan 2021–2027 and to the proper planning and sustainable development of the area.

Based on the information submitted, the Planning Authority is not satisfied that the retention of the one bed apartment, garden shed and raised rear boundary wall are appropriate in the context of the existing dwelling on site, furthermore it is considered by the Planning Authority that the proposed one bed apartment, by reason of its scale, design and nature fails to comply with DM Standard 5: Dependant Relative Accommodation/ Granny Flats (Urban and Rural). The Planning Authority considers that the developments to be retained are visually obtrusive, represent an overdevelopment of this constrained site, and would adversely affect the residential amenities of adjoining properties and the character of the area. Accordingly, the retention of the development would set an undesirable precedent for similar forms of inappropriate development in the vicinity, would therefore be contrary to DM standard 5 and 6 of the Galway County Development Plan 2022 - 2028 and to th e proper planning and sustainable development of the area.

1. Based on the information submitted and having regard to the horizontal alignment of the L-1101 in a northerly direction from the proposed vehicular access site to the proposed development, and that visibility splays are indicated as outside the application site area, and thus any roadside improvement works that may be necessitated cannot be implemented under the current planning application, as per Section 34(4)(a) of the Planning and Development Act 2000 (as amended), and as such development works are outs ide the control of the applicant. In the absence of sufficient details regarding achievable safe sight distances the Planning Authority is not satisfied that safe access arrangements to serve the proposed development can be achieved and therefore, to grant the development as proposed would be contrary to DM Standard 28 and would endanger public safety by reason of traffic hazard or obstruction of road users or otherwise and thus would be contrary to the proper planning and sustainable development of the area.
2. Having regard to the following: - The lack of a formalised/authorised entrance arrangement serving the subject site, - The heavily trafficked nature of the local road directly serving the site, - The excessive scale of the development as hereby proposed and the intensification of vehicular movements on site associated with same; It is considered that, if permitted as proposed, the development would endanger public safety by reason of traffic hazard, be at variance with DM Standard 28 of the Galway County Development Plan 2022 – 2028 and therefore would be contrary to the proper pl anning and sustainable development of the area.
3. Having regard to the existing condition, location, level of mitigation works required, design and scale of the proposed development, in conjunction with the absence of a structural report on the existing structure on site, the requirements of Policy Objective RH 7 contained in the Galway County Development Plan, 2022 -2028, and the information included with the planning application, the Planning Authority considers that the proposed development contravenes materially Policy Objective RH7, as the proposal has not demonstrated the suitability/feasibility of the structure to be redeveloped. Accordingly, to grant the development as proposed, would materially contravene a policy objective contained in the current County Development Plan and would be contrary to the proper planning and sustainable development of the area.
4. Having regard to the following: - The layout, plans and particulars illustrating for and incorporating for a proposed wastewater infrastructure, - Wastewater infrastructure being considered an integral component of development, - The lacunae associated with the development description/public notices whereby this integral wastewater infrastructure is not referenced, To permit the proposed development in the absence of adequate wastewater provision would constitute disorderly development with potential to have an adverse impact on public health and be contrary to DM Standard 38 of the Galway County Development Plan 202 2 – 2028 and to the proper planning and sustainable development of the area.

1. The site is located in a rural area outside any designated settlement and in a Strong Rural Area as defined in the Meath County Development Plan 2021- 2027 where development, which is not rurally generated, should be more properly located in a settlement. It is policy of the County Development Plan to restrict housing in these areas to those who are intrinsically part of the rural community and those who have an occupation predominantly based in the rural community. In such areas, policy RD POL 1 seeks to ‘’ensure that individual house developments in rural areas satisfy the housing requirements of persons who are an intrinsic part of the rural community in which they are proposed, subject to compliance with normal planning criteria’’. It is considered, based on the information submitted, that the applicant has not provided sufficient details or established a long-standing and consistent 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 or in excess of five years and neither has the applicant demonstrated that they are sig nificantly involved in agriculture or the bloodstock industry. The proposed development would therefore be contrary to the policy of the Meath County Development Plan 2021 – 2027 and the Sustainable Rural Housing Guidelines for Planning Authorities, would be contrary to the proper planning and sustainable development of the area and would establish a very undesirable future precedent.
2. It is the policy (RD POL 9) of the Meath County Development 2021 – 2027, “To require all applications for rural houses to comply with the ‘Meath Rural House Design Guide”. The proposed dwelling by reason of its size, scale, design and massing would be out of character and fails to integrate with the character of the 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 be contrary 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.

Having regard to the excessive scale, height and design of the proposed development, it is considered that the proposed "granny flat extension" would not constitute a subordinate extension to the existing dwelling but would instead subsume and dominate the original house, resulting in an incongruous and visually confusing form of development. Furthermore, having regard to its scale, layout and level of accommodation, the proposed development would function as a separate dwelling and could not readily revert to forming part of the original dwelling, contrary to the requirements for dependent relative accommodation. The proposed development therefore fails to comply with Policy Objectives CPO 16.27 and CPO 16.29 of the Westmeath County Development Plan 2021-2027 and would constitute an inappropriate form of development and is contrary to the proper planning and sustainable development of the area.

1. Having regard to the nature of the proposed development and the evidence on site that there is further unauthorised development in the form of an unauthorised shed on concrete blocks located less than 100 from a dwelling, other than the applicant’s house, and constructive works involving the erection of new stone walls and introduction of constructive elements typical for a dwelling house and not for an agricultural structure, within the confines of this site, it is considered that the proposed development would potentially result in the consolidation of unauthorised development. Furthermore, the applicant has not provided any justification in support of the proposed development. Therefore, it is considered by the Planning Authority that the proposed develop ment would, if permitted, perpetuate and intensify existing unauthorised development on site.
2. Having regard to National Policy, and the existing local public road network serving the proposed development where the speed limit of 100 km/h applies, whilst including considerations of the public road capacity, width and alignment and future significant maintenance requirements that would be required, it is considered that the proposed development would endanger public safety by reason of traffic hazard. The traffic hazard is a potential consequence of the additional traffic turning movements of agricultural vehicles and/or vehicles involving a trailer that the development would generate at a point, proximal to a National Road Junction and where the existing site entrance from and on to the road network is not demonstrated in the provided documents of the planning application as satisfactory. Therefore, the Planning Authority considers the proposed development in contravention with DM Standard 28 and Policy Objective NR 1 and NR4 of the Galway County Development Plan 2022 – 2028, which seeks to safeguard n ational, regional and local roads. Thus, the proposed development would be at variance with National Roads Policy in relation to control of development on/affecting national roads and would interfere with the safety and free flow of traffic and endanger public safety by reason of traffic hazard, obstruction of road users or otherwise and therefore would be contrary to the proper planning and sustainable development of the area.
3. The proposed development site is located 14m distance from the recorded monument SMR: GA106- 043--, Mill-corn and constructive works have been already carried out on site previous to the submission of the planning application. The applicant did not provide any evidence of notification related to the ongoing and proposed works to the Departm ent of Arts, Heritage and Gaeltacht. Therefore, the proposed development is contravening DM Standard 61 - Archaeological Conservation and Preservation (Urban & Rural Areas) of the Galway County Development Plan 2022 – 2028, would conflict with the development plan policy which seeks to preserve and protect items of archaeological/architectural importance and/or interest and, if permitted as proposed, would be contrary to the proper planning and sustainable development of the area.
4. The proposed development relates to a site including derelict structures and is located in close proximity to a line of mature trees along the nearby water course, to the remains of an older cornmill which is a recorded national monument surrounded by o vergrown vegetation and to a stone bridge, where the presence of bat habitats cannot be excluded. Having regard to the missing information on bats at this location, it is considered that the applicant has failed to demonstrate compliance with policy objective NHB 9 – Protection of Bats and Bats Habitats of the Galway County Development Plan 2022 – 2028 and, if permitted as proposed, the proposed development would be contrary to the proper planning and sustainable development of the area.
5. The application received indicates that the surface water management is not applicable to the proposed development. As the proposed work will inevitably generate surface water and possibly soiled surface water, due to the stated agricultural character of the proposed sheds, and in conjunction with the open watercourse located at 10m distance to west of the subject site, it is considered that the applicant has failed to demonstrate compliance with p olicy objective WR 1 – Water Resources of the Galway County Development Plan 2022 – 2028 and, if permitted as proposed, the proposed development would be contrary to the proper planning and sustainable development of the area.
6. Based on the information provided, it is considered that the design of the proposed development is not aligned with the design policy objectives for agricultural buildings as required by DM Standard 13 – Agricultural Buildings of the Galway County Development Plan 2022 – 2028 and does not reflect honestly the character of the proposed works, therefore it generates a misleading information on the use of the proposed structures. Furthermore, the erected stone walls to date display a building methodology which is conflictual with policy objective AH 13 – Traditional Building Skills of Galway County Development Plan 2022-2028. This can create an undesirable precedent for similar structures in the area and the proposed development would, if permitted, have a negative impact on the pattern of development in the area and would be contrary to the proper planning and sustainable development of the area.

Policy 5- 8 (specialised residential accommodation), Policy 6- 3 (new healthcare) and Objective 6 -F of the Tipperary County Development Plan (TCDP) 2022- 2028 seeks to support the provision of specialised residential accommodation and both public and private healthcare facilities in settlements on suitably zoned lands where residents can readily connect with the services and amenities of the local community. This application seeks permission for an extension to the side of the existing property as an assisted living unit and the proposed use is considered akin to those referred to above. The application site is removed from a designated settlement (0.8km from Dundrum) and is on lands designated as ‘Open Countryside’. If permitted, the development would provide for a residential care /assisted living unit on unzoned and unserviced lands at a location which is removed from the services and amenities offered by settlement centres. The development is therefore considered to be contrary to Policy 5 -8, Policy 6- 3 and objective 6- F of the Tipperary County Development Plan 2022 -2028 and would not be in accordance with the proper planning and sustainable development of the area and would, if permitted, set an undesirable precedent for other similar developments.

Having regard to the design of the proposed extension, including the large amounts of glazing to the southeast elevation, the existing pattern of development in the area and the topography of the site, it is considered that the proposed first floor extension would negatively impact on the residential amenities of existing properties in the immediate vicinity of the site and would result in overlooking of the adjoining properties to the east, southeast and southwest. The proposed extension, due to the design, site location and site levels, would seriously injure the amenities of adjoining residential properties by reason of overlooking of the properties and their associated private amenity space andwould depreciate the value of same.It is therefore considered that the proposed development would seriously injure and detract from the residential amenities of adjoining properties, negatively impacting on same and would, thus, be contrary to the proper planning and sustainable development of the area.

1. Policy REP 1 of the Mayo County Development Plan 2022-2028 outlines Mayo County Council’s commitment to support Ireland’s commitment to facilitate the development of renewable energy resources, where; such development does not have a negative impact on the surrounding environment (including water quality), landscape, biodiversity or local amenities. The site of the proposed development is located within an exposed and open landscape, designated Policy Area 4 in Landscape Sensitivity Matrix, Mayo County Development Plan 2022-2028 Volume 1, with high to medium potential to create adverse impacts on the existing landscape character. In taking account of the exposed and open landscape of the receiving environment and as illustrated in the photomontages submitted with the application, and by reason of the overall height of the turbines, it is apparent that the proposed development will directly impact both significantly and negatively on this sensitive Policy Area 4 and on designated scenic route with a protected view as set out in Mayo County Development Plan 2022-2028 Landscape Appraisal. Therefore, to grant the proposed development would interfere with the character of the landscape, which it is necessary to preserve and would be contrary to the proper planning and sustainable development of the area.
2. It is considered that the proposed development sited at this location would constitute a highly obtrusive development that would detract from the existing cultural heritage of the area, and would undermine the setting of Mayo Abbey Cemetery and Church ruins, a very important early Christian ecclesiastical site, would erode the local landscape and visual quality of the public open views in the vicinity and would adversely impact on the unique rural character of the immediate local area. The proposed wind turbines would therefore constitute excessively dominant features and a visually obtrusive form of development in this rural landscape and would seriously injure the landscape which it is necessary to preserve and injure the visual amenities of the area. The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area.
3. It is considered that the extent of technology required to attempt to address the potential for the proposed development to impact negatively on the residential amenity of 40 residential properties as a result of the potential for excessive shadow flicker, indicates that the proposed site location is unsuitable for a development of this nature and scale, due to the existing level of residential properties in the immediate area. The proposed development would therefore have the potential to seriously impact on the residential amenity of the area and depreciate the value of property in the area and is therefore contrary to the proper planning and sustainable development of the area. Planning and Development Section Áras and Chontae, Castlebar, Co. Mayo www.mayo.ie | 0949064000.

1. The planning authority is not satisfied based on the information received and the lack of justification accompanying the application content that the proposed development would be in accordance with the provisions of Policy Objective AD1 Sustainable Agricultural Practices of the Galway County Development Plan 2022-2028. The development would therefore if permitted, materially contravene Policy Objective AD 1 and DM Standard 13 of the County Development Plan 2022-2028, would create a precedent for similar future developments in the area, and would be contrary to the proper planning and sustainable development of the area.
2. Having regard to the failure of the applicant to demonstrate satisfactory evidence in relation to the planning status for the existing built form occupying the subject site, in conjunction with the proposal to hereby augment and further intensify the activity on site, the planning authority considers that the proposed development would if permitted and in the absence of demonstratable contrary evidence, perpetuate and intensity existing unauthorised development on site. Accordingly, to grant the development as proposed would therefore be contrary to the principles of the proper planning and sustainable development of the area.
3. Having regard to the lack of clarity provided regarding the wider agricultural practices and precise use of the proposed shed in respect to same, the siting of the units within the curtilage of a private residence and the scale and bulk of the proposed unit in the context of the local landscape, the planning authority consider that the proposed development will have a negative impact on the residential amenity of the existing property on site and the visual and rural amenity of the wider area, and therefore if permitted as proposed the development would depreciate the value of property in the vicinity of the site and would be contrary to the proper planning and sustainable development of the area.
4. The Planning Authority is not satisfied from a road safety perspective in relation to the proposed development whereby there is serious potential for conflictive movement to arise by virtue of vehicles/machinery utilising the agricultural sheds traversing the private curtilage of domestic residence resulting in a discordant arrangement on the overall site. Therefore, it is considered that, if permitted as proposed, the development would endanger public safety by reason of traffic hazard be contrary to DM Standard 13 of the Galway County Development Plan 2022 – 2028 and therefore would be contrary to the proper planning and sustainable development of the area.
5. The Planning Authority noting the contourings/gravity flow of the subject site and localised environment and the proximity of Lough Hackett to the proposed development and in the absence of an Ecological Impact Assessment Report being submitted, the proposed development is considered to have potential to result in an adverse impact on the Lough Hackett pNHA designation. Having regard to the aforementioned and considering the precautionary principle, the Planning Authority is therefore not satisfied that the proposed development would not result in adverse impact on the proposed Natural Heritage Area. Therefore, if permitted as proposed, the Planning Authority cannot be satisfied that the proposal will not adversely affect the integrity of aforementioned designation and to permit the proposal would therefore materially contravene Policy Objective NHB 4 of the Galway County Development Plan 2022-2028 and would be contrary to the proper planning and sustainable development of the area.

1. Having regard to the site assessment and characteristics of the site, the evident highwater table and poor percolation qualities of the soil, the Planning Authority considers there is a risk of ponding and surface and ground water pollution. Therefore, and having regard to Objective IN O11, Private Waste Water Treatment of the Limerick Development Plan, in relation to the EPA Code of Practice for Domestic Waste Water Treatment Systems 2021; it is considered that the proposals would be prejudicial to public health because the site is considered unsuitable for the effective treatment and disposal of domestic effluent.
2. The proposal relates to a new build dwelling in the countryside. The site of the proposed development is located within the Area of Strong Urban Influence as defined in the Limerick Development Plan 2022 -2028. Insufficient information has been submitted, and it is considered that the applicant has not demonstrated compliance with the criteria as set out in Objective HO O20, Rural Areas under Strong Urban Influence of the Development Plan and as such, the proposed development would materially contravene the objectives of the Limerick Development Plan 2022 -2028 in relation to rural settlement, militate against the preservation of the rural environment and be contrary to the proper planning and sustainable development of the area.
3. The development is contrary to Objective HO O11, Subdivision of Dwelling to Accommodate Dependent Relative of the Limerick Development Plan 2022 -2028 which requires additional accommodation for older people by way of an extension attached to the main dwellings and outlines there will be a presumption against detached residential structures in all settings. Therefore, this proposal is considered contrary to the proper planning and sustainable development of the area as it is effectively detached.

1. The subject site is located in an area that is upland in nature and isolated from existing clusters of development. It is a policy of the Planning Authority (Policy RH -P-9, County Development Plan 2024-2030) that proposals for individual dwellings shall be subject to the application of Best Practice in relation to the siting, location and design of rural housing - which in turn requires that new buildings in the countryside respect the rural context and demonstrate an informed use of traditional reference. The dwelling proposed is 2 storey and o f a rectangular form with suburban design features that is inconsistent with the general character of the scenic area. It is located on an elevated site that is visually dominant in the local landscape. Accordingly, to permit the development as submitted would create an undesirable policy precedent for similar one-off developments that have the potential to be severely detrimental to preservation of scenic amenities in the rural area and would therefore be contrary to the provisions of the County Donegal Development Plan 2024 -2030 and contrary to the proper planning and sustainable development of the area.
2. It is a policy of the County Donegal Development Plan 2024-2030 ‘To preserve the views and prospects of special amenity value and interest as identified on Map 11.1’ (Policy L- P-7 refers). The subject site falls within the vista from the viewing point from the south west and having regard to the elevated nature of the site and suburban design and scale of the proposed dwelling, it is considered that to permit the development as submitted would be visually detrimental to the protection of the scenic view and would therefore be contrary to the provisions of the County Donegal Development Plan 2024- 2030 and contrary to the proper planning and sustainable development of the area.
3. The subject site is accessed by an agricultural laneway that is of narrow width and steep gradient. The laneway that accesses the subject site is extremely restricted in width and runs north–south along a steeply sloping hillside. The lane crosses the Murl in River by means of a bridge. No details have been submitted with regard to the structural integrity of the bridge or if Section 50 consent has been received from the Office of Public Works. It is considered that the existing lane and bridge, in the absence of any structural details or proposals for improvements to same, lack s the necessary width and capacity to accommodate construction machinery and to provide for adequate passing space for existing and future vehicles. To permit the development as submitted would contravene Policy RH-P-9 (b) (iii) that requires that ‘ the site access/egress being configured in a manner that does not constitute a hazard to road users or significantly scar the landscape’, create an undesirable precedent for similar developments in the area and be contrary to the proper planning and sustainable development of the area.

The proposed development is located in Rural Policy Zone A – ‘Areas under Urban Influence’ as set out in Table 3.1: Rural Area Types in the Roscommon County Development Plan 2022-2028. It is the policy of the County Development Plan to restrict housing in this area to applicants who are intrinsically part of the rural community or who have an occupation predominantly based in the rural community. The Planning Authority is not satisfied, based on the information submitted, that the applicants have demonstrated compliance with the criteria for rural generated housing in accordance with the Sustainable Rural Housing Guidelines for Planning Authorities (2005) and Table 3.2 of the Roscommon County Development Plan 2022-2028. The proposed development fails to satisfy the requirements of Policy Objective PPH 3.13 of the Roscommon County Development Plan 2022-2028 which requires applicants to demonstrate a social or economic link (as per Table 3.2 of the Plan) to the rural area in which they propose to build. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.