Refusal decisions · 3–9 Aug 2026

It is an objective under the provisions of Section 3.1.2 (Standards for Single Dwellings in Rural Areas) and Section 8.3 (Wastewater) Volume 2 of the Wexford County Development Plan 2022-2028 inter alia to permit the development of single dwelling houses only where it is demonstrated that the proposed wastewater treatment system is in accordance with the EPA Code of Practice Wastewater Treatment and Disposal Systems Serving Single Houses. The applicant has not demonstrated to the satisfaction of the Planning Authority that the development can adequately treat and dispose of domestic effluent. The proposed development would therefore be prejudicial to public health and would be contrary to Section 3.1.2 (Standards for Single Dwellings in Rural Areas) and Section 8.3 (Wastewater) Volume 2 of the Wexford County Development Plan 2022-2028 and to the proper planning and sustainable development of the area. Note: It is recommended that if reapplying for permission the applicant should; 1) Include for temporary permission for the retention of the container on site in the next planning application description. 2) Submit a report prepared by a suitably qualified person stating that the existing septic tank can cater for the proposed loading 3) And/or if point 2 is not feasible then include full details of a new proposed DWWTS and ensure this is included in the proposed description of works.

The development which is proposed to be retained is dependent on a wastewater treatment system and percolation area for which there is no record of planning permission and in addition, where it has not been satisfactorily demonstrated that the existing WWTS is adequate or functioning in accordance with provisions of the relevant EPA Codes of Practice. It has not therefore been demonstrated that appropriate, authorised infrastructure is in place to attenuate and dispose of wastewater safely and in accordance with EPA Code of Practice - Domestic Waste Water Treatment Systems (Population Equivalent ≤10) (2021). It is therefore considered that the development has the potential to be injurious to public health. The proposed development would accordingly be contrary to the proper planning and sustainable development of the area. An

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

1. Having regard to the proposed development which consists of the retention of an annexe building in conjunction with the existing dwelling house and both structures utilising a singular communal on-site wastewater treatment system, the Planning Authority is not satisfied on the basis of the details submitted with the planning application that the existing wastewater treatment plant can adequately service the proposed development. Furthermore, the Planning Authority has no record of planning approval in relation to the existing wastewater treatment system which was installed in 2019. Therefore, the Planning Authority is not satisfied that the development would not be prejudicial to public health and would be contrary to DM Standard 38 of the Galway County Development Plan 2022-2028 in the absence of contrary evidence. The proposed development would therefore be contrary to the proper planning and sustainable development on the area.
2. Having regard to lack of information with regards to all works carried out on site including that of the wastewater treatment system the Planning Authority are not satisfied that the likely significant effects of all of the unauthorised development that has occurred within the planning unit on European sites can be screened out. Potential impacts must be considered in combination with other plans and projects. Therefore, if permitted as proposed in the absence of contrary evidence, the planning authority cannot be satisfied that the proposal will not adversely affect the integrity of a European site in view of its conservation objectives of protected European sites for flora and fauna and would potentially materially contravene Policy Objectives NHB1, NHB2 and NHB3 of the Galway County Development Plan 2022-2028 and would therefore be contrary to the proper planning and sustainable development of the area. Please

Considering the lack of information submitted on the existing septic tank and percolation area or the condition and capacity of same and owing to no justification having been provided for the retention of a septic tank at this location, the Planning Authority is not satisfied that the safe disposal of domestic effluent on site can be guaranteed in strict accordance with the EPA Code of Practice Wastewater Manual. Accordingly to grant the proposed development would be prejudicial to public health, would be contrary to the 2021 EPA Code of Practice Wastewater Manual, would seriously endanger public health, would materially contravene Policy Objectives WW6 and DM Standard 38 of the Galway County Development Plan 2022-2028, and therefore, would be contrary to the proper planning and sustainable development of the area. 3 Footnote: An

The proposed development, by reason of its design and appearance, represents an incongruous form of development which fails to provide for the sensitive design approach required to protect the established character of the Lusk Architectural Conservation Area (ACA). The proposed development would be visually intrusive at this prominent corner site and would result in undue negative impacts on the visual amenities of the area and on the Lusk ACA. The proposed development would be contrary to the “TC” zoning objective, Policies SPQHP41, HCAP14 & HCAP15, Objectives SPQHO45, HCAO24 & DMSO186, Section 14.10.2 and Table 14.24 of the Fingal Development Plan 2023-2029 and, therefore, would be contrary to the proper planning and sustainable development of the area. NOTE: The description of the development is considered misleading in that the proposal is, in essence a replacement dwelling given the limited aspects of original building to be retained and the extent and impact of new interventions and new construction.

The proposed development, by virtue of its design and layout and particularly its relationship to adjacent Community Infrastructure zoned lands to the west, is considered to represent unsustainable and undesirable development of the site which would prejudice the future development of the adjoining CI lands. The proposal would contravene materally Table 14.4: Infill Development and Objective SPQHO42 Development of Underutilised Infill, Corner and Backland Sites of the Fingal Development Plan 2023–2029, and if permitted, would set an undesirable precedent for similar forms of development, contrary to the principles of proper planning and sustainable development in the area

1. The proposed dwelling and access road, by reason of its elevated, exposed siting, steeply sloping topography and visual prominence within the rural landscape, would constitute an inappropriately sited form of development, that would be visually obtrusive and would fail to integrate into the surrounding rural landscape. The proposed development would seriously detract from the visual and scenic amenities of the rural area, would not respect the natural topography, and would give rise to a visually obtrusive development which would be visually obtrusive and would not fit appropriately into the rural landscape. Accordingly, the proposed development would, if permitted, materially contravene Objectives RP 5-22, GI 14-9 (a), (c) and (d) and HE 16-21 (a) and (d) of the Cork County Development Plan, 2022 and would not be in accordance with the proper planning and sustainable development of the area.
2. The proposed development is located within a rural area categorised as a Transitional Rural Area, where it is an objective of the Cork County Development Plan, 2022 to facilitate only the genuine rural-generated housing needs of the local community. On the basis of the information submitted, the applicant has failed to demonstrate compliance with any of the categories of housing need set out under Objective RP 5-7 (a)–(g). In the absence of such evidence, the Planning Authority is not satisfied that the applicant has demonstrated a rural generated need for a house at this location. It is therefore considered that the proposed development would conflict with the settlement policy and objective RP 5-7 of the Cork County Development Plan, 2022 and would, therefore, be contrary to the proper planning and sustainable development of the area.

Having regard to the documentation submitted with the planning application and the lack of information with respect to the existing distribution and capacity of childcare facilities locally, it is considered that the proposed development for the omission of Creche building and associated works would result in the unacceptable loss of social infrastructure for a residential area and would be contrary to objectives CPO 7.28 and CPO 7.29 of the Wicklow County Development Plan 2022-2028 and would therefore be contrary to the proper planning and sustainable development of the area. ! Footnote:

Having regard to the provisions of the South Dublin County Development Plan 2022-2028, in particular Section 12.5.7 Advertising, Corporate and Public Information and the assessment criteria set out in Table 12.19, the proposed digital advertising display would represent a piecemeal approach to the provision of digital signage, would fail to comply with the policies and standards of the County Development Plan and would, by reason of the nature of the development and its location adjacent to a heavily trafficked major road, create a traffic hazard and adversely affect road safety. The proposed development would, therefore, be contrary to the South Dublin County Development Plan 2022-2028 and to the proper planning and sustainable development of the area.

Having regard to the provisions of the South Dublin County Development Plan 2022-2028, in particular Section 12.5.7 Advertising, Corporate and Public Information and the assessment criteria set out in Table 12.19, the proposed digital advertising display would represent a piecemeal approach to the provisiosn of digital signage, would fail to comply with the policies and standards of the County Development Plan and would, by reason of the nature of the development and its location adjacent to a heavily trafficked major road, create a traffic hazard and adversely affect road safety. The proposed development would, therefore, be contrary to the South Dublin County Development Plan 2022-2028 and to the proper planning and sustainable development of the area.

1. The site is located in a rural area outside any designated settlement as defined in the Meath County Development Plan 2021-2027 where development which is not rurally generated should be more properly located in settlement centres. It is policy of the County Development Plan to restrict housing in this area to those who are intrinsically part of the rural community and do not currently own a property or who have an occupation predominantly based in the rural community. It is considered, based on the information submitted, that the applicant has not established a rural generated housing need for a dwelling in this location. The local need details submitted do not show the applicant’s continuous connection to the rural area over a significant period of time, and the location of the family home in relation to the site. Due to the applicant’s home location within the urban settlement, it is considered that the proposed dwelling would be urban generated housing. The Planning Authority is also not satisfied that there are “exceptional health circumstances” that would require a person to live in a particular environment. The proposed development would be contrary to the policy of the Meath County Development Plan 2021 – 2027 and the Sustainable Rural Housing Guidelines for Planning Authorities and would, therefore, be contrary to the proper planning and sustainable development of the area and would establish a very undesirable future precedent.
2. The site of the proposed development is within ‘an Area under Strong Urban Influence’ as identified in the Sustainable Rural Housing Guidelines for Planning Authorities (Department of the Environment, Heritage and Local Government, 2005) and in a ‘Rural Area under Strong Urban Influence’, which is demonstrating pressure for individual dwellings, and where housing is restricted in accordance with the policies set out in the Meath County Development Plan 2021-2027 (as varied). The proposed development, if permitted, would add to the pattern of linear housing along this section of public road and exacerbate the existing ribbon of development to the extent that it would represent an excessive concentration and density of residential development and in doing so create additional development opportunities that would further exacerbate the situation. Bearing in mind the extent of development already permitted in this area, it is considered that the proposed development, if permitted, would be contrary to the aforementioned Ministerial Guidelines and contravene the Meath County Development Plan 2021-2027 RD POL 3, which seek to maintain the identity of surrounding towns, villages and rural settlements. The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area.
3. It is a policy (RD POL 9) of the Meath County Development Plan 2021-2027, “To require all applications for rural houses to comply with the ‘Meath Rural House Design Guide”. The proposed development by reason of its size, sitting and massing is considered would be out of keeping and fails to integrate with the character of the immediate surrounding rural area and would form a visually obtrusive feature, which would not respect and integrate with the surrounding landscape. Accordingly, to permit the proposed development would materially contravene the aforementioned policy provisions of the Meath County Development Plan 2021-2027 and thereby contrary to the proper planning and sustainable development of the area. !

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

The development to be retained, notwithstanding the revisions proposed during the course of the application, does not meet minimum standards for access visibility as per Section 7.6, Volume 2 of the Mayo County Development Plan 2022-2028. Therefore, the proposed development would therefore endanger public safety by reason of traffic hazard or obstruction of road users or otherwise and is contrary to the proper planning and sustainable development of the area. END OF SCHEDUL !

1. Having regard to the unavailability of the required 3 metre x 180 metre sight lines to the nearside edge of the road at the location of the site entrance onto the R428 to comply with the Laois County Council Roads & Parking Standards 2007, the proposed access would endanger public safety by reason of traffic hazard and the obstruction of road users and, would therefore, be contrary to the proper planning and sustainable development of the area.
2. The proposed development is proposed onto the Strategic Regional Route (R428) where the maximum speed limits apply. Policy TRANS 22 of the Laois County Development Plan 2021-2027 seeks to “Prohibit unnecessary access onto strategic regional routes in areas where speed limits in excess of 50kmph applies”. The proposed development materially contravenes this policy of the Laois County Development Plan 2021-2027. The proposal, if granted, would set an undesirable precedent for similar development and would therefore be contrary to the proper planning and sustainable development of the area. L a o i s C o u n t y C o u n c i l P l a n n i n g A u t h o r i t y, V i e w i n g P u r p o s e s O n l y !

Within the statutory timeframe for decision, the applicant has failed to demonstrate that noise arising from operational activities on site have been adequately assessed in accordance with best practice noise guidelines and as such adverse impacts on the adjoining residential areas properties cannot be properly quantified. Accordingly, it is considered that the proposal will impact and seriously injure the amenities, or depreciate the value of property in the vicinity of the site. The proposed development is therefore considered an unacceptable risk to public health and contrary to the proper planning and sustainable development of the area. K i l k e n n y C o u n t y C o u n c i l - V i e w i n g P u r p o s e s O n l y !

1. The applicant has failed to demonstrate that the proposed development, which includes a drive through restaurant, has the queuing capacity at times of peak traffic generation to accommodate expected queues and will not affect the existing car-park entrance, pedestrian routes or the public road. It is further considered that the applicant has failed to prove that the inclusion of a car-based drive through restaurant on the edge of this City Centre site would not lead to unnecessary vehicular trip generation and would not attract unnecessary through traffic to this area which, in combination with concerns about queues blocking the car park entrance and spilling out onto the public road, will add to the creation of pedestrian and vehicular traffic hazards and will be contrary to the long-term proper planning and sustainable development of the area.
2. The applicant has failed to demonstrate that the proposed development, which includes provision for extensive vehicle queues and light stands, will not lead to excessive noise, fumes and light spillage such as would have adverse impacts on the residential properties directly adjacent. Accordingly, it is considered that the proposed development would be contrary to the long-term health and welfare of neighbouring residential units and will negatively impact their amenity and devalue their property.
3. The proposed development has inadequate setback to allow for provision of orbital cycle track to facilitate two phase crossings, protected corner islands or set-back crossings as per Protected T-Junction, TL504 or Protected T-Junction with full signal control, TL505, Cycle Design Manual. !

1. Regulations 2019 and any other future legislation and guidelines are applied where planning permission is required to control short-term letting accommodation to prevent a negative impact on housing supply and /or an over-concentration of such uses. Notwithstanding this, where planning consent is required under legislation for short-term letting, there will be a presumption against allowing such a use in view of the status of the city defined as a rent pressure zone”, therefore, such a proposal is contrary to the stated policy of Galway City Development Plan 2023 – 2029.
2. The use of this dwelling for short-term letting would be contrary to the Galway City Development Plan 2023 – 2029, Chapter 11, as such would be a commercial venture located within a mature housing development, consisting of single residential dwellings. The development would render it contrary to the objectives of the Condition No 5 of Pl.Ref.No. 08/733 and the Galway City Development Plan 2023 - 2029, resulting in a deterioration in the residential character of the area, depreciating the value of residential properties by way of nuisance and impact on adjacent rear gardens and residences, level of commercial customer throughput and commercial noise generated by the guests, and the associated increased commercial traffic movements and hours of such activities, would be in excess of what has been the norm within this mature residential housing development injuring the amenities enjoyed by the wider community and would adversely impact upon the residential amenities of the area. SIGNED: DATE: ___________________ Director of Services Urban Development 06/08/2026 G a l w a y C i t y P l a n n i n g A u t h o r i t y - I n s p e c t i o n P u r p o s e s O n l y !

The subject site is zoned “TC” Town and District Centre with the objective to “protect and enhance the special physical and social character of town and district centres and provide and/or improve urban facilities” within the Fingal Development Plan 2023-2029. The two-storey high structural frame with timber trellis by virtue of its design, appearance and materiality, is haphazard, overly dominant, deficient in quality and is an incongruous form of development at odds with the visual amenity of Clonsilla Road. The proposed balcony feature at the first-floor will result in significant overlooking and loss of privacy impact on the private rear amenity serving the neighbouring dwelling to the north-west. Therefore, the development will seriously injure the neighbouring residential amenity and depreciate the value of the neighbouring property. As such, the development contravenes the “TC” Town and District Centre zoning objective, Section 14.4.5, Table 14.1 & Objective GINHO59 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 application site is located within an Area Under Strong Holiday Home Influence, where proposals for one-off rural housing are required under Policy RH-P-2 of the County Donegal Development Plan 2024-2030 (as varied) to demonstrate an economic or social need to reside in the area. While the applicant has stated that they were born and reared in the Downings area and have longstanding family connections with the locality, the application has not been accompanied by a bona fide letter or sufficient independent documentary evidence to substantiate the claimed connection and rural housing need. The Planning Authority is therefore not satisfied, on the basis of the information submitted, that the proposed development complies with Policy RH-P-2 and the proposal would accordingly be contrary to the proper planning and sustainable development of the area.
2. Having regard to the significant existing pressure from one-off rural housing in the surrounding area and to the location of the site at the outer edge of an existing loose grouping of dwellings, it is considered that the proposed development would extend the existing pattern of housing into undeveloped rural lands rather than consolidate an established cluster or occupy a defined infill site. The proposal would consequently contribute to a haphazard and progressively suburban pattern of development and would erode the rural character and amenity of the area. The proposed development would therefore be contrary to Policy RH-P-9(a)(i) and (iii) and Policy L-P-2 of the County Donegal Development Plan 2024-2030 (as varied) and would be contrary to the proper planning and sustainable development of the area.

1. The development comprises of the retention of a mobile home as additional residential accommodation within the curtilage of an existing renovated cottage. The mobile home is not temporary accommodation associated with the construction of a permitted dwelling and has not been demonstrated to constitute ancillary accommodation for a dependent relative in accordance with Policy RH-P-8 of the County Donegal Development Plan 2024–2030 (as varied). There is no policy provision within the Plan supporting the permanent or long-term retention of a mobile home as supplementary residential or holiday accommodation within the curtilage of an existing rural dwelling. Having regard to the temporary nature and standard of the structure, the development constitutes a substandard, haphazard and unsustainable form of residential accommodation and would establish an undesirable precedent for similar development. Accordingly, the development is contrary to the proper planning and sustainable development of the area.
2. The subject site is located within an area designated as Especially High Scenic Amenity under the County Donegal Development Plan 2024–2030 (as varied). Policy L-P-1 seeks to protect such areas and provides that only developments of strategic importance, or developments provided for by another policy of the Plan, may be considered. Policy RH-P-9 also requires rural residential development to be sensitively designed and capable of effective assimilation into the receiving landscape. By reason of its temporary form, external appearance, proportions and absence of architectural quality or vernacular character, the mobile home fails to integrate with the restored traditional cottage or the character and amenity of the receiving landscape. Its retention would detract from the visual amenities and rural character of this sensitive area and would establish an undesirable precedent for similar substandard development. The proposal therefore contravenes Policies L-P-1 and RH-P-9 and is contrary to the proper planning and sustainable development of the area.
3. It is a policy of the Planning Authority under Policy RH-P-9(b)(iv) of the County Donegal Development Plan 2024–2030 (as varied) to require the safe and efficient disposal of effluent in a manner that does not pose a risk to public health and accords with the applicable Environmental Protection Agency Code of Practice. The proposed mobile home is to connect to the wastewater treatment system previously permitted to serve the renovated cottage under Plan Ref. 24/50156. In the absence of technical information demonstrating that the existing system has sufficient capacity to accommodate the additional hydraulic and organic loading arising from the mobile home, the Planning Authority is not satisfied that effluent can be safely and effectively treated and dispersed within the site. Accordingly, the development would be prejudicial to public health, would contravene Policy RH-P-9 and would be contrary to the proper planning and sustainable development of the area.

1. The mobile home, by reason of its design and materials of construction would be prejudicial to public health and would be seriously injurious to the amenities of the area. The development would be contrary to the established housing standards of the Department of Environment, Heritage and Local Government that deems mobile homes as being unfit for permanent human occupation. Such a development would establish an undesirable precedent for similar sub-standard forms of residential development in the area, would be contrary to visual amenities of the area, to the objectives of the County Development Plan and to the proper planning and sustainable development of the area.
2. No evidence has been submitted to show that the existing septic tank system is compliant with either the EPA Code of Practice 2000 or 2009. As such, increasing the load on this septic presents a risk of pollution and degradation of the site and surrounding area which would conflict with CPO 13.2 Wicklow CDP 2022-2028 and would be contrary to the proper planning and sustainable development of the area. ! Footnote:

1. Retention is not sought for a change to a use which has taken place already in at least part of the building to which the application relates. Furthermore, the building as constructed and as shown on the submitted plans differs materially in form and size from that which was granted on this site under application w2008037. 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.
2. The proposed development is considered to be contrary to Objective TM49 of the Wexford County Development Plan 2022 - 2028 and the Guidance Note for Local Authorities for Regulating Short Term Letting (Department of Housing, Planning and Local Government, July 2019). Therefore it is considered that the proposed use of as-built commercial painting/design studio to commercial short-term stay accommodation would be contrary to the proper planning and sustainable development of the area. Note to applicant: Any future applications for this use on this site will be assessed on its merits having regard to the relevant fully adopted Council and national policies in place at that time.

Having regard to the location of the existing public surface water pipe on the site, the siting of the proposed development over same, and IE3 Objective 2 of the South Dublin County Development Plan 2022-2028, the Planning Authority is not satisfied that the proposed development would not be prejudicial to public health.

1. Having regard to the site-specific Flood Risk Assessment submitted which confirms the site is located on un-zoned lands in Flood Zone A, it is considered that the proposed extension and the associated development of an additional residential unit, being a ‘highly vulnerable use’ as set out in the Planning System and Flood Risk Management Guidelines for Planning Authorities (2009), would be contrary to the said Guidelines. As the proposed development is in an area at risk of flooding and the potential risks of flooding cannot be ruled out, the proposed development would be contrary to proper planning and sustainable development of the area.
2. Having regard to the fact that a primary risk factor identified in the submitted Natura Impact Statement in relation to the River Suck Callows SPA is a ‘deterioration in the quality due to pollution’, when taken in conjunction with the outcome of the site-specific Flood Risk Assessment submitted (which concludes the site is in Flood Zone A), it cannot be concluded that all potential environmental impacts have been or can be sufficiently and appropriately mitigated against, including but not limited to impacts on protected species and designated sites. On the basis of information provided and as reflected in the conclusion reached in the Stage 2 Appropriate Assessment undertaken by Roscommon County Council as the Competent Authority, it cannot be concluded that this development would not unduly impact upon the receiving natural environment and its associated flora and fauna, and in particular that the proposed development, individually or in combination with other plans or projects would not adversely affect the integrity of a Natura 2000 site (River Suck Callows SPA) having regard to the conservation objectives of the site.
3. The proposed development, in the site-specific context in which it is proposed, fails to make sufficient provision for on-site car parking and associated vehicular circulation. The proposed development has the potential to generate on-street parking, at the junction of the private lane with the N63 national secondary route and the R362 regional route and would also intensify vehicular turning movements a, ! this busy junction. The proposed development therefore has the potential to endanger public safety by reason of traffic hazard or obstruction of road users and would accordingly be contrary to the proper planning and sustainable development of the area.

It is a requirement of Policy DM RL 2 that justification be provided for locating commercial development in the rural area over a settlement where adequate zoning is in place. It is considered that there are no specific locational requirements of the development that justify or necessitate its location in the rural area. Furthermore, having regard to the specific nature of the development and proximity of the adjacent residential property, it is considered that the ongoing operation of the development would be injurious to residential amenity by reason of noise and disturbance. It is therefore considered that the development is contrary to Policy DM RL 2 (11) and (12) of the Laois County Development Plan 2021-2027, that it is not considered an appropriate rural commercial enterprise in this location, and would, therefore, be contrary to the proper planning and sustainable development of the area. L a o i s C o u n t y C o u n c i l P l a n n i n g A u t h o r i t y, V i e w i n g P u r p o s e s O n l y !

1. The proposed extension, by reason of its scale, mass, bulk and siting would represent a development which cannot be considered subordinate to the existing dwelling house. The development is therefore contrary to DM standard 4 of the Galway County Development Plan 2022 -2028, would set an undesirable precedent for similar future development and would be contrary to the proper planning and sustainable development of the area.
2. The Planning Authority notes that the applicant has not submitted sufficient information to demonstrate that the dwelling house as constructed, including associated site services, together with the existing site boundaries and dual vehicular entrances, constitute authorised development. In the absence of evidence confirming the authorised status of these elements, the Planning Authority cannot satisfactorily assess the proposed development. Accordingly, the proposed development is considered unacceptable in principle. The granting of permission in these circumstances could facilitate or perpetuate unauthorised development and would set an undesirable precedent for similar development. The proposed development would therefore be contrary to the proper planning and sustainable development of the area. 3 Footnote: An

1. Having regard to the deficiencies, inconsistencies and unsatisfactory justification contained within the submitted Site Characterisation Assessment Report and accompanying application documentation, including the groundwater conditions evident on site and the apparent presence of water within the trial hole, the Planning Authority is not satisfied that the suitability of the site for the proposed wastewater treatment and disposal system has been adequately demonstrated in accordance with the EPA Code of Practice for Wastewater Treatment and Disposal Systems Serving Single Houses (PE ≤10) 2021. Furthermore, the Planning Authority notes that no established dwelling exists on the site to be served by the proposed wastewater treatment infrastructure. In the absence of sufficient planning justification for the provision of a standalone wastewater treatment system in an unserviced rural area, the proposal would facilitate the inappropriate proliferation of individual wastewater treatment infrastructure and would undermine the proper and sustainable planning of such areas. Accordingly, the proposed development would materially contravene Policy Objective WW6 of the Galway County Development Plan 2022-2028 and Development Management Standard 38 (Effluent Treatment Plants), would pose an unacceptable risk to groundwater and surface water quality, would be prejudicial to public health and safety, and would therefore be contrary to the proper planning and sustainable development of the area.
2. Having regard to the failure of the Applicant to demonstrate conclusive evidence in relation to the planning status of the existing building on site as a private residence, in conjunction with (inter alia) the inadequate vehicular access provision, the lack of appropriate open space provision and the proposal to hereby augment and further intensify the said entity, the planning authority considers that the proposed development would if permitted in light of the aforementioned lacunae 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 Footnote: An

1. The subject development is located off the R473 Regional Road, where a speed limit of 80kph applies, where there are horizontal and vertical curves on the road, and where there is a straight white line along the centre of the road. It is considered that the proposed development would endanger public safety by reason of a traffic hazard on the R473 Regional Road because of the proposed provision of two access points where sight lines are restricted to the northeast by reason of the road alignment and where the additional traffic movements to which the development would give rise would interfere with the safety and free flow of traffic on the Regional road. The proposed development would therefore be contrary to the proper planning and development of the area.
2. It is considered that the proposed development by virtue of its location on the estuary side of the R473 where there are uninterrupted views to the estuary from the public road, would be contrary to the Objective CDP 14.5 'Heritage landscapes' which requires that sites have been selected to avoid visually prominent locations. The selection of the site in the first instance, and the location of the dwellings on the estuary side of the road, notwithstanding being within a designated Cluster, contravenes this objective. The proposed development would therefore be injurious to the visual amenities and rural character of the landscape, would set an undesirable precedent for further developments at this location and would therefore be contrary to the proper planning and sustainable development of the area.

Having considered the application for an extension of the appropriate period of Planning Permission Ref. 21/173 under Section 42 of the Planning and Development Act 2000 (as amended), the Planning Authority is not satisfied that the statutory requirements for granting an extension have been met. In particular, the Planning Authority is satisfied that the permitted development was not commenced prior to the expiration of the appropriate period and that no substantial works have been carried out pursuant to the permission. Accordingly, the proposal does not comply with the requirements of Section 42 of the Planning and Development Act 2000 (as amended), and there is no legislative basis upon which to grant an extension of the duration of the permission.

1. The site of the proposed development is within a portion of the site area for a dwelling house granted permission under planning file number 02/273. The site area also contains an existing laneway and access onto the public road that were not permitted under planning file number 02/273, and are considered to be unauthorised development and in contravention of Condition 4 of planning file number 02/273. To permit the proposed development would materially contravene a condition attached to an existing permission for development and would be contrary to the proper planning and sustainable development of the area.
2. Section 15.9.1 (Rural Character) and Policy RCP 1 of the Monaghan County Development Plan 2025- 2031 seek to ensure that new rural housing does not further erode the rural character of an area. Having regard to the nature of the site as a residual roadside plot arising from the subdivision of roadside lands for residential development, the Planning Authority considers that the proposal would represent an incongruous form of development which would fail to respect and would further erode the rural character of the area. Accordingly, the development would, if permitted, be contrary to Section 15.9.1 (Rural Character) and Policy RCP 1 of the Monaghan County Development Plan 2025-2031 and be contrary to the proper planning and sustainable development of the area.

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

1. An
2. The proposed development is in an area which is at risk of flooding. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.
3. The Planning Authority is not satisfied on the basis of submissions made in relation to the application, that the effluent arising from the proposed development could be adequately disposed of on site. The proposed development would, therefore, be prejudicial to public health. Therefore, the proposed development would be contrary to the proper planning and sustainable development of the area.
4. 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 Settlement Policy of the County Development Plan 2022-2028 having regard to the location of the application site in an area designated a Rural Area under Urban Influence. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.
5. In the absence of an Appropriate Assessment Screening Report, the Planning Authority is not satisfied on the basis of submissions made in relation to the application, that the proposed development would not have significant effects on Natura 2000 sites in the vicinity. Therefore, the proposed development would be contrary to the proper planning and development of the area.
6. The site of the proposed development is located in a sensitive coastal environment zoned Visually Sensitive in the Kerry County Development Plan 2022-2028. It is considered that the proposed development would interfere with the character of the landscape in this area, which is necessary to preserve, in accordance with Objective KCDP 11-78 of the Kerry County Development Plan 2022-2028. The proposed development would set an undesirable precedent for further similar type developments in the area and would, therefore, be contrary to the proper planning and sustainable development of the area. K e r r y P l a n n i n g A u t h o r i t y - I n s p e c t i o n P u r p o s e s O n l y !

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2. The proposed development would be unduly obtrusive by virtue of its visual impact on the landscape and would interfere with the rural character of the landscape, which is necessary to preserve, in accordance with Objective KCDP 11-78 of the Kerry County Development Plan 2022-2028. The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area
3. 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 for 2 no. dwelling houses in accordance with Objective KCDP 5-15 Rural Settlement Policy of the County Development Plan 2022-2028 having regard to the location of the application site in an area designated a Rural Area under Urban Influence. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.
4. Having regard to the soil conditions on site, the Planning Authority is not satisfied on the basis of submissions made in relation to the application, that the effluent arising from the proposed development could be adequately disposed of on site. The proposed development would, therefore, be prejudicial to public health. Therefore, the proposed development would be contrary to the proper planning and development of the area.
5. The Planning Authority is not satisfied on the basis of submissions made in relation to the application, that the proposed development would not create a traffic hazard. It is considered that traffic movements generated by the proposed development on a road along where sight distances are restricted, would interfere with the safety and free-flow of traffic on that road. The proposed development would, therefore, endanger public safety by reason of traffic hazard and an obstruction to road users. The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area K e r r y P l a n n i n g A u t h o r i t y - I n s p e c t i o n P u r p o s e s O n l y !

Having regard to the submitted application details, the reasons for delay outlined by the applicant, the site inspection undertaken on 30th July 2026 and the requirements of Section 42 of the Planning and Development Act 2000 (as amended), the Planning Authority is not satisfied that substantial works were carried out pursuant to the planning permission during the appropriate period. Accordingly, it is considered that the permitted development does not comply with the requirements of Section 42(1)(c)(iii) of the Planning and Development Act 2000 (as amended). The Planning Authority therefore cannot facilitate the extension of duration sought.

1. Having regard to the absence of satisfactory updated information on the existing and proposed surface water management, the existing wastewater treatment system serving the residential unit part of this application and the disposal of any waste disposal generated by activities associated with the farm yard which is also part of this application, and having regard to the unauthorised developments on the subject site, the Planning Authority is not satisfied, in the absence of contrary evidence, that the safe disposal of domestic effluent on site, of any agricultural waste and resulting surface water can be strictly guaranteed. Accordingly, to grant the proposed development would be prejudicial to public health, would be contrary to Policy Objectives AD4, WW6 and WW7 and to DM Standards 14 and 38 DM of the Galway County Development Plan 2022-2028, would pose an unacceptable risk to groundwater water and therefore, would be contrary to the proper planning and sustainable development of the area.
2. Having regard to the provisions of the Galway County Development Plan 2022-2028, it is considered that the development as existing and with an haphazard design does not reflect the permitted applications at this locations and if accepted as existing and as proposed, would constitute a potential traffic hazard, and would interfere with the safety and free flow of traffic on the adjoining public road, would endanger the public safety and would contravene Policy Objective NNR 2 - Safeguard Regional and Local Roads, DM Standard 28 and DM Standard 33 of the Galway County Development Plan 2022-2028 and would be contrary to the proper planning and sustainable development of the area. 3 Footnote: An

1. The Planning Authority is not satisfied, based on the information submitted, that the proposed development would not adversely affect the operation and safety of the National (N2 and M50 motorway) and Regional (R122) Road Routes. The development would therefore be contrary to Objectives DMSO115 and CMO40 of the Fingal Development Plan 2023 – 2029. The proposed development, by itself or by the precedent which the grant of permission for it would set for other relevant development, would adversely affect the use of a national road or other major road by traffic. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.
2. The proposed development, in relation to Plot 3 of the application site, by virtue of the scale and nature of the external storage use together with the lack of sufficient information in relation to the end user, would seriously injure the visual amenities of the area and adjoining properties and would be contrary to the GE Zoning Objective, Section 14.15.1, Table 14.15, Objective DMSO89 and Policy EEP2 of the Fingal Development Plan 2023 – 2029 in respect of design in industrial areas, setting an undesirable precedent for other similar development, and would not be considered the best economic use of the GE zoned lands. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.
3. The Planning Authority is not satisfied, given the lack of information submitted, that the proposed development would not adversely affect the conservation and preservation of a European Site, is contrary to Objective DMSO145 of the Fingal Development Plan 2023 – 2029 and therefore contrary to the proper planning and sustainable development of the area.

I recommend REFUSAL OF PERMISSION for A new freestanding projecting sign to the front, under the Planning & Development, Act 2000, (as amended), for the following reasons: 1. The proposed freestanding signage located within the front curtilage of the property is not considered sympathetic to the predominately residential nature of the immediate area and Zoning Objective 'A' of the application site. The proposed development if permitted would appear visually dominant and incongruous with the subject property and the adjoining 2 no. sets of semi-detached dwellings and would result in unnecessary visual clutter along a predominantly residential area of Rock Road. Accordingly, the freestanding signage proposed does not comply with Section 12.6.8.5 Free-Standing and Outdoor Advertisement Displays of the Dun Laoghaire-Rathdown County Development Plan 2022-2028 and therefore would be 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.

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 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.

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.