Refusal decisions · 10–16 Aug 2026

The proposed development, if permitted, would materially contravene Section 14.10.3 Policy SPQHP42 & Objective SPQH046 of the Fingal Development Plan 2023-2029. The proposal fails to demonstrate the need for a family flat and would result in a large, 2-storey structure which would not be considered subservient to the existing dwelling on site and would not be easily subsumed back into the main property when no longer needed as a family flat. The proposed family flat, by reason of its size, design and level of independence from the main dwelling, would constitute a separate residential unit. To permit the development would set an undesirable precedent which when considered cumulatively would be contrary to the GB Zoning Objective which seeks to Protect and provide for a Greenbelt’, and as such would be contrary to the proper planning and sustainable development of the area.

1. 1. Having regard to the massing, bulk and scale of the proposed extension and covered terrace which cannot be considered to be subsidiary to the Protected Structure (RPS No. 643), the concealing of the original window on the rear elevation by raising to roof of the existing rear return and the disruption the symmetry, formality and spatial proportions of the master bedroom by creating a new door and infilling of an arched opening which would impact the original floorplan of the Protected Structure, it is considered that the proposal will have a negative impact on the architectural character and special interest of the Protected Structure and would therefore be contrary to Policy Objective HER8: Work to a Protected Structures and Section 12.11.2.1 Works to a Protected Structure of the County Development Plan, 2022-2028 and would therefore also be contrary to the proper planning and sustainable development of the area.
2. First Schedule Reasons & Considerations The proposed development has been screened for AA (report on file) and it has been determined that the proposed development would not significantly impact upon a Natura 2000 Site. Environmental Impact Assessment (EIA) Screening Having regard to the nature and scale of the proposed development, which comprises an extension / modification to an existing dwelling in a fully serviced urban location, it is considered that there is no real likelihood of significant effects on the environment arising from the proposed development. The need for environmental impact assessment can, therefore, be excluded at preliminary examination and as such a screening determination is not required. preliminary examination and as such a screening determination is not required. Second Schedule Conditions

The subject proposal, by reason of overall layout and facilities proposed (including, inter alia, quantum of triple occupancy rooms, number of sanitary facilities, access to sanitary facilities from bedroom areas, a single kitchen/dining area to serve the entire development) would not provide for adequate levels of privacy or general amenity for future occupants. In addition, while the proposal as indicated would provide for “managed short-stay hostel-style accommodation”, the duration of stay of any persons accommodated within same could not be practically limited or enforced by way of a condition on a grant of permission, even if temporary in nature. Having regard to same, the Planning Authority is not satisfied that the development would provide an acceptable standard of accommodation as proposed and, if permitted, would set an undesirable precedent for similar development which would be contrary to the proper planning and sustainable development of the area and thus cannot be favourably considered by the Planning Authority.

The subject site within the “HA” High Amenity zoning objective, is within the Liffey Valley Special Amenity Area Order (SAAO), is within a Highly Sensitive Landscape, and in a Preservation of Views area, having regard to the Fingal Development Plan 2023-2029. The freeform stretch tent supported by 12 no. posts (canopy structure) by virtue of its size and design is a visual form of incremental intensification of the beer garden serving Strawberry Hall pub which materially urbanises and visually intrudes upon the protected landscape. In this regard, the development visually interferes with the “HA” High Amenity area, the Preservation of Views along Lower Road and the natural interest and beauty of the sensitive landscape associated with the special amenity value protected under the Liffey Valley Special Amenity Area Order (SAAO). The development is considered visually disharmonious and results in incremental inappropriate development contrary to Policies GINHP26, GINHP27, GINHP28 and Objective GINHO67 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 Planning Authority considers that the proposed development, comprising the retention of a relocated car wash facility to the rear of the existing service station, would result in an intensification of use of both the existing vehicular egress from the site onto The Lane at the rear of the subject site and the junction of The Lane with Westminster Court, Brighton Road, Foxrock. Having regard to the substandard visibility available to vehicles exiting at both locations, the Planning Authority considers that the increased traffic movements generated by the development would endanger public safety by reason of traffic hazard and obstruction to road users. The proposed development would also set an unwelcome precedent for future intensification of use of a restricted vehicular access onto Brighton Road and would, therefore, be contrary to the proper planning and sustainable development of the area. The proposed development would therefore conflict with and therefore does not accord with Section 12.4.8 of the County Development Plan 2022-2028 regarding Vehicular Entrances and Hardstanding Areas.