Latest refusal decisions.

1. The subject site is within the curtilage and the attendant grounds of Rockville, which is a designated Protected Structure (RPS No. WA30319) in the Waterford City & County Development Plan 2022-2028 and adjoins Newtown Villa which is designated as a Protected Structure (RPS No. WA730786), and WA721021 Cul na Grein, 2 Newtown Villas. The submitted Architectural Heritage impact Assessment is of limited scope and fails to consider the impact of the proposed development on protected structures in the vicinity of the site, outside Rockville, RPS No. WA30319. It is considered that the location, scale and height of the proposed residential dwellings, and their relationship with adjoining protected structures, in particular Rockville, RPS No. WA30319, would have a significant negative impact on the character and setting of those protected structures, seriously detracting from the character and setting of same and would therefore contravene Policy Objectives BH 01 Record of Protected Structures, BH 06 Architectural Heritage Impact Assessment, BH 11 Maintaining and Enhancing Special Character and BH 12 Settings and Vistas of the Waterford City & County Development Plan 2022-2028, and would be contrary to the proper planning and sustainable development of the area.
2. Having regard to the site location, context, setting and close proximity to Rockville, RPS No. WA30319, the Planning Authority considers the proposed development to be overly dominant and not subordinate to the adjoining Protected Structures, in particular, Rockville, RPS No. WA30319. It is therefore considered that the proposed development would constitute overdevelopment of the site, with insufficient set back and separation distance from the existing protected structure, negatively impacting on and seriously detracting from the amenities of same and would therefore be contrary to the proper planning and sustainable development of the area.
3. There are a number of mature trees present on the subject site, which are listed for their amenity value in Appendix 11 of the Waterford City & County Development Plan 2022 -2028 and form boundary planting to the attendant grounds of the protected structure, Rockville, RPS No. WA30319. In the absence of an arboricultural assessment to assess the impacts of construction and establishment of the proposed development on the Trees of Special Amenity Value, the Planning Authority cannot determine whether the prop osed development would result in loss of green infrastructure and amenity value on Newtown Road and the wider area. Furthermore the loss of such trees would also impact the setting of Rockville, RPS No. WA30319, which has not been considered in the Architectural Heritage impact Assessment submitted with the Planning Application. The proposed development would therefore contravene Policy Objectives BD 21, BD 23 and BD 24 of the Waterford City & County Development Plan 2022-2028 which seek to protect and enhance the amenity and biodiversity value of the County & City by minimising the loss or damage of existing trees, and seeking to assess the impact of development proposals on existing trees and would therefore be contrary to the proper planning and sustainable development of the area.

1. 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 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.
2. Inadequate information has been submitted to demonstrate that wastewater effluent generated on site can be adequately disposed of in accordance with required standards. The development would therefore be prejudicial to public health and the proper planning and sustainable development of the area.

1. Having regard to the location and characteristics of the site it is considered that the proposed development by reason of its backland nature and proximityto the built- up area would represent uncoordinated and ad-hoc development on a site abutting the rural village and could prejudice the orderly and sustainable development of Kilmeaden village. The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area.
2. The proposed development is located in an area identified as an 'Area Under Strong Urban Influence'in theWaterford City&County Development Plan2022-2028. Based on the information submitted, owing to the identified location of the applicant's family home within the settlement of Kilmeaden, the Planning Authority is not satisfied that the proposal constitutes a Local Rural Housing Need in accordance with Section 7.11.2 of the Waterford City & County Development Plan 2022-2028. The proposed development would therefore be contrary to the provisions of the Waterford City and County Development Plan 2022-2028, and as such would be contrary to the proper planning and sustainable development of the area.

1. The proposed development, at this highly visible entrance location to Waterford Airport, does not comply with the requirements of Airport Policy Objective ECON 10, Waterford City & County Development Plan 2022-2028, and Section 1.6.2 Business Park, Waterford Regional Airport and Business Park Masterplan, Appendix 12, Waterford City & County Development Plan 2022 - 2028. It is therefore considered that the proposed development would be contrary to the polices and objectives of the Waterford City & County Development Plan 2022 -2028, would set an undesirable precedent for similar proposals in the area and would be contrary to the proper planning and sustainable development of the area.
2. It is considered that t he proposed development, which proposes locating twelve number storage containers at a highly visible site close to the entrance to the Airport Business Park and adjacent to the public road Airport Road R708, would negatively impact upon the visual amenities of the area. Furthermore, Table 5.2 General Standards for New Industrial, Warehousing and Business Development, Development Management Standards, Volume Two, Waterford City & County Development Plan 2022-2028, requires high quality design of buildings within business parks. It is therefore considered that the proposed development given its prominent and highly visible location in close proximity to the entrance to Waterford Airport and adjoining the R708 Regional Road would have a negative impact on and seriously detract from the visual amenities of the Airport Business Park and the surrounding area, would be contrary to development management standards of the Waterford City & County Development Plan 2022-2028, would set an undesirable precedent for similar proposals in the area and would therefore be contrary to the proper planning and sustainable development of the area.

It is considered that the dwellings to be retained, by reason of bulk, scale, height and relationship to neighbouring houses, would, given difference in site levels, constitute an over-dominating presence in relation to adjoining residential property which would seriously injure the residential amenities of the area by reason of visual obtrusiveness and over-bearing impact. Retention of the development as constructed would, therefore, be contrary to the proper planning and sustainable development of the area.