Refusal decisions · 10–16 Aug 2026

1. Having regard to a) The proposed access onto the R756 Regional Road; b) The traffic turning movements generated by the proposed development; c) The excessive landscaping works that would be required to achieve the appropriate sightlines; d) The policy of the Planning Authority to strictly control new means of access onto a regional road It is considered that the proposed development would interfere with the free flow of traffic onto the R756, would increase the frequency of traffic conflicts on this busy regional road and would endanger public safety by reason of serious traffic hazard, and would contravene the objectives of the CDP, namely CPO 12.48 concerning the means of new access onto a regional road. It The proposed development would therefore be contrary to the proper planning and sustainable development of the area.
2. Having regard to the location of the site within the Newtown Marshes pNHA and the failure of the Ecological Impact Assessment to demonstrate that the proposed development by itself and the precedent it would set would not have a negative impact on the hydrology and hydrogeology of the Newtown Marshes pNHA and in turn the ecology and habitats supported by this pNHA, it is considered that the proposal would be contrary to the protection of this habitat and to Objectives 17.1, 17.4 and CPO 17.7 of the CDP 2022-2028 which seeks to protect such habitats from inappropriate development. The development would therefore be contrary to the proper planning and sustainable development of the area
3. Having regards to a) The elevated and exposed nature of the subject site; b) The siting of the proposed development and its relationship with the contours of the site; c) The extent of existing roadside boundary including hedgerows/tree planting to be removed to accommodate the proposed entrance and; d) the excessive hardscaping proposed for the extent of the driveway to serve the dwelling; It is considered that the proposed development would be an incongruous and intrusive in the landscape, would result in the erosion of the rural landscape and would militate against the preservation and protection of the rural and visual amenities of the area, and would be contrary to Objective 6.44 of the CDP 2022-2028 which provides that all new rural housing is well designed, simple, unobtrusive, responds to the site’s characteristics and is informed by the principles set out in the Wicklow Single Rural House Design Guide and should demonstrate good integration within the wider landscape. ! Footnote:

1. Having regard to a) Planning Permission PRR 19/648 which provided for the importation of soils on site in an area of 3.7 ha, and b) The scope of the existing imported soils in-situ, outside of the prescribed area permitted under PRR 19/648, The proposed development would represent the consolidation of un-authorised development on this site. The provision of such a form of development unduly impacts on the amenities of the area, public health, the amenities of adjoining properties, undermines the planning regulations and would be contrary to the proper planning and sustainable development of the area.
2. Having regard to a) The absence of an adequate assessment concerning the impact of the development proposal on ecology / ground and surface water, b) The provisions of Appendix 1, Section 2.3.5 of the County Development Plan 2022-2028, c) The absence of an Appropriate Assessment Screening Report, and d) The Department of Environment “Appropriate Assessment of Plans and Projects in Ireland, Guidelines for Planning Authorities”, 2009, It is considered that insufficient information has been provided as to ensure that the development proposal would not be prejudicial to public health, natural heritage, and biodiversity, and that insufficient information has been submitted as to screen the development to confirm that there will be no impacts on any Natura 2000 site. To determine the application in the absence of the adequate information would be contrary to the policies of the County Development Plan 2022-2028, the conservation objectives of the Natura 2000 sites, the Appropriate Assessment Guidelines, and to the proper planning and sustainable development of the area.
3. Having regard to the proximity of neighbouring residential occupiers to the development site and to the absence of an assessment of the impacts of the proposed development on the neighbouring properties in terms of noise and dust generation, the development would be injurious the residential amenities of properties in the vicinity, and would not accord with the objectives of the County Development Plan 2022-2028, namely CPO 15.10 and CPO 15.15, and as such would be contrary to the proper planning and sustainable development of the area. ! Footnote:

1. It has not been demonstrated that the proposed development would not have significantly adverse impacts on the amenities of existing adjoining, and potential future, residents as: - insufficient information has been submitted on existing and proposed private amenity space; - insufficient information has been submitted on proposed, and impacts on existing, boundary treatments; - the overall floor area, living room size and storage area provision within the proposed living unit does not comply with the Design Standards for Apartments Guidelines for Planning Authorities. As such the proposed development would be contrary to Sections 3.5 and 3.8 of Volume 2 of the Wexford County Development Plan 2022-2028 and the proper planning and sustainable development of the area.
2. It has not been demonstrated that satisfactory access, car and bicycle parking arrangements can be provided for the occupiers of the proposed house and the existing house on the site. As such the proposed development would be contrary to Sections 3.8 and 6 of Volume 2 of the Wexford County Development Plan 2022-2028 and the proper planning and sustainable development of the area.
3. Insufficient information has been submitted with regard to surface water management at the site. As such the proposed development would be contrary to Objcetive SWM01 of Volume 1 and Section 8.2 of Volume 2 of the Wexford County Development Plan 2022-2028 and the proper planning and sustainable development of the area.

1. Outline permission cannot be applied to a protected structure as insufficient information has been submitted on the scale and design of the proposed dwelling, impacts on existing and proposed boundary treatments and landscaping to enable proper assessment of the potential impacts of the proposed development on Protected Structure ref. WBC0009. As such the proposed development would be contrary to the proper planning and sustainable development of the area.
2. Insufficient information has been submitted on intentions for water supply, wastewater and surface water management. As such the proposed development would be contrary to objectives WS07, WW01 and SWM01 of Volume 1 of the Wexford County Development Plan 2022-2028 and to the proper planning and sustainable development of the area.

1. The proposed development would materially intensify traffic movements to/from the overall site which has undefined access/egress arrangements to/from the Class 1 regional road R733, where the maximum speed limit applies. Furthermore, the proposed access point to the R733 is located outside of the application site and insufficient information has been submitted on: - likely traffic movements and a Road Safety Audit; - the provision of 220m sightlines in both directions; - clear demarcation of existing parking and manoeuvring areas; - the provision of suitable surface to the access and car park. As such the proposed development would endanger public safety by reason of traffic hazards and would be contrary to Section 8.7.1.2 and Objectives TS73 and TS75 of Volume 1 and Section 6.2.6 of Volume 2 of the Wexford County Development Plan 2022-2028 and the proper planning and sustainable development of the area.
2. Insufficient information has been submitted on how surface water would be effectively managed at the site to prevent ponding on the site and/or discharges to the public road or adjoining property. As such the proposed development would be contrary to Objective SWM01 of Volume 1 and Section 6.2.6 of Volume 2 of the Wexford County Development Plan 2022-2028 and the proper planning and sustainable development of the area.
3. It has not been demonstrated that the proposed development would not have an adverse impact on the Slaney River Valley SAC or the Wexford Harbour and Slobs SPA.
4. A Site Specific Flood Risk Assessment has not been submitted. As such it has not been demonstrated that flood risks would not be generated. As such the proposed development would be contrary to Objective FRM01 of the Wexford County Development Plan 2022 - 2028 and the proper planning and sustainable development of the area.
5. The provision of charging points serving one single car manufacturer would set a dangerous precedent for the proliferation of electrical charging points throughout the County. The proposed development would set a precedent for the numerous electrical car makers to build exclusive use charging points and would therefore be contrary to the proper planning and sustainable development of the area.

The proposed wastewater treatment plant does not meet the minimum separation distances set out within Table 6.2 of the 'Code of Practice: Wastewater Treatment and Disposal Systems serving Single Houses (EPA 2021)'. The Planning Authority is therefore not satisfied that the proposed development can adequately treat and dispose of wastewater without presenting a public health and safety risk to the adjoining property. The proposal in its current form would therefore be contrary to Objective WW11 and Section 9.6.5, Volume 1, of the Wexford County Development Plan 2022-2028 and Section 8.3.1, Volume 2 of the Wexford County Development Plan 2022-2028 and to the proper planning and sustainable development of the area.

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. It is a policy (RD POL 3) of the Meath County Development Plan 2021 - 2027, “To protect areas falling within the environs of urban centres in this Area Type from urban generated and unsightly ribbon development and to maintain the identity of these urban areas”. Having regard to (i) the siting of the proposed dwelling to the east and west of an existing linear pattern of development along local road L-1002-4, and (ii) to the density, pattern and build-up of continuous road frontage development at this rural location, it is considered that to permit the proposed development would by itself and by the ‘infill’ sites it would create, result in an undesirable extension and coalescence of a disorderly and regimental line of ribbon development, which would be visually prejudicial to the amenities of the area and therefore contrary to the proper planning and sustainable development of the area.

1. Taking account of the high/extreme groundwater vulnerability in the area, that the site is underlain by a regionally important aquifer and the number of existing houses in the area, additional loading from an onsite wastewater treatment system serving the proposed dwelling to the groundwater would increase the risk of groundwater contamination resulting in an unacceptable risk to public health, in particular for existing dwellings in the area currently served by individual bore wells. In addition, the River Greanagh 010 Water Body has been deemed to be under significant pressure from domestic wastewater treatment systems in the 2nd cycle in the Water Framework Directive. Therefore, the proposed development would be contrary to Objective EH 015 of the Limerick Development Plan 2022- 2028, to protect ground and surface water resources and to take into account the requirement of the Water Framework Directive when dealing with planning and land use issues, as well as Objective EH 016, to ensure that septic tanks/proprietary treatment systems, or other waste water treatment and storage systems which are required as part of a development, comply with the standards set out under EPA 2021 etc. and that they are constructed only where site conditions are appropriate. Accordingly, the proposed development would be contrary to the proper planning and development of the area.
2. The proposed development would materially contravene the Section 47 Agreement attached to Planning Register Reference Number 10/299 sterilising the subject site and remainder of the landholding associated with 10/299 from further residential development.
3. 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 documentary evidence submitted with the application, it is considered that the applicant does not come within the scope of the housing need criteria as set out in Objective HO 020 (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.
4. Having regard to the proximity of the development site to Curraghchase Woods Special Area of Conservation (Site Code: 000174), c. 100m distance, and the qualifying interests of the SAC, namely the Lesser Horseshoe Bat, the potential arises for direct and indirect effects during the construction phase of the proposed development. In this regard, in the absence of a bat survey, carried out by a suitably qualified ecologist with particular experience of the Lesser Horseshoe Bat, 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 Curraghchase Woods Special Area of Conservation (Site Code: 000174) in view of the conservation objectives and qualifying interests of same.

The garage, by reason of its floor area and its location in front of the building line of the existing dwelling, would be contrary to the provisions of Section 15.4.13 of the Kildare County Development Plan 2023-2029, which requires that structures of this type be located behind the front building line of the existing dwelling and have a maximum gross floor area of 40m2, and if granted would represent a highly visible structure located in the rural area resulting in a negative impact on the rural character and amenity of the area and would therefore be contrary to the policies and objectives of the Kildare County Development Plan 2023-2029. Furthermore, the garage as currently proposed would materially contravene Condition 2 of Planning Ref. 23/60337 which required the garage to be reduced to 40sqm in size with a maximum height of 5m and repositioned to the rear of the front building line of the dwelling. Accordingly, the proposed development would be contrary to the proper planning and sustainable development of the area.

1. An
2. SCHEDULE (1) Having regard to the nature, extent and location of the proposed development and any submissions made in relation to the application it is considered that, subject to compliance with the conditions set out in the Second Schedule, the proposed development would not be visually obtrusive, would not seriously injure the amenities of the area or be otherwise contrary to the proper planning and sustainable development of the area. SCHEDULE 2(A) Retention Permission to retain sauna on site
3. The sauna shall be retained in accordance with the plans and particulars received by the Planning Authority on 25/11/2025, 08/06/2026 & 20/07/2026. Reason: To regulate and control the layout of the development. SCHEDULE 2(B) Refusal of Retention Permission to retain the change of use of the domestic garage on site to living accommodation ancillary to Bun na Spéire dwelling on site, retain the continued use of the property for short-term letting via platforms such as Airbnb and Booking.com
4. 3.5.3 of the Kerry County Development Plan 2022-2028 in relation to Short-Term Letting and would, therefore, be contrary to the proper planning and sustainable development of the area.
5. 5.10.7 of Vol. 6, Kerry County Development Plan 2022-2028 relating to wastewater treatment which states ‘Only one dwelling unit shall be connected to a single septic tank’. The proposed development would, therefore, be prejudicial to public health. The proposed development would constitute over-development of the site, would set an undesirable precedent for similar type development and would 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 !

1. Based on the information received, it is considered that the applicants have not satisfactorily demonstrated that they meet with the listed criteria of persons comprising of 'applicant's family, heirs, executors, administrators or persons involved in agricultural related activities in this rural area' in order to fulfill the specific requirements of the enurement condition attached to the parent permission. Furthermore, the applicants have also not satisfactorily demonstrated by means of documentary proof, their permanent residency in the existing property for a continuous duration of seven years. Accordingly, to permit the proposed development in the absence of the aforementioned would materially contravene condition no. 10 (enurement clause) attached to Pl. Ref. 05/4233 and be contrary to the proper planning and sustainable development of the area.
2. Based on the information received, the Planning Authority is not satisfied that the safe disposal of domestic effluent on site can be guaranteed. The wastewater treatment report submitted identifies deficiencies in the existing wastewater treatment arrangements and recommends the provision of an upgraded wastewater treatment system and associated percolation area. As these works do not form part of the current application, which seeks retention of the existing wastewater treatment system only, the Planning Authority is not satisfied that compliance with DM Standard 38 and Policy Objective WW6 of the Galway County Development Plan 2022- 2028 has been demonstrated. Accordingly, the proposed development would be prejudicial to public health, would pose an unacceptable risk to receiving waters, and would be contrary to the proper planning and sustainable development of the area. ADVICE

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. The proposed site is in a visually sensitive prominent location in an area designated in the Cork County Development Plan 2022 as an area of High Value Landscape and having regard to the elevated and exposed nature of the subject site and the scale of the dwellinghouse and garage, it is considered that the proposed development would form an unduly obtrusive feature in the landscape and would be injurious to the visual and scenic amenities of the area. It is considered that the proposed development would materially contravene policy objective RP 5-22 and GI 14-9 of the Cork County Development Plan 2022 which seek to encourage new dwelling house design that fit appropriately into the landscape and to protect the visual and scenic amenities of County Cork’s built and natural environment. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.
2. The proposed site is located in a Rural Area under Strong Urban Influence as set out in the Cork County Development Plan 2022. The proposed development when taken in conjunction with existing development in the vicinity, would constitute an undesirable excessive concentration of suburban type of development in a rural area. The intensification of such a pattern of development, would militate against the preservation of the rural environment and lead to demands for the uneconomic extension of public facilities to the area. The proposed development would therefore not be in accordance with the Sustainable Rural Housing Guidelines published by the Department of the Environment, Heritage and Local Government (2005) and Section 5.6.3 of the Cork County Development Plan 2022 and would be contrary to the proper planning and sustainable development of the area.

Based on the details submitted with the application, it is considered that the proposed development would have a negative impact on traffic movements in the vicinity of the site and including at the R675 Waterford Tramore Road and the Waterford Road Roundabout. Furthermore, it is considered that the proposed access layout at the site would represent a danger to pedestrian movements. It is therefore considered that the proposed development would give rise to a traffic hazard, would be prejudicial to road safety and negatively impact upon traffic and pedestrian movements in the area, would set an undesirable precedent for similar proposals in the area and as such would be contrary to the proper planning and sustainable development of the area. !

The subject site is located in open countryside that is identified as ‘Rural Area Under Strong Urban Influence’ in the Offaly County Development Plan 2021- 2027. In such areas it is development plan policy that certain categories of applicant, which are defined in policy SSP-27 of the County Development Plan, will be given a positive presumption for the development of a permanent rural home. The Council considers that the applicants do not comply with policy SSP- 27 as the applicant do not meet the economic or social requirements for local need and accordingly the proposed development would materially contravene the Offaly County Development Plan 2021-2027 and would be contrary to the proper planning and sustainable development of the area. ************************** O f f a l y 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. I n s p e c t i o n P u r p o s e s O n l y.

1. Having regard to the provisions of the Galway County Development Plan 2022 – 2028, in particular, Policy Objective CD 1 and DM Standard 17, it is considered that the development proposed, by reason of the nature of unauthorised commercial use carried out thereon, would constitute a substantial scale of development would be more appropriately located on serviced lands within an urban setting. Furthermore, the applicant has not demonstrated that the development will not have a significant adverse impact on the environment. The development would, therefore, materially contravene Policy Objective CD 1 and DM Standard 17 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 existing residential uses in the immediate vicinity of the site and the nature, scale and size of the development, the location of the development within the front garden of an existing dwelling house, the planning authority is not satisfied that the development will not negatively impact on the residential amenity of adjoining properties and the visual and rural amenity of the area, and therefore if permitted the development would result in haphazard and disorderly 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.
3. Having regard to the provisions of the Galway County Development Plan 2022 – 2028, in particular, DM Standard 6 and DM Standard 19, it is considered that the development proposed does not meet minimum requirements as set out in the aforementioned standards. Therefore, if permitted as proposed the development would materially contravene Objective DM Standard 6 and DM Standard 19 of the Galway 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.
4. The subject site is located along a national road N63 where the 100kph speed limit applies. Notwithstanding the proposal to close the existing entrance and relocate the entrance (for which permission has not been sought) It is considered that the proposed development would result in an intensification of use of an alternative access onto the N63, from which sight distances are restricted, is at variance with national policy and DM Standard 27 of the Galway County Development Plan 2022- 2028 in relation to the control of development onto national roads and therefore would endanger public safety by reason of traffic hazard or obstruction of road users or otherwise and therefore would be contrary to the proper planning and sustainable development of the area.
5. In the absence of satisfactory details submitted with the application relating to the consent from Irish Water to connect to the public water mains to serve the proposed development, it is considered that the development if permitted as proposed would pose a serious risk to the public health of persons occupying the facility, would be contrary to Development Management Standards 19 and 36 of the Galway County Development Plan, 2022-2028 and therefore, would be contrary to the proper planning and sustainable development of the area.
6. Based on the information received, the planning authority is not satisfied that surface water generated on site can be satisfactorily disposed of on site. Therefore, if permitted as proposed the development would materially contravene Objective WS7 and DM Standard 19 of the Galway County 3 Development Plan 2022-2028 and therefore would be contrary to the proper planning and sustainable development of the area.
7. Having regard to lack of information with regards to satisfactory surface water and waste water treatment and potential impacts during operation phases of the proposed development in conjunction with the location of the subject site within 50m of the River Suck Callows SPA, the Planning Authority are not satisfied that the likely significant effects of the proposed development on European sites can be screened out. Therefore, if permitted as proposed, the planning authority cannot be satisfied that the proposal will not adversely affect the integrity of European sites in view of their conservation objectives of protected European sites for flora and fauna and would materially contravene Policy Objectives NHB1, NHB2 and NHB3 of the Galway County Development Plan 2022-2028 and would be contrary to the proper planning and sustainable development of the area.”
8. In the absence of a architectural conservation report with respect to the assessment of the proposed structure to be retained on the protected structure RPS No 3169 – gates/railing, the proposed retention if permitted would be contrary to Policy Objective AH1 and Policy objective AH2, DM standard 58 and DM standard 59 of Galway County Development Plan 2022-2028 and contrary to the proper planning and sustainable development of the area 4 Footnote: An

1. The proposal is contrary to Policy RH-P-1 of the County Development Plan 2024-2030 (as varied) in that evidence of a genuine need and vital link to the area in the vicinity of the application site for a period of at least 7 years has not been demonstrated. Furthermore, on the basis of the information submitted, it is considered that the applicant does not have a genuine rural housing need, by virtue of the fact that their rural need has already been met through a previously approved permission, and as such, no justification has been submitted to evidentially demonstrate that the applicant has sold their current occupied rural dwelling. Accordingly, to permit the development would materially contravene the aforementioned Policy of the Plan and would therefore be contrary to the proper planning and sustainable development of the area.
2. Having regard to the location of the site just outside of the settlement framework, the extent of existing and permitted dwellings in the immediate vicinity of the application site, and the infill opportunities that exist within close proximity of the site within the settlement framework, it is considered that the proposal would contribute to an excessive density of development of a suburban scale in an unserviced rural area, which is designated as a rural area under Strong Urban Influence. To permit the proposed development would result in further expansion of a suburban pattern of development, and would set an undesirable precedent for further development along this road frontage which would further erode the rural character of the area, and materially contravene Policies RH-P-9 of the County Development Plan 2024-2030 (as varied) and the objectives of National Planning Policy and would thereby be contrary to the proper planning and sustainable development of the area.
3. Having regard to the fact that the subject site is currently served by a private access road, the Planning Authority is not satisfied on the basis of the information submitted that the applicant has sufficient legal interest to access the site. Accordingly, to permit the proposed development would be contrary to the proper planning and sustainable development of the area.

1. The subject site is located within the townland of Stroangibbagh, Drumkeen, in a rural area identified as a ‘Structurally Weak Rural Area’. It is an Objective of the County Donegal Development Plan, 2024-2030 (as varied), as set out in RH-O-1 ‘to consider proposals for new one-off housing within a ‘Structurally Weak Rural Area’ from any prospective applicants with a genuine rural need for a dwelling house’. Having regard to the fact that the applicant already owns and occupies a rural dwelling on site within a ‘Structurally Weak Rural Area’ and in the absence of sufficient detail in support of this application which demonstrates the current dwelling cannot be adapted or extended to meet such needs, it is considered that the applicant does not have a genuine rural housing need, by virtue of the fact that their rural need has already been met. Current planning policy does not provide for the granting of second rural homes. Accordingly, to permit a second rural dwelling would materially contravene the aforementioned policy provisions of the County Donegal Development Plan 2024-2030 (as varied) and would therefore be contrary to the proper planning and sustainable development of the area and would establish a very undesirable precedent for similar patterns of development.
2. The proposal is contrary to Policy RH-P-9 of the County Development Plan, 2024-2030 (as varied) in that the design of the proposed dwelling is inappropriate for the site and its locality and, if granted, would result in the imposition of a non-traditional form of development which would be out of character with the established adjacent development and would impact the visual and scenic amenities of the surrounding area, particularly having regard to the proposed external finishes i.e. corrugated walls to upper elevations and roofing. Accordingly, to permit the development as proposed would materially contravene the aforementioned Policies of the Plan and would therefore be contrary to the proper planning and sustainable development of the area.
3. It is a Policy of the Planning Authority (Policy RH-P-9, County Development Plan 2024-2030 (as varied)) that, inter alia, ‘Proposals for individual dwellings shall provide for the safe and efficient disposal of effluent in a manner that does not pose a risk to public health and accords with Environmental Protection Agency codes of practice’. Having regard to the inadequacy of information submitted in respect of the application in relation to adjoining wastewater treatment facilities serving the existing dwelling on site the Planning Authority is not satisfied on the basis of the information submitted that the subject site can cater for the safe and effective treatment and disposal of effluent in accordance with the necessary standards. Accordingly, to permit the proposed development may be prejudicial to the delivery of safe and effective arrangements for the treatment and disposal of effluent generated by the adjoining dwelling house and would therefore be contrary to the proper planning and sustainable development of the area.
4. Having regard to the failure of the subject application to demonstrate that storm/surface waters can be appropriately collected, managed and disposed of to an appropriate final discharge point and any details regarding the proposed private well nor any adjoining private wells, the Planning Authority is not satisfied that the proposed development would accord with Environmental Protection Agency codes of practice and accordingly, to permit the proposed development would be prejudicial to public health and the proper planning and sustainable development of the area.
5. The subject site is located on low-lying lands in close proximity to the Deele River and it is a policy of the Council ‘To only permit development where flood or surface water management issues can be successfully addressed and/or where there is no unacceptable residual flood risk for the development, its occupants and/or private property or public infrastructure elsewhere within the catchment.’ (Policy F-P-1 of the County Donegal Development Plan (2024-2030 (as varied)). The Flood Risk Maps have identified the site within Flood Zone A (See Appendix A) which indicates that the subject site may be at high risk of fluvial flooding. The Planning Authority is not satisfied that the proposed development would not be at risk of flooding or meet the criteria for appropriate development as required through a Justification Test/Flood Risk Assessment. Accordingly, to permit the development on the basis of the information submitted in support of the application would be contrary to the aforementioned policies of the County Donegal Development Plan (as varied) and be contrary to the proper planning and sustainable development of the area.

It is a policy of the County Donegal Area Plan 2024-2030 (as varied) (Policy L-P-2 refers), ‘To protect areas identified as ‘High Scenic Amenity’ on Map 11.1 ‘Scenic Amenity’. Within these areas, only development of a nature, location and scale that integrates with, and reflects the character and amenity of the landscape may be considered, subject to compliance with other relevant policies of the Plan.’ It is a further policy (Policy L-P-3) ‘To safeguard the scenic context, cultural landscape significance, recreational/tourism amenities, and environmental amenities of the County’s coastline from inappropriate development’. On the basis of the information submitted, in particular having regard to the limited size of landholding, the failure of the application to evidentially demonstrate supporting documentary evidence of a bona fide agricultural activity or need for an agricultural shed at this sensitive and scenic location and to the isolation of the subject site from any associated agricultural farmyard complex, the Planning Authority considers that the proposed development would constitute a disorderly and unjustified form of development in this designated High Scenic Amenity rural area. Accordingly, the proposed development would, if permitted, set an undesirable precedent for similar types of disorderly development which would, thereby, be contrary to the proper planning and sustainable development of the area.

1. The proposal involves the development of a drive through coffee kiosk on lands zoned “Business and General Employment” and “Existing Mixed/General Business/Industrial Uses” under the provisions of the County Development Plan (CDP) 2022. Policy objective ZU 18-17 seeks to ‘promote the development of town centres and neighbourhood centres as the primary locations for retail and uses of this nature that provide goods or services principally to visiting members of the public. Similarly. S 3.3.63 of the CDP identifies “Midleton T-01 as the priority area for new retail uses..”. Having regard to the zoning objective for the site, policy objective ZU 18-17 and having regard to the location of the proposed development outside of town centre or designated retail/neighbourhood areas, it is considered that the proposal, if permitted would constitute an inappropriate departure from the core zoning objective. The granting of permission for this use at this location will create an undesirable precedent for similar type developments which cumulatively, would be likely to conflict with town centre policy ZU 18-17 which seeks to ensure the vitality and viability of the town centre, would generate addition car orientated trips on the road network not designed for this purpose. The proposals therefore conflicts with the proper planning and sustainable development of the area.
2. The proposed development will result in traffic queuing on the Midleton Northern Relief road to access the subject development. This is an important transport corridor needed to cater for larger residential expansion in the area. While the submitted traffic assessment may on its own allow for mitigations to accessing the subject site, it is likely to impact on the enduring function of the relief road as an essential transport corridor for existing and future planned development. Accordingly the proposed development, if permitted, would endanger public safety by impacting the free flow of traffic and causing the obstruction of road users.

Having regard to: (a) the revised layout, which is considered to provide a lesser quality in terms of public open space; (b) the removal of the ramped park, which will result in the removal of pedestrian and cycle connections, the removal of a visual break between streets and buildings and the reduction of opportunities for passive surveillance to Open Space 3; (c) the addition of a small and irregularly shaped area of Public Open Space (Open Space 3); and (d) The fragmentation and separation of the southern part of Open Space 2 from the majority of the dwellings on the upper road, resulting in a lack of passive surveillance and a disjointed and unconnected layout The proposed revisions to PRR 25/29 would be contrary to the proper planning and sustainable development of the area and would materially contravene objectives CPO 6.3, 6.4 and 6.5 of the Wicklow CDP 2022 - 2028, which is to ensure that new housing shall enhance and improve the residential amenity of any location and shall provide for the highest possible standard of living of occupants. ! Footnote:

The detached unit seeking retention is not in accordance with the policy as set out in Section 3.3 Self-contained Residential Unit for a Family Member contained in Volume 2 of the Wexford County Development Plan 2022-2028. This policy requires that the unit must be attached to the main dwelling house and must be accessible from the main dwelling house via an internal access door. The development is therefore contrary to this policy and contrary to the proper planning and sustainable development of the area.

Section 3.2 of Volume 2 of the Wexford County Development Plan 2022-2028 refers to garages and stores which should be for domestic use only and for uses that should remain ancillary to the main use of the dwelling house. Garages/stores are limited to a maximum floor area of 80 sqm and a maximum height of 5m. The proposed garage has a ridge height of 6.6m in excess of the maximum ridge height and is considered to be in excess of normal domestic requirements. The proposal would therefore be contrary to Section 3.2 of Volume 2 of the Wexford County Development Plan 2022-2028 refers and would be contrary to the proper planning and sustainable development of the area.

1. The proposed development to be retained, by reason of its proximity to the adjoining watercourse would give rise to an unacceptable risk of adverse impacts to a watercourse, including sedimentation, potential pollution and deterioration in water quality. The proposal would therefore be contrary to Objective FRM18 and Objective WQ15 of the Wexford County Development Plan 2022-2028, Volume One and to the proper planning and sustainable development of the area.
2. The proposed development to be retained would result in the intensification of an existing access where limited sightlines are available. Having regard to the increased frequency of vehicular movements associated with the proposed development to be retained and the restricted visibility at this location, the development would give rise to a traffic hazard and endanger public safety. The development proposed to be retained would therefore be contrary to Objective TS78 of the Wexford County Development Plan 2022-2028, Volume One and to the proper planning and sustainable development of the area.
3. The applicant has failed to submit an adequate Flood Risk Assessment to demonstrate that the proposed development to be retained would not be at risk of flooding, would not increase the risk of flooding elsewhere and would not adversely affect the flow of the adjoining watercourse. In the absence of such information, the Planning Authority cannot be satisfied that the proposal would not give rise to unacceptable risks to public safety. The proposal in its current form is therefore contrary to Objective FRM07 of the Wexford County Development Plan 2022-2028, Volume One and to the proper planning and sustainable development of the area.

1. Having regard to the location of the site outside the Development Limit of Sligo Town, its separation from the established built-up area by intervening lands, and the fact that the residential element of the proposed development is located on lands designated as Strategic Land Reserve, the Planning Authority is not satisfied that the proposed residential component of the development would represent the orderly and sequential expansion of Sligo Town or accord with the Compact Growth principles as set-out in the Sligo County Development Plan (CDP) 2024-2030 (as varied). Furthermore, the applicant has failed to demonstrate that the release and development of these Strategic Land Reserve lands is justified having regard to the objective of ensuring Compact Growth, and given that the site’s infrastructural deficit in terms of transport infrastructure. The proposed development would therefore be contrary to policy P-SLR-2 of the CDP, and is therefore contrary to the proper planning and sustainable development of the area and contrary to the Compact Growth objectives and Strategic Land Reserve provisions of the CDP.
2. Policy P-SWD-1 of the Sligo County Development Plan (CDP) 2024-2030 (as varied) requires all new development to provide a separate foul and surface water drainage system and to incorporate sustainable urban drainage systems (SuDs) where feasible. Policy P-SWD-2 of the CDP requires that planning applications are accompanied by a comprehensive SuDs assessment. It is considered that the information submitted in support of the application has failed to demonstrate that the proposed method of surface water disposal for the development would be suitable for site. As such, surface water run-off from the development may exacerbate flooding or have a detrimental effect on water quality. The proposed development would materially contravene Policy P-SWD-1 and P-SWD-2 of the Sligo County Development Plan (CDP) 2024-2030 (as varied) and would therefore be contrary to the proper planning and sustainable development of the area.
3. Policy P-BD-2 of the Sligo County Development Plan (CDP) 2024-2030 (as varied) seeks the protection of habitats of protected species. Policy P-BD-3 of the CDP requires that the ecological impacts of all development proposals on habitats of species are appropriately assessed by suitably qualified professionals in accordance with best practice and follows the precautionary principle where uncertainty exists. Due to the absence of a bat dusk emergence survey, the applicant has failed to confirm that the existing agricultural buildings are not used as a roost for bats, and therefore is not the habitat of a protected species. As such the proposed development, may lead to the destruction of the habitat of a protected species and is thus contrary to policies P-BD-2 and P-BD-3 of the CDP and is inconsistent with the proper planning and sustainable development of the area.
4. Policy P-BD-2 of the Sligo County Development Plan (CDP) 2024-2030 (as varied) seeks the protection of habitats of protected species. As outlined within the Ecoloigcal Impact Assessment included with the application the proposal will result in the disturbance or loss of a badger sett(s) which is the habitat of a protected species. The proposal fails to provide details relating to the adequate mitigation for the loss of this habitat. As such, the applicant has failed to submit adequate information in relation to a habitat for badgers, and to demonstrate that the proposed development, will not lead to the loss of the habitat of a protected species and is thus contrary to policy P-BD-2 of the CDP and is inconsistent with the proper planning and sustainable development of the area.

1. The development at this location would contravene “Objective RHO 4” of the Mayo County Development Plan 2022-2028 which must ensure that development “Does not impinge in any significant way on the character, integrity and distinctiveness of the area, Cannot be considered at an alternative location, Meets high standards in siting and design, Satisfies all other criterial with regard to, inter alia, servicing, public safety, and environmental considerations Demonstrates enhancement to local landscape character and ecological connectivity” The proposed development would therefore set an undesirable precedent for similar type developments in scenic coastal areas, would interfere with the character of the landscape at this location, which it is necessary to preserve, and would, both by itself, and the precedent it would set, be contrary to the proper planning and development of the area.
2. The applicants have failed to satisfy Mayo County Council that the proposed development meets the criteria outlined in Objective RHO 4 of the Mayo County Development Plan 2022-2028, most especially with regard to the possibility of locating the development at a less visually sensitive location. The proposed development would therefore interfere with the character of the landscape at this location, which it is necessary to preserve, and be contrary to the proper planning and development of the area. END OF SCHEDUL !

1. The applicant has failed to demonstrate compliance with the provisions of Development Management Standard DMS16.80 of the Longford County Development Plan 2021-2027 and the 'Sustainable Residential Development and Compact Settlements Guidelines for Planning Authorities'. The planning application lacks sufficient information to demonstrate that the proposed development would not have a serious impact on the residential amenity of the existing dwellings and any future residents of the proposed dwelling by reason of its siting and design. The development would therefore set an undesirable precedent within the area and is considered contrary to the proper planning and sustainable development of the area.
2. The proposed development, consisting of the conversion of an existing storage shed to a one-bedroom apartment, would introduce an independent residential unit in a constrained backland location to the rear of existing development. Having regard to the limited size, form and layout of the existing structure, the absence of any clearly defined private amenity space and the failure to demonstrate an acceptable standard of residential accommodation for future occupants, the Planning Authority considers that the proposal would result in a substandard residential environment. Furthermore, the proposal has failed to demonstrate compliance with DMS16.78 of the Longford County Development Plan 2021-2027, which requires backland development to protect residential amenity and respect the established pattern of development. The proposed development would therefore constitute unsatisfactory backland development, would represent overdevelopment of the site and therefore be contrary to the proper planning and sustainable development of the area.

1. An
2. 094974. Condition No 2(b) attached to the grant of planning permission requires that ‘a 45m wide strip of land immediately north of the public road frontage shall be maintained free of housing development’. The proposed development would materially contravene the said Condition No 2(b), would depreciate the value of property in the vicinity 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 !

The proposed vehicular access onto the public road network is deemed unsatisfactory owing to the sub optimum horizontal and vertical alignments, precluding the provision, and maintenance of a safe and satisfactory means of vehicular access, in conjunction with the absence of satisfactorily demonstrated sightlines. The significant scale of roadside boundary intervention that will be required, thus an unforgiving roadside, whilst outside the control of applicant may negatively impact the public road and in particular vulnerable road users’ safety. Accordingly, it is considered that if permitted as proposed that the development would endanger public safety by reason of traffic hazard, obstruction of road users or otherwise, contrary to policy objectives NNR2, and DM Standards 28, DM standard 33a of the Galway County Development Plan 2022- 2028. 3 Footnote: An

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. The Planning Authority noting the nature of the proposal and the lacunae associated with waste generated from same, the proposed development is considered to have potential to result in an adverse impact on the localised environment and wildlife. Having regard to the aforementioned, the Planning Authority is therefore not satisfied that the proposed development is in compliance with the European Communities Good Agricultural Practice for the Protection of Waters Regulations (2014) and relevant best practice guidelines. Therefore, to permit the proposal would therefore materially contravene Policy Objective AD 4 of the Galway County Development Plan 2022-2028 and would be contrary to the proper planning and sustainable development of the area.
3. The Planning Authority noting the nature of the proposal and the lacunae associated waste generated from same and the proximity of Lough Corrib SAC to the proposed development and in the absence of an Appropriate Assessment (Screening) Report being submitted, the proposed development is considered to have potential to result in an adverse impact on the Lough Corrib SAC 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 Special Area of Conservation. 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 1, NHB 2 & NHB 3 of the Galway County Development Plan 2022-2028 and would be contrary to the proper planning and sustainable development of the area.
4. The Planning Authority noting the nature of the proposal and the lacunae associated waste generated from same 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 3 SCHEDULE REFERRED TO - PLANNING REFERENCE NO. 26/61040 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.
5. To permit the proposal having regard to the following: - the lack of justification for the site selection in the context of possible alternatives, - greenfield/standalone nature of the site and elongated access route serving the proposed development footprint, - elevated siting of the proposed development footprint relative to the public carriageway and existing built form to the north east, - the sheer scale of the proposed structure at 1,728m2, - the unconventional site configuration and the lack of any mature landscaping provision to serve same would result in a built form and use that would not fit appropriately or integrate effectively into this rural setting, and would contravene materially Policy Objective LCM 1 & RD 3 and DM Standard 13 of the Galway County Development Plan. Accordingly, to grant the proposed development would interfere with the character of the landscape, would detract from the visual amenity of the area, would militate against the preservation of the rural environment, would contravene materially development objectives and a development management standard contained in Galway County Development Plan and would be contrary to the proper planning and sustainable development of the area.
6. Based on submissions received, the Planning Authority is not satisfied with the proposed development from a road safety perspective by virtue of the lacunae associated with the end use nature of the facility and the scale of the development. Therefore, it is considered that, if permitted as proposed, the development would have potential to endanger public safety by reason of traffic hazard be contrary to DM Standard 13 (c) & 33 of the Galway County Development Plan 2022 – 2028 and therefore would be contrary to the proper planning and sustainable development of the area.
7. In the absence of satisfactory details submitted pertaining to water supply to serve the proposed development on an existing greenfield setting, it is considered that the development if permitted as proposed would pose a serious risk to the public health and would be contrary to Policy Objective WS4 and WS5 and Development Management Standard 36 of the Galway County Development Plan, 2022- 2028 and therefore, would be contrary to the proper planning and sustainable development of the area. 4 Footnote: An

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

1. Having regard to the existing pattern of development and the established scale of building in the area, the proposed development would, by reason of its inappropriate scale, orientation and relationship to dwellings to the south of the site, constitute an inappropriate form of infill development, be overbearing in relation to existing dwellings and visually obtrusive, impacting on the character of the area and set an undesirable precedent for the area. The proposed development would, therefore, be contrary to the Zoning Objectives ZO1.1 and ZO 1.2 of the Cork City Development Plan 2022 as it would seriously injure residential amenity and the character of the area. It is therefore contrary to the proper planning and sustainable development of the area.
2. The proposed development is in a sensitive location as it forms part of the Wellington Road and Saint Luke’s Architectural Conservation Area and would replace an existing ancillary building serving 1 Kimberley Villas, which is recorded on the National Inventory of Architectural Heritage (NIAH; Reg. 20863051). It is considered that the proposed development, by reason of its height, form, composition, design and massing, would materially and adversely affect the character of the Wellington Road and Saint Luke’s Architectural Conservation Area and the setting and character of 1 Kimberley Villas, an NIAH structure. It would, therefore, not be in accordance with Strategic Objective 7 and Objectives 8.20, 8.22 & 8.23 of the Cork City Development Plan 2022-2028 or the Architectural Heritage Protection Guidelines for Planning Authorities (2011) by the Department of Arts, Heritage and the Gaeltacht, and would be contrary to the proper planning and sustainable development of the area.

Having regard to the extremely elevated and visually exposed nature of the site, the proposed siting, scale, form and design of the dwelling would fail to integrate with the receiving rural landscape and would present as a prominent and intrusive feature on the skyline, resulting in an unacceptable adverse impact on the visual amenities and rural character of the area. The proposal fails to utilise the natural topography or landscape features to assimilate the development into its surroundings and would be readily visible in long -distance views. If permitted, the development would set an undesirable precedent for similar visually prominent development in elevated rural locations. The proposed development is therefore contrary to Policy Objective CPO 16.32 of the Westmeath County Development Plan 2021 –2027 and would be contrary to the proper planning and sustainable development of the area.

It is the policy of the planning authority to encourage development on serviced lands in towns and villages and to restrict development in the rural areas to cases of genuine local housing need. The proposed development is located in an area identified as an 'Area Under Strong Urban Influence' in the Waterford City & County Development Plan 2022-2028. The Planning Authority is not satisfied on the basis of the information submitted with the application that the proposal constitutes a Genuine Housing Need in accordance with Section 7.11.2 of the Waterford City & County Development Plan 2022 -2028. It is considered that, in the absence of a substantiated local housing need for a house at this exact rural location, the proposed development would conflict with the policy of the planning authority, would seriously injure the amenities of the area and be contrary to the proper planning and sustainable development of the area

This application is to extend the duration of Plan Reg No 19/601282. This permission expired on the 07/01/2026 (as per I Plan). In accordance with Section 251 (Calculation of appropriate period and other time limits over holidays) of the Planning and Deve lopment Act 2000, as amended, “the period between the 24th day of December and the first day of January, both days inclusive, shall be disregarded”. Allowing for these additional 45 days the expiry date of Planning Reference 19/601282 is the 21st of February 2026. As per Section 42(1) of the Planning and Development Act 2000, as amended, a planning authority shall extend the appropriate period of a permission provided that (a) (i) the authority is satisfied that— (I) the development to which the permission relates was commenced before the expiration of the appropriate period sought to be extended, (III) substantial works were carried out pursuant to the permission during that period, and (IV) the development will be completed within a reasonable time (b) the application is in accordance with such regulations under this Act as apply to it, (c) any requirements of, or made under those regulations are complied with as regards the application, and (d) the application is duly made prior to the end of the appropriate period. Having regard to the documentation submitted and having undertaken a site inspection, the Planning Authority is not satisfied that the permission commenced before the expiration of the appropriate period sought to be extended nor is the Planning Authority satisfied that application was made prior to the end of the appropriate period. Permission to extend the duration of Plan reg No 19/601282 shall be refused. The proposal therefore conflicts with the requirements of Section 41(a) and (d) of the Planning and Development Act, 2000, as amended.

1. 5km from Fethard, Co. Tipperary. In accordance with the Retail Planning Guidelines 2012, it is a policy of the Tipperary County Development Plan 2022 (Policy 7-4) to support new small-scale retail development outside of settlement boundaries in exceptional circumstances only, where it is demonstrated to the satisfaction of the Council that it is ancillary to a tourism or recreational use, is ancillary to an on-farm diversification business, or where it is retailing a product produced on site and directly to the public. Having regard to the nature of the retail activity undertaken on site i.e. bulky goods/co- op, the Planning Authority considers that the change of use of the lands and structures would, if permitted, conflict with a stated policy of the Tipperary County Development Plan 2022 (Policy 7-4), conflict with the Retail Planning Guidelines 2012 and would therefore be contrary to the proper planning and sustainable development of the area.
2. 1 (Road Design and Visibility at a Direct Access) of the Tipperary County Development Plan 2022 sets out the sightline requirements for new development. Owing to the failure of the applicant to demonstrate that the existing or modified entrance satisfies the required standards the Planning Authority is not satisfied that a safe means of access to and egress from the site can be provided. The proposal would therefore endanger public safety by reason of traffic hazard or obstruction of road users and is considered to be contrary to a stated objective of the Development Plan and contrary to the proper planning and sustainable development of the area.
3. The feed silo, extension to the shed, signage and use of the yard for open storage for which retention permission is sought are in use for an unauthorised retail use. The retention of the subject structures would facilitate an unauthorised use and would if permitted be contrary to the proper planning and sustainable development of the area and set an undesirable precedent for other such similar development. T i p p e r a 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 ! Footnote: An

1. Policy RUR DEV SP 2 of the Meath County Development Plan 2021-2027 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. The applicant applied for permission based on Section 9.4 Persons who are an Intrinsic Part of the Rural Community under the following definition, “Persons who have spent substantial periods of their lives, living in rural areas as members of the established rural community for a period in excess of five years and who do not possess a dwelling or who have not possessed a dwelling in the past in which they have resided or who possess a dwelling in which they do not currently reside”. It is considered the applicant has failed to provide adequate and verifiable information such as consistent proof of address for at least five years to establish a rural housing need and hence the Planning Authority is not satisfied that that a rural housing need in accordance with the above provisions of the plan has been established. The proposed development would be contrary to the policy of the Ministerial Sustainable Rural Housing Guidelines for Planning Authorities and the Meath County Development Plan 2021 – 2027 and would, therefore, 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’” which seeks to avoid elevated and exposed sites as detailed in section 2.3 of said document. Having regard to the elevated and exposed nature of the application site with it is considered that the proposed development in particular the two storey nature would result in a strident and obtrusive physical development prominent in the landscape when viewed from the public road. In addition, it would set an undesirable precedent of a disorderly form of physical development currently free of development into the host environment in a manner seriously injurious to visual amenity of the rural landscape. Accordingly, to permit the proposed development would be contrary to the aforementioned policy provisions of the Meath County Development Plan 2021 – 2027 and therefore contrary to the proper planning and sustainable development of the area. !

Section 42(1) of the Planning and Development Act 2000-2023 states, “On application to it in that behalf, but subject to subsection (8), ] a planning authority shall, as regards a particular permission, extend the appropriate period by such additional period not exceeding 5 years. as the authority considers requisite to enable the development to which the permission relates to be completed provided that each of the following requirements is complied with: (a) (i) the authority is satisfied that— (I) the development to which the permission relates was commenced before the expiration of the appropriate period sought to be extended, (II) F391[...] (III) substantial works were carried out pursuant to the permission during that period, and (IV) the development will be completed within a reasonable time”. The development to which the permission relates has not commenced nor have substantial works been carried out on site. Therefore, the application to extend the appropriate period is not considered to be in accordance with Section 42 (1) of the Planning & Development Act 2000-2023.

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 detail submitted do not show the applicant's continuous connection to the rural area over a significant period of time — due to the applicant's home location within the urban settlement, it considered that the proposed dwelling would be urban generated housing. The proposed development would accordingly 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. 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 POL3, 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 43) of the Meath County Development Plan 2021-2027, "To ensure that the required standards for sight distances and stopping sight distances are in compliance with current road geometry standards as outlined in the NRA document Design Manual for Roads and Bridges (DMRB) specifically Section TD 41-42/09 when assessing individual planning applications for individual houses in the countryside ". Having regard to the failure of the particulars submitted with the application to demonstrate visibility splays in accordance with the DMRB requirements and Meath County Development Plan 2021-2027, the Planning Authority is not satisfied on the basis of the information submitted that safe visibility splays can be provided in each direction to the required standards. Accordingly, to permit the proposed development would endanger public safety by reason of a traffic hazard, contrary to 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. See footnote at the end of this document for details of
2. The proposed development is partly located in an area where the stated zoning in the Laois County Development Plan 2021-2027, is Open Space / Amenity, the objective of which is to preserve, provide for and improve active and passive recreational public and private open space. The purpose of this zone is that ‘the areas included in this zoning objective cover both private and public open space and are dispersed throughout urban centres of every size. The Council will not normally permit development that would result in a loss of open space’. The proposed development which would be partly located within this Open Space/Amenity zoning, would be materially contrary to this zoning objective. Accordingly, the proposed development would be contrary to the provisions of the Laois County Development Plan 2021-2027 and the proper planning and sustainable development of the area.
3. The proposed development is located in an area which is at risk of flooding (Flood Zone A and Flood Zone B), as indicated in the Laois County Council Strategic Flood Risk Assessment in the Laois County Development Plan 2021- 2027 and the Office of Public Works Catchment Flood Risk Assessment and Management mapping. The proposed development, which constitutes a highly vulnerable type of development in relation to flood risk, would therefore be contrary to the provisions of the Planning System and Flood Risk Management Guidelines [DoEHLG, 2009) and 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. (v)
2. Having regard to mottling noted within 500mm below ground level in the trial hole on site during site inspection, and documentation and proposals submitted with the application, the applicant has failed to demonstrate that wastewater and surface water can be adequately catered for on site without risk to the environment and public health; the development as proposed would therefore be contrary to the proper planning and sustainable development of the area. Please

Pursuant to Section 42(1) of the Planning and Development Act 2000, as amended, it is hereby decided to REFUSE EXTENSION OF DURATION on Planning Reference No. P20/202 because, contrary to requirements, development has not commenced and substantial work have not been carried out. The Planning Authority is statute barred from granting an extension of duration and herewith refuse permission to extend the duration of permission 20/202. 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. Policy HO P11 of the Kildare County Development Plan 2023-2029 (as varied) seeks to facilitate proposals for dwellings in the countryside outside of settlements in conjunction with the Rural Housing Policy Zones map and accompanying Schedule of Category of Applicant and Local Need Criteria. Based on the information submitted with this application, the Applicant has not demonstrated to the satisfaction of the Planning Authority that they have an economic or social need to live in the area, as identified in the Kildare County Development Plan 2023-2029 (as varied) and therefore is contrary to Policy HO P11 of the Kildare County Development Plan 2023-2029 (as varied) and to the proper planning and sustainable development of the area.
2. It is the policy of the Kildare County Development Plan 2023-2029 (as varied) under HO P12 to ensure that the siting and design of any proposed dwelling integrates appropriately with its physical surroundings whilst respecting the character of the receiving environment. Given the elevated nature of the site and the excessive requirement for cut and fill it is considered that the proposal is contrary to Appendix 4 of the Rural House Design Guide of the Kildare County Development Plan 2023-2029 (as varied). Having regard to the foregoing, the proposed development contravenes Policy HO P12 and Appendix 4 of the Rural House Design Guide of the Kildare County Development Plan 2023-2029 (as varied), which would be contrary to the proper planning and sustainable development of the area.

1. Therefore, the proposed development is considered contrary to the rural housing provisions of the said county development plan. Accordingly, to grant the proposed development would contravene materially Policy Objective RH 1 contained in the Galway County Development Plan 2022-2028, would be contrary to ministerial guidelines issued to the planning authorities under Section 28 of the Planning and Development Act 2000 (as amended), would set an undesirable precedent for similar future development in the area, and would be contrary to the proper planning and sustainable development of the area.
2. Having regard to the location of the rear portion of the site within an identified fluvial flood risk area and the principle of avoidance of highly vulnerable development within areas at risk of flooding as set out in the Planning System and Flood Risk Management Guidelines for Planning Authorities, the planning authority is not satisfied that the subject site is not at risk of flooding in the future. In the absence of a flood risk assessment, and in conjunction with the application of the precautionary principle, as set out under the Planning System and Flood Risk Management Guidelines 2009, the Planning Authority is not satisfied that the development if permitted as proposed, would not materially contravene Policy Objective FL 2 and Policy Objective FL 3 of the Galway County Development Plan 2022-2028 and would be contrary to Ministerial Guidelines issued under Section 28 of the Planning and Development Act 2000 (as amended).
3. Having regard to the flood risk concerns associated with the site and the potential for direct hydrological connection via surface waters to Lough Corrib SAC and Lough Corrib SPA, the Planning Authority is not satisfied that the proposed development will not adversely affect the integrity of the Lough Corrib SAC and Lough Corrib SPA designated sites during the construction and operational phases. Therefore, if permitted as proposed, the development has the potential to adversely affect the qualifying interests and conservation objectives of protected European sites for flora and fauna and would materially contravene Policy Objective NHB1- Natural Heritage and Biodiversity of Designated Sites, Habitats and Species and NHB 2 - European Sites and Appropriate Assessment and DM standard 50 DM Standard: Environmental Assessments 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 applicant has failed to provide sufficient information to demonstrate a bona fide agricultural need for the proposed agricultural machinery shed. In particular, insufficient information has been submitted regarding the nature and extent of the agricultural enterprise, planning status of existing buildings, the associated landholding, agricultural activities undertaken, machinery requirements, operational need for the proposed structure and lands within the applicant's control. Furthermore, lands under the control of the applicant have not been identified in blue in accordance with Article 22(2)(b)(ii) of the Planning and Development Regulations 2001 (as amended). Having regard to the extent of existing agricultural development on the site, the Planning Authority is not satisfied that the proposed development is required for agricultural purposes. Furthermore, the Planning Authority is not satisfied that the overall layout of the farm complex, including the relationship between the proposed development, the existing residential use and the access arrangements serving the holding, has been adequately demonstrated in accordance with DM Standard
2. The proposed development would therefore be contrary to Policy Objectives AD1 Sustainable Agricultural Practices and AD3 Modernisation of Agriculture Buildings and DM Standard 13 of the Galway County Development Plan 2022-2028 and would be contrary to the proper planning and sustainable development of the area.
3. The Planning Authority is not satisfied that adequate and safe access arrangements have been demonstrated for the proposed development. The submitted site layout does not accurately depict the existing access arrangements serving the site and existing vehicular access arrangements observed on site are not fully represented within the application documentation. Furthermore, the access infrastructure serving the proposed development is not wholly contained within the application site boundary and no sightline or visibility splay details have been submitted in respect of the existing entrances onto the N63 National Road. Having regard to the proposed use of the structure as an agricultural machinery shed, the Planning Authority considers that the proposed development would result in increased vehicular and machinery movements onto a National Road where speed limits in excess of 60km/h apply and whereby achievable sightlines have not been demonstrated. In the absence of contrary evidence, the Planning Authority is not satisfied that conflictive movements between agricultural machinery and residential activity within the wider holding can be avoided. Therefore, the proposed development would endanger public safety by reason of traffic hazard, would be contrary to Policy Objective NR4 and DM Standards 13, 27 and 28 of the Galway County Development Plan 2022-2028 and would be contrary to the proper planning and sustainable development of the area. 3 SCHEDULE REFERRED TO - PLANNING REFERENCE NO. 26/61045
4. Having regard to the nature of the proposed development and the absence of evidence demonstrating the planning status of the existing agricultural buildings, access arrangements, internal access roads and associated infrastructure serving the application site, the Planning Authority is not satisfied that the proposal is functionally independent of existing development whose planning status has not been established. A search of the Planning Authority's records did not identify any planning history associated with the application site and no evidence has been submitted demonstrating that the existing development benefits from planning permission or exempted development status. Therefore, it is considered by the Planning Authority that the proposed development would, if permitted, perpetuate and intensify development whose planning status has not been established to the satisfaction of the Planning Authority and would be contrary to the proper planning and sustainable development of the area. 4 Footnote: An

The proposed vehicular access onto the public road network is deemed unsatisfactory, precluding the provision, and maintenance of a safe and satisfactory means of vehicular access, in conjunction with the absence of satisfactorily demonstrated sightlines in particular to right hand turning movements. The significant scale of roadside boundary intervention that will be required, whilst outside the control of applicant may negatively impact the public road and in particular vulnerable road users’ safety. Accordingly, it is considered that if permitted as proposed that the development would endanger public safety by reason of traffic hazard, obstruction of road users or otherwise, contrary to policy objectives NNR2, and DM Standards 28, DM standard 33a of the Galway County Development Plan 2022- 2028. 3 Footnote: An

The proposed vehicular access onto the public road network is deemed unsatisfactory, precluding the provision, and maintenance of a safe and satisfactory means of vehicular access, in conjunction with the absence of satisfactorily demonstrated sightlines. The significant scale of roadside boundary intervention that will be required may negatively impact the public road and in particular vulnerable road users’ safety. Accordingly, it is considered that if permitted as proposed that the development would endanger public safety by reason of traffic hazard, obstruction of road users or otherwise, contrary to policy objectives NNR2, and DM Standards 28, DM standard 33a of the Galway County Development Plan 2022-2028. 3 Footnote: An

1. the Planning Authority is not satisfied that the proposed development would accord with the provisions of Policy Objective CD1 Rural Enterprise and DM Standard 17 of the Galway County Development Plan 2022-2028. The Planning Authority considers that the proposed development would constitute an inappropriate form of commercial development in the open countryside, would give rise to undesirable commercially generated traffic movements in the area, and would set an undesirable precedent for similar development in rural areas. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.
2. Based on the information received with the planning application, the Planning Authority considers the details submitted insufficient to demonstrate the adequacy of the proposed arrangements for the storage, management and disposal of waste arising from the proposed motor vehicle repair workshop use. To permit the development in the absence of such information would pose a potential risk to the receiving environment and would be contrary to the proper planning and sustainable development of the area.
3. The Planning Authority is not satisfied that adequate provision has been made within the site for parking, vehicle storage and circulation associated with the proposed use. In the absence of satisfactory information in this regard, the proposed development would be contrary to Policy Objective CD1 Rural Enterprise and DM Standard 17 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

The Planning Authority noting the nature of the proposed expansion, the proximity of the development setting to the natura setting and the lacunae associated with the Appropriate Assessment (Screening) Report submitted from the perspective of (inter alia) surface water infiltration/gravity flow implications and the absence of a bespoke/customised construction (traffic) and environmental management practices and procedures to be employed on site during the construction phase, the proposed development is considered to have potential to result in an adverse impact on the Twelve Bens/Garraun Complex SAC (Site Code 002031) 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 impacts on the Special Area of Conservation. Therefore, if permitted as proposed, the Planning Authority cannot be satisfied that the proposal will not adversely affect the integrity of the aforementioned designation and to permit the proposal would therefore materially contravene Policy Objectives NHB 1, NHB 2 & NHB 3 and DM Standard 50 of the Galway County Development Plan 2022-2028 and would therefore, be contrary to the proper planning and sustainable development of the area. 3 Footnote: An