Refusal decisions · 10–16 Aug 2026

6 Sustainable Neighbourhoods: Inner Residential Areas, states it is the policy to: “Protect the quality of inner residential areas including Claddagh, Shantalla and Newcastle (to Quincentenary Bridge) by ensuring that new development through consolidation, infill and redevelopment does not adversely affect their character and has regard to the prevailing pattern, form and density of these areas”. In this case the two storey extension positioned on a corner site along with a roof design and material out of keeping with the area, is located within direct views of all persons/traffic and has breached the established building line, if permitted, the extension would be an obtrusive feature positioned beyond the front building line of the dwellings to the north, would be a prominent negative visual feature within an established housing estate area and would be considered to be such a scale, and position to be out of character with the established residential area, would adversely impact upon the residential amenities of the area and be contrary to the policies of the Galway City Development Plan 2023 – 2029. 2 No permission exists or has been applied for, for the use of the proposed extension as a self- contained unit on the site, any consideration of a grant of permission for this extension to the dwelling would, due to the internal layout proposed, facilitate the future unauthorised development of a self-contained unit, and would, therefore, be contrary to the proper planning and sustainable development of the area. SIGNED: DATE: ___________________ Director of Services Urban Development 11/08/2026 G a l w a y C i t y P l a n n i n g A u t h o r i t y - I n s p e c t i o n P u r p o s e s O n l y !

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

It is the policy of the Planning Authority as set out in the current Sligo County Development Plan 2024 - 2030 to preserve, protect and enhance the architectural heritage of County Sligo for future generations by seeking to prevent the demolition or inappropriate alteration of protected structures and their settings. (P-ARH-1), to Ensure that any development, modifications, alterations, or extensions affecting a protected structure, an adjoining structure or a structure within an ACA is sited and designed appropriately and is not detrimental to the character of the structure, to its setting or the general character of the ACA. (P-ARH-2) and conserve and enhance the special character of the Architectural Conservation Areas. The special character of an area includes its traditional building stock and material finishes, spaces, streetscapes, shop fronts, landscape and setting (P-ACA-1). It is considered that the proposed retention of the exposed stone front façade is a non-sympathetic alteration and would have a detrimental impact on the character of the Architectural Conservation Area and setting of neighbouring protected structures. The development would therefore not be in accordance with the principles of architectural heritage as set out in policy P -ARH-1, P-ARH-2, Section 25.3, P-ACA-1 and P-ACA-2 of the County Development Plan 2024 -2030 and accordingly would be contrary to the proper planning and sustainable development of the area.

1. It is the objective of the Meath County Development Plan 2021-2027 “To protect and conserve the architectural heritage of the County and seek to prevent the demolition or inappropriate alteration of Protected Structures”. (HER POL 14). By virtue of the prominent location and design of the proposed development, the Planning Authority considers that if permitted, the development would adversely impact upon the setting and character of the protected structure and neighbouring protected structures. Further, the Planning Authority considers that the development would not have the capacity to assimilate into its surroundings and would injure the amenities of the surrounding area. It is therefore considered that the proposed development would contravene the aforementioned objective of the County Development Plan, be contrary to the aforementioned Ministerial Guidelines, establish an undesirable future precedent and would be contrary to the proper planning and sustainable development of the area.
2. The proposed digital signage is incompatible with the principles of the Kells Conservation Area and is deemed inappropriate within the context of Meath County Council's Shopfront Design Guide. The signage would not be in accordance with the particulars of DM OBJ 103, given that the proposed signage would “advertise general products or services”, would be “animated and moving” and would also be a “changeable message sign”. !

The design for the attic conversion/extension as presented is incongruous with the existing roof profile of the house in question and the adjoining dwelling. The extension would be harmful to the visual and residential amenity of the site and surrounding area due to its excessive size, bulk and poor design. The extension would therefore be contrary to Objective HO O3 Protection of Existing Residential Amenity and section 11.4.4.1.3 Alterations at Roof/Attic Level of the Limerick Development Plan 2022-2028 and the proper planning and sustainable development of the area

Policy HO P12 of the Kildare County Development Plan 2023-2029 (as varied) seeks to ‘ensure that the siting and design of any proposed dwelling shall integrate appropriately with its physical surroundings. The design of all new dwellings in rural areas should respond sensitively to the characteristics of the receiving environment. New dwellings should blend into and not dominate the local landscape. Proposals must comply with Appendix 4 Rural House Design Guide and Chapter 15 Development Management Standards.’ It is considered that the proposed development, by virtue of the proposed siting and existing site levels, would not successfully integrate with the topography of the area, the established pattern of development or the character and visual amenity of the rural area and environment. The significant level of cut and fill required would seriously injure the rural amenities and character of this area especially having regard to the location of the site within the Naas and Liffey Foothills Landscape Character Area, which is designated with a medium sensitivity. The proposed development would therefore contravene materially Policy HO P12 of the Kildare County Development Plan 2023-2029 (as varied) and if granted, would be contrary to the proper planning and sustainable development of the area.

Policy HO P12 of the Kildare County Development Plan 2023-2029 (as varied) seeks to ‘ensure that the siting and design of any proposed dwelling shall integrate appropriately with its physical surroundings. The design of all new dwellings in rural areas should respond sensitively to the characteristics of the receiving environment. New dwellings should blend into and not dominate the local landscape. Proposals must comply with Appendix 4 Rural House Design Guide and Chapter 15 Development Management Standards.’ It is considered that the proposed development, by virtue of the proposed siting and existing site levels, would not successfully integrate with the topography of the area, the established pattern of development or the character and visual amenity of the rural area and environment. The significant level of cut and fill required would seriously injure the rural amenities and character of this area especially having regard to the location of the site within the Naas and Liffey Foothills Landscape Character Area, which is designated with a medium sensitivity. The proposed development would therefore contravene materially Policy HO P12 of the Kildare County Development Plan 2023-2029 (as varied) and if granted, would be contrary to the proper planning and sustainable development of the area.

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2. Having regard to the layout of the proposed access road and in the absence of information in relation to the purpose of the proposed road and the nature and volume of traffic likely to be generated, the Planning Authority is not satisfied that the proposed development would not cause a traffic hazard. In addition, having regard to the location of the entrance to the Ring of Kerry Golf Course on to the N70 National Secondary Road at a location where a speed limit exceeding 60kph applies, the additional traffic generated by the proposed development would contravene DoECLG ‘Spatial Planning and National Roads Guidelines for Planning Authorities’. The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area.
3. Based on the information submitted, the Planning Authority is not satisfied that the proposed development would not adversely impact on the biodiversity and natural heritage value of the area. In particular, the Planning Authority is not satisfied that the proposal would not result in adverse impacts on the integrity of the ‘Old Domestic Building, Dromore Wood’ Special Area of Conservation (SAC) by way of impact on habitat of potential value to Lesser Horseshoe Bat and on the ‘Kenmare River’ SAC by way of potential for impact on water quality. The proposal would therefore conflict with Development Objectives 11-1, 11-2 and 11-3 of the Kerry County Development Plan 2022- 2028, as varied. It is considered that the proposal is also one, which if permitted, may facilitate a reduction in the general level of broadleaf tree cover in the area, which would be contrary to Development Objectives KCD 11-27 of the Kerry County Development Plan 2022-2028. Accordingly, it is considered that the proposal would be contrary to the protection of the environment and to the proper planning and sustainable development of the area.
4. The construction of the proposed access road would adversely impact on the layout of the Ring of Kerry Golf Course which is a valuable tourist and sport/recreational asset. The proposed development would seriously compromise the economic, employment and sporting/recreational benefits of the golf course 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 subject site within the “HA” High Amenity zoning objective, is within the Liffey Valley Special Amenity Area Order (SAAO), is within a Highly Sensitive Landscape, and in a Preservation of Views area, having regard to the Fingal Development Plan 2023-2029. The freeform stretch tent supported by 12 no. posts (canopy structure) by virtue of its size and design is a visual form of incremental intensification of the beer garden serving Strawberry Hall pub which materially urbanises and visually intrudes upon the protected landscape. In this regard, the development visually interferes with the “HA” High Amenity area, the Preservation of Views along Lower Road and the natural interest and beauty of the sensitive landscape associated with the special amenity value protected under the Liffey Valley Special Amenity Area Order (SAAO). The development is considered visually disharmonious and results in incremental inappropriate development contrary to Policies GINHP26, GINHP27, GINHP28 and Objective GINHO67 of the Fingal Development Plan 2023-2029 and will set an inappropriate precedent for other similar forms of development. The development is therefore contrary to the proper planning and sustainable development of the area.

1. The Planning Authority considers that the proposed development, comprising the retention of a relocated car wash facility to the rear of the existing service station, would result in an intensification of use of both the existing vehicular egress from the site onto The Lane at the rear of the subject site and the junction of The Lane with Westminster Court, Brighton Road, Foxrock. Having regard to the substandard visibility available to vehicles exiting at both locations, the Planning Authority considers that the increased traffic movements generated by the development would endanger public safety by reason of traffic hazard and obstruction to road users. The proposed development would also set an unwelcome precedent for future intensification of use of a restricted vehicular access onto Brighton Road and would, therefore, be contrary to the proper planning and sustainable development of the area. The proposed development would therefore conflict with and therefore does not accord with Section 12.4.8 of the County Development Plan 2022-2028 regarding Vehicular Entrances and Hardstanding Areas.

It is a stated objective of the Cork County Development Plan 2022, as set out in Objectives RP 5-22 and GI 14-9 to ensure that new dwelling houses respect the character, pattern and tradition of existing places, materials and built forms and that new dwellings are appropriately sited to integrate and fit appropriately into the rural landscape. Having regard to the scale, design, form, bulk, and height of the proposed dwelling, the Planning Authority considers that the proposed dwelling would fail to respect the character of the rural area, would give rise to a visually obtrusive and dominant feature, would seriously detract from the visual amenities of the area and would fail to integrate appropriately with the received rural landscape. The proposed development would, therefore, be contrary to the Objectives RP 5-22 and GI 14-9 of the Cork County Development Plan 2022 and would be contrary to the proper planning and sustainable development of the area.

The proposed development is for residential development in an area which is at risk of flooding. Having regard to the nature of the proposed use and the provisions of the Cork County Development Plan in relation to development proposals in areas at risk of flooding (and the national guidelines on Flood Risk Management) it is considered that, in the absence of adequate robust information relating to the risk of flooding, analysis of such risk, and appropriate mitigating measures to address the risk including uncertainty regarding the adequacy of the finished floor levels, the applicant has failed to demonstrate adequate mitigation of flood risks as such it is considered contrary to the proper planning and sustainable development of the area.