Refusal decisions · 17–23 Aug 2026

1. Having regard to the location of the proposed development which would generate increased traffic from an existing vehicular access onto the N59 National route, the proposal would be contrary to the Mayo County Development Plan 2022-2028 with specific reference to Policy MTP-24 which states ‘To avoid the creation of additional direct access points from new development adjoining national roads or the generation of additional traffic from existing direct accesses to national roads to which speed limits greater than 60 km/h apply’. Accordingly, to grant the proposed development would be at variance with the Mayo County Development Plan 2022 - 2028 policy in relation to development involving access onto national roads, would endanger public safety by reason of traffic hazard and obstruction of road and be contrary to the proper planning and sustainable development of the area.
2. The site is located within a rural area outside of any town or village boundary, therefore the proposed development for change of use to an education and training centre for medical devices would be contrary to Objective EDO 54 of the current Mayo County Development Plan 2022-2028, which aims to facilitate rural enterprises and resource development that are M a y o 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 ! Planning and Development Section Áras and Chontae, Castlebar, Co. Mayo www.mayo.ie | 0949064000 dependent on their locality in rural locations. The proposed development, if permitted, would set an undesirable precedent for unsuitable non rural dependent commercial development in the rural area, would constitute haphazard development in a rural area which would militate against the preservation of the rural environment and interfere with the character of the landscape at this location which it is necessary to preserve. The proposed development is, therefore, contrary to the proper planning and sustainable development of the area. END OF SCHEDULE M a y o 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 Planning Authority is not satisfied that adequate information has been submitted to demonstrate that the proposed development can provide for adequate management and disposal of surface water in accordance with Sustainable Urban Drainage Systems (SuDS) principles and Policy Objective IU 19 of the Louth County Development Plan 2021-2027 (as varied). In response to further information Request no. 2, the applicant has failed to provide satisfactory details of the proposed surface water drainage arrangements. The proposed development would, therefore, be contrary to Policy Objective IU 19 of the Louth County Development Plan 2021-2027 (as varied) and would be contrary to the proper planning and sustainable development of the area. L o u t h C C, P l a n n i n g D e p a r t m e n t - V i e w i n g P u r p o s e s O n l y !

1. There would appear to be an unauthorised coffee shop building in operation on the site, within the rear yard area to Donegan’s Bar, which does not form part of this planning application (including further information response) and for which, there are no known planning records. The Planning Authority is precluded from granting permission that would consolidate unauthorised development. To grant permission for the subject development in its current form would, therefore, consolidate the existing unauthorised development on the site, set an undesirable precedent for further unauthorised development and contravene the proper planning and orderly development of the area, within the settlement of Collon and Collon Architectural Conservation Area.
2. The submitted Noise Impact Assessment Report (NIA) (as prepared by Traynor Environmental Ltd, dated 24th July 2026) has been based on a prediction of noise emissions associated with external patron activity, internal entertainment uses and ancillary operations. The NIA report refers to the rear yard to Donegan’s as being a designated smoking area ancillary to the bar and that activities within this smoking area is limited to patrons temporarily accessing the space for short duration social interaction. It notes that this area is not intended for amplified music, live entertainment or organised events and no external speaks or public address systems are proposed. Notwithstanding this, it is noted that the further information response submitted clarifies that the beer garden with kitchen and bar have been long established and that the intention is to serve food to customers in the future and that the hours of operation will be dictated by the weather due to the nature of the space, but will be within the operational hours of the established public house. Furthermore, the proposal also includes the provision of a retractable roof over this area, which would suggest it can be used during a range of weather conditions and it would appear that the yard is currently being used as a fully functioning beer garden and entertainment space. In addition, an operational unauthorised coffee shop building appears to have since been constructed in this area which is not accounted for within the application or NIA. In having regard to the above, the Planning Authority cannot be satisfied that the submitted NIA has fully considered all aspects of the development, including the use of the external rear yard area and its associated activities and noise levels and as such, the applicant has failed to demonstrate that the existing and proposed development would not seriously harm the amenities of surrounding residential properties by virtue of excess noise and/or other associated disturbances arising from the development.

The applicant has failed to satisfactorily address the concerns raised by the Planning Authority in relation to the design, scale and massing of the proposed dwelling and garage/private store. By reason of its overall bulk, scale, visual complexity and proliferation of architectural features, the proposed dwelling would appear visually obtrusive and would not assimilate satisfactorily into the rural landscape. Furthermore, the proposed garage/private store, by reason of its size, scale and visual presence, is not considered subordinate to the proposed dwelling. The proposed development is therefore contrary to Policy Objective RH 9, DM Standard 1 (Qualitative Assessment Design Quality), DM Standard 6 (Domestic Garages), DM Standard 8 (Design and Layout of New Dwellings in Rural Areas) and Appendix V of the Galway County Development Plan 2022-2028. The proposed development would detract from the visual amenity and rural character of the area and would be contrary to the proper planning and sustainable development of the area 3 Footnote: An

Having regard to the scale of the existing structure on site serving the residential dwelling, it is considered this can adequately facilitate and cater for needs associated with the same and having regard to the proposed structure and use i.e. agriculture in terms of its ad hoc, sprawling nature, design, scale and floorspace (547.73sqm), it is considered that the proposed development would result in the provision of an excessive scale and an area of a structure in excess of that which would be considered commensurate to, or reasonably demonstrable, with needs arising ancillary to a dwelling house. Accordingly, it is considered that to permit the proposed development, would by itself, be injurious to the visual amenity and character of the host rural environment, would create an undesirable extension of a residential site and would set an undesirable precedent for similar developments and would thereby be contrary to the proper planning and sustainable development of the area.

1. The subject site is located on low-lying lands in close proximity to the River Finn 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 & B 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 Development Plan and thus be contrary to the proper planning and sustainable development of the area.
2. It is policy within the County Donegal Development Plan 2024-2030 (as varied) that proposals for new residential developments in settlements have due regard to inter alia, amenity, accessibility, massing, scale and integration (Policy UB-P-7 refers). Having regard to the scale, footprint, overall height and mass of the proposed development relative to third party properties and potential direct overlooking of adjacent properties to the east and potential loss of daylight and sunlight to the west of the site, the Planning Authority is not satisfied that the applicant has adequately demonstrated that the proposed development integrates with neighbouring developments in an appropriate manner. To permit the proposed development would therefore materially contravene the policy provisions of Policy UB-P-7 of the County Donegal Development Plan 2024-2030 (as varied) and would be contrary to the proper planning and sustainable development of the area.
3. Policy UB-P-9 of the County Donegal Development Plan 2024-2030 (as varied) sets out that ‘It is the policy of the Council both to protect the residential amenity of existing residential units and to promote design concepts for new housing that ensures the establishment of reasonable levels of urban residential amenity’. On the basis of the information submitted, there is an absence of a private/communal amenity space and refuse facilities to provide for residential amenity for proposed residents. To permit the proposed development would therefore materially contravene the policy provisions of Policy UB-P-9 of the County Donegal Development Plan 2024-2030 (as varied) and would be contrary to the proper planning and sustainable development of the area.
4. The public road, serving the site area to the rear provides for a direct shared pedestrian and vehicular link to adjoining third party properties and onto the main street. Having regard to the location of the proposed development, it is considered that the development has the potential to endanger public safety by reason of traffic hazard and obstruction of road users due to lack of provision of car parking to serve the residential units. The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area.

1. The proposed development, which seeks the change of use of a residential unit to short-term letting accommodation, is located within an area designated as ‘Area Under Strong Holiday Home Influence’. It would result in the loss of an existing residential unit from the permanent housing stock and its replacement with a non-permanent tourism-related use. This is contrary to the provisions of the County Donegal Development Plan 2024-2030 (as varied), including Policy RH-P-2, Objective RH-O-2 and the policy framework which resists the proliferation of holiday homes and non-permanent residential uses in such areas, and seeks to safeguard housing stock for permanent occupation. The proposal is therefore contrary to the proper planning and sustainable development of the area.
2. The proposed development would result in the removal of a residential unit from the long-term housing market in an area experiencing strong holiday home influence and associated housing demand. This is contrary to national policy as set out in Circular SPI 01/2026, which requires planning authorities to have regard to housing demand, the efficient use of existing housing stock, and the need to retain residential units for long-term occupation. The development would therefore be contrary to the proper planning and sustainable development of the area.

The proposed development would endanger public safety by reason of traffic hazard because the site is served by a narrow and substandard access road which is inadequate to cater for the additional traffic movements. The proposal will lead to an over-intensification of the access laneway both with its interaction with vehicular and pedestrian traffic. In particular additional traffic movements into the laneway may potentially lead to vehicular traffic having to wait on the R639 during a turning movement to allow pedestrians to clear the laneway. The traffic movements likely to be generated by the development would interfere with the safety and free flow of traffic on the public road.

1. Having regard to (i) the location of the proposed entrance onto a heavily trafficked regional road in close proximity to the junction and interchange associated with the M11 National Primary Route (ii) the lack of adequate sightlines achievable at the proposed entrance It is considered that the proposed development would result in a serious traffic hazard, and would be contrary to proper planning and sustainable development.
2. Having regard to i. objective WTR81 of the Wicklow Town - Rathnew Local Area Plan 2025, which seeks to support the implementation of the recommendations of the Transport Assessment with regard to the delivery of new regional/distributor roads and road improvements, including the completion of the Rathnew Inner Relief Road including reconfiguration of road network between Junction 16 and Rathnew Village to re direct Wicklow Town-bound flows away from the Aldi-Tinakilly traffic lights and the village centre; ii. the precise alignment of the Rathnew Inner Relief Road and the location of its junction/ merge point with the R772 have not yet been determined, it is considered that the proposed development would be premature pending the determination by the road’s authority of a road layout for the area, and therefore would be contrary to proper planning and sustainable development.

1. The proposed revisions to the site boundary at further information stage to provide foul and stormwater sewer connections to the public networks cannot be considered by way of significant further information, as it is considered that these works represent a fundamental change to the development. It is the opinion of the Planning Authority that the proposed surface water pump station and rising main as per details submitted to the Planning Authority on the 21st August 2025, is not an acceptable means of serving the site, therefore, it has not been demonstrated to the satisfaction of the Planning Authority that an adequate connection to the surface water drainage network is technically feasible. Furthermore, the Planning Authority is not satisfied that it has been demonstrated in the details submitted to the Planning Authority on the 21st August 2025 that it is technically feasible to the satisfaction of Uisce Éireann, as the Water Authority, to undertake diversions of existing services on site. The proposed development would therefore be premature pending the resolution of the deficiency in the provision of an adequate connection to the public stormwater network and sewerage facilities and the absence of a solution to same and as such would be contrary to public health and the proper planning and sustainable development of the area.
2. Having regard to the location of the detention basin to the rear of two apartment blocks it is considered that the area is not suitably integrated into the overall development as an amenity area and therefore fails to meet all of the four main objectives of Sustainable Drainage Systems (SuDS). Furthermore, it is considered that the design of the detention basin, with particular reference to the inclusion of ‘steps’ and the overall depth of temporary storage, would inhibit ease of access for maintenance, its use as amenity space and create a safety hazard, and as such the proposal is contrary to the provisions of Policy UTL 09 of the Waterford City and County Development Plan 2022 – 2028 and would cause an increased risk to public safety by means of a safety hazard. The proposed development would, therefore, be contrary to the policies of the Waterford City and County Development Plan 2022 - 2028 and the proper planning and sustainable development of the area.

1. By reason of its elevated and exposed location, and as the development would constitute an isolated dwelling in an open agricultural area detached from the existing pattern of development, the proposed dwelling would be visually prominent in the rural landscape and would adversely impact upon the scenic and visual amenities of the area. The siting of the proposed development is therefore contrary to policy P-RHOU-2 and the guidance contained in Section 33.4.2, 'Site Selection - Locating a House in the Landscape', of the Sligo County Development Plan 2024-2030 (as varied). The proposed development would therefore be detrimental to the character of the rural landscape, would establish an undesirable precedent for similar development, and would be contrary to the proper planning and sustainable development of the area
2. The applicant has not stated their current housing circumstances or confirmed that they do not own any other dwelling(s) within the respective rural area, nor whether the proposed dwelling is intended to be for their permanent occupation. Therefore, having regard to the requirements of SP-S-10, it cannot be concluded that the applicant's housing need could not be met elsewhere.
3. Uisce Éireann have stated that there is insufficient information submitted with the application to confirm that the proposed dwelling house can be serviced for water supply.

The relevant legislation, Section 42 of the Planning and Development Act 2000-2024 in this instance, requires that a number of requirements be complied with to allow a Planning Authority to extend an appropriate period. One such requirement specified under Section 42(1)(c)(ii) required that 'substantial works were carried out pursuant to the permission during that period'. The development permitted under Pl. Ref. 21/1295 has yet to commence; as such, the Planning Authority is precluded from extending the appropriate period of same.

The development as proposed, which involves the creation of access road in excess of 100m in length to serve a single dwelling house located to the rear of existing dwelling houses along this stretch of rural road, would, create an undesirable precedent, leading to further proposals for in depth- suburban type development in an un-serviced rural area, and would, both by itself and the precedent it would set, mitigate against the preservation of the rural landscape which it is necessary to preserve. The proposed development is therefore contrary to the proper planning and sustainable development of the area. END OF SCHEDULE M a y o 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. An
2. Having regard to the location of the development with direct access onto the N70 National Secondary Road at a location where the speed limit of 80km/h applies, it is considered that the proposed development, by itself or by the precedent it would set for other development, would endanger public safety by reason of traffic hazard and obstruction of road users because of the additional traffic turning movements the development would generate on this National Secondary Road. The proposed development would contravene national policy in relation to the control of development on national roads as set out in the Spatial Planning and National Roads Guidelines for Planning Authorities issue by the Department of the Environment, Community and Local Government in January 2012, which seeks to secure the efficiency, capacity and safety of the national road network and would contravene materially Objectives KCDP 14-29 and KCDP 14-30 of the Kerry County Development Plan 2022- 2028. The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area. 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. The Planning Authority is not satisfied that the structure subject to this retention application constitutes a bona fide shed structure ancillary to the enjoyment of the dwelling house on site. Having regard to the scale, design and layout of the structure, the submitted plans and observations made during the site inspection, the Planning Authority is not satisfied that the structure is used solely for purposes incidental to the enjoyment of the dwelling. The Planning Authority notes that the structure contains characteristics not ordinarily associated with a domestic storage shed, including extensive internal partitioning, domestic-style fittings, servicing infrastructure and facilities associated with recreational and habitable use. Accordingly, the proposed development fails to demonstrate compliance with Development Management Standard 6: Domestic Garages (Urban and Rural) of the Galway County Development Plan 2022-2028 and would therefore be contrary to the proper planning and sustainable development of the area.
2. Development Management Standard 38: Effluent Treatment Plants of the Galway County Development Plan 2022-2028 requires that the suitability of a site for the treatment of wastewater be demonstrated in accordance with the Environmental Protection Agency Wastewater Treatment Manuals and that adequate wastewater treatment facilities are available to serve the development. The application form indicates that the retained structure is served by an existing Proprietary P10 Effluent Treatment System with associated percolation area. The Planning Authority is not satisfied that the wastewater treatment system serving the retained structure has the benefit of planning permission or that the suitability and capacity of the treatment system to accommodate the retained development have been satisfactorily demonstrated. Accordingly, the Planning Authority cannot be satisfied that the proposed development would not be prejudicial to public health and therefore considers the proposal to be contrary to Development Management Standard 38 of the Galway County Development Plan 2022-2028 and contrary to the proper planning and sustainable development of the area.
3. In the absence of satisfactory documentary evidence from the provider of a suitable water supply to the subject site in accordance with DM Standards 36 and 37, and the details as contained in the application form, the Planning Authority consider that the proposed development would be contrary to the aforementioned provisions of the Galway County Galway Development Plan 2022- 2028, would be prejudicial to the health of those persons using the structure, and would thereby be contrary to the proper planning and sustainable development of the area. 3 Footnote: An

Accordingly, to grant the development as proposed would set an undesirable precedent for similar future development in the area therefore would be contrary to the principles of the proper planning and sustainable development of the area. 3 Footnote: An

1. Please see attached sheet for
2. To permit the proposal having regard to the following: - the lack of justification for the site selection and the unconventional site boundary configuration, - the development footprint traversing natural field boundaries and obliterating a significant segment of mature linear vegetation cover, - the suburban form and excessive scale and bulk of the proposed development, 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 RH9 and DM Standard 8 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 Galway Rural Design Guidelines and to the proper planning and sustainable development of the area.
3. Having regard to the scale, extent and location of the subject development site and absence of an archaeological impact assessment being carried out to fully assess the impact of the proposed development on the archaeology in the area namely Recorded Monument GA-056-061, it is considered that the development would materially contravene Policy Objectives ARC 4, 5 & 10 of the Galway County Development Plan 2022-2028 in relation to the protection of archaeology and therefore would be contrary to the proper planning and sustainable development of the area.
4. To permit the proposal would be premature pending the determination of Strategic Infrastructure Development (PA07.319307) and would have further potential to contravene SPPR 2 of the Draft Wind Energy Development Guidelines (2019) with respect to the requisite set back distances from wind turbine infrastructure and therefore be contrary to the proper planning and sustainable development of the area. 3 Footnote: An

I recommend that a decision to REFUSE RETENTION PERMISSION be made under the Planning and Development Act 2000 (as amended) for the following reasons:- 1. Having regard to the nature of the development to be retained, which comprises the retention of a rear extension and detached garden room, would result in the overdevelopment of the site and reduce the level of private amenity currently afforded to the property which is contrary to Section 12.3.7 Additional Accommodation in Existing Built-Up Areas and Section 12.8.3.3 (i) Private Open Space for Houses of the Dun Laoghaire-Rathdown County Development Plan 2022-2028. Furthermore, the proposed development, if permitted, would set an undesirable precedent, and would, therefore, be contrary to the proper planning and sustainable development of the area.

The proposed development would endanger public safety by reason of traffic hazard because the site is served by a narrow and substandard access road which is inadequate to cater for the additional traffic movements. The proposal will lead to an over-intensification of the access laneway both with its interaction with vehicular and pedestrian traffic. In particular additional traffic movements into the laneway may potentially lead to vehicular traffic having to wait on the R639 during a turning movement to allow pedestrians to clear the laneway. The traffic movements likely to be generated by the development would interfere with the safety and free flow of traffic on the public road.

In the Cork County Development Plan 2022-2028, the existing dwelling is located in a designated High Value Landscape which is visible from the Scenic Route S59. Having regard to the elevated and very prominent location of the existing dwelling and noting its scale/bulk and dominant presence in the landscape, it is considered that the addition of the proposed development would result in overdevelopment of the site and result in an incongrous, visually discordant feature that would seriously detract from the visual and scenic amenities of the area. The proposed development would be overbearing and overly dominant and would seriously injure the scenic amenities of this sensitive coastal landscape. It would be contrary to policy objectives GI 14-9 and GI 14-10 of the County Development Plan 2022-2028 which seek to protect the visual and scenic amenities of County Cork, would be contrary to policy objective GI 14-12 which seeks to preserve the character of all important views and contrary to policy objectives GI 14-13 and GI 14-14 which seek to protect the character of those views and prospects obtainable form scenic routes. Furthermore, it would seriously injure the residential amenities of adjoining properties in the vicinity by way of overbearing impact on same. Finally, it would set an undesirable precedent for similarly scaled developments in the vicinity. The proposed development would therefore be contrary to the policy objectives of the County Development Plan and would be contrary to the proper planning and sustainable development of the area.

Having regard to the limited progress made on the implementation of the permitted dwellinghouse and to the substantial extent of works outstanding, the Planning Authority is precluded from granting the extension of duration of permission permitted under Planning Reg. Ref. No. 21/4762, as the application does not fall within the scope of Sections 42(1)(A) of the Planning and Development Act 2000, as amended. The proposed development would be contrary to Section 42 (1) (A) of the Planning and Development Act 2000 (as amended).

Having regard to the location of the site on a Scenic Route within a Seascape Character Area and within a designated Heritage Landscape as per the Clare County Development Plan 2023-2029 (as varied), the open and elevated nature of the proposal site, the views available towards the site from the north east, east, south and south west, the nature of the development proposed, the Planning Authority considers that the proposed development would represent a visually obtrusive and incongruous feature in the receiving landscape, would result in the development being a prominent landmark clearly visible over a wide area, would not be in keeping with the open expansive coastal character of the area, would have adverse impacts on the views available from the adjacent Scenic Route towards the south west, and would have adverse impacts on the character of this elevated coastal landscape. Therefore, the Planning Authority considers that the proposed development would be contrary to the provisions of Development Plan objectives CDP 14.5 Heritage Landscapes, CDP 14.6 Seascape Character areas, CDP Objectives 14.7 Scenic Routes and would be contrary to the proper planning and sustainable development of the area.

1. The proposed development would represent consolidation of un-authorised development on this site, having regard to: a) the existing development on site, comprised of structures in addition to the garage for retention, for which no permission exists; b) the commercial activity being carried out on site; c) the resurfacing of the site for which no permission exists The provision of such a form of development unduly impacts on the amenities of the area, public health, the amenities of adjoining properties, traffic safety, undermines the planning regulations and would be contrary to the proper planning and sustainable development of the area.
2. The location of the gravelled area access/ parking area for the garage has impacted on the effluent treatment system serving the existing dwelling, and to allow this development would be prejudicial to public health and proper planning and sustainable development.
3. Having regard to i. the garage permitted by reference to PRR 10/2172, and its current scale due to extended areas c. 80sqm, ii. the garage for retention which is c. 41sqm It is considered that the retention of this additional garage, when viewed in conjunction with the existing structures on the site, would contribute to an excessive cumulative size and scale of such development, would be over and above the needs of the dwelling and could not be considered ancillary to the main dwelling. To allow this structure would set an undesirable precedent for similar large-scale development in the absence of a genuine need and would be contrary to the amenities of the area and to proper planning and sustainable development.

1. Having regard to the Rural Housing Policy as set out under Section 4.9.1 and Table 4-6 of the Wexford County Development Plan 2022-2028 relating to this coastal area, the applicant owns their current home in a level 3a strategic settlement. These settlements are outside of the local rural area as defined in the Wexford County Development Plan 2022-2028. The proposed development would therefore be at variance with this Coastal Zone Policy and therefore would be contrary to the proper planning and development of the area.
2. Having regard to the Rural Housing Policy as set out under Section 4.9.1 and Table 4-6 of the Wexford County Development Plan 2022-2028 relating to downsizing, the applicant’s proposal does not comply with current policy and would therefore be contrary to the proper planning and sustainable development of the area.
3. Insufficient information and clarity have been submitted in respect of the wastewater assessment for the proposed site. The proposed development would therefore be prejudicial to public health and the proper planning and sustainable development of the area.

The proposed change of use to a takeaway, by reason of its location within the primary retail core of Athlone Town Centre, would result in an undesirable over-concentration of takeaway and fast-food uses in the area, to the detriment of the vitality, viability and retail function of the town centre. The site occupies a prominent location within the Athlone Architectural Conservation Area and adjacent to recently completed public realm and regeneration works. It is considered that the nature of the proposed use, together with the proposed signage proposals, would detract from the character, appearance and visual amenities of this Architectural Conservation Area, undermine the substantial public investment in the regeneration of the town centre, and fail to contribute positively to the quality of the pedestrianised streetscape. The proposed development would therefore be contrary to the proper planning and sustainable development of the area and contrary to the provisions of Section 12.16.7 of the Athlone Town Development Plan and policy objective CPO 16.40 of the Westmeath County Development Plan which seeks to prevent an excessive concentration of takeaways in any given area in order to maintain a balanced mix of retail, commercial and community uses, while also safeguarding the character, vitality and night-time amenity of the town centre.

1. Having regard to the location of the proposed development in proximity to the existing host dwelling and relative to the adjacent properties, it is considered that the proposed development would constitute overdevelopment of the site and would result in a substandard pattern of residential development that would provide an unsatisfactory and sub-standard form of residential development, that would significantly impact on the residential amenity for future occupants of the existing dwelling, and would seriously injure the neighbouring residential amenity of existing residents by a lack of private open space, and the lack of light penetration to the main host dwelling. It would depreciate the value of properties in the vicinity and set an undesirable precedent for other similar type development. Accordingly, to permit the development as proposed would contravene Councils policy objectives CPO 16.10 and CPO 16.13 of the Westmeath County Development Plan 2021-2027 and would be contrary to the Sustainable Residential Development and Compact Settlement Guidelines for Planning Authorities 2024 and would, therefore, be contrary to the proper planning and sustainable development of the area.
2. The proposed development, by reason of its overall scale, design and layout which encompasses the majority of existing private rear garden open space will result in an inadequate provision of remaining private open space for both the existing host dwelling and the additional unit of accommodation. The proposed development built in close proximity to the existing main host dwelling with a 2m separation distance will impede light penetration to the ground floor of the main host dwelling and result in a significant loss of natural light. The proposed development would provide for significant opportunities for overlooking and will directly impact the residential amenities of the host dwelling and neighbouring adjacent property to the south-east, and would provide an inadequate provision of refuse and bicycle storage facilities, and would therefore, seriously injure the amenities of existing and future residents of the area contrary to policy objective CPO 16.10, CPO 16.14 and CPO 16.20 of the Westmeath County Development Plan 2021-2027. Accordingly, the proposed development is contrary to the proper planning and sustainable development of the area.

The subject site is located in open countryside within an area of the County that is designated as a “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 however that the applicants do not comply with the above policy as the applicants are not one of the defined categories of applicant outlined in SSP-27 and accordingly the proposed development would materially contravene the 2021-2027 Offaly County Development Plan 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. The proposed development would result in a substandard form of residential accommodation by reason of the inadequate bedroom dimensions within Dwelling 2 and the failure to satisfactorily demonstrate compliance with the Planning Design Standards for Apartments, Guidelines for Planning Authorities (2025). Furthermore, the restricted bedroom window openings and reliance on high-level rooflight openings serving habitable accommodation would result in an unacceptable standard of residential amenity for future occupants. The proposed development would therefore be contrary to the Housing Strategy, Placemaking Strategy and Development Management Standards relating to Residential Development (Section 16.4.4), Design and Layout (Section 16.4.4.9) and Apartments (Section 16.4.4.10) of the Longford County Development Plan 2021-2027 and contrary to the proper planning and sustainable development of the area.
2. The proposed development, by reason of the failure to achieve the recommended separation distance between opposing windows and the reliance on a 1.8m high solid terrace enclosure to mitigate overlooking, would result in an unacceptable impact on residential amenity. The proposal would give rise to concerns relating to overlooking, privacy and sunlight for both existing and future occupants and would create an unsatisfactory residential environment. The proposed development would therefore be contrary to the Longford County Development Plan 2021-2027 and contrary to the proper planning and sustainable development of the area.
3. The proposed development, by reason of its scale, height, massing and design within a constrained secondary rear-lane location, would appear as an overly dominant form of development that would adversely affect the established character, appearance and hierarchy of the surrounding built environment. The proposal would represent an inappropriate and visually intrusive form of development that fails to satisfactorily integrate with its surroundings and would therefore be contrary to the Housing Strategy, Placemaking Strategy and Development Management Standards relating to Residential Development (Section 16.4.4) and Design and Layout (Section 16.4.4.9) of the Longford County Development Plan 2021-2027 and contrary to the proper planning and sustainable development of the area.

The unauthorised works have resulted in the loss of historic fabric, alterations to the historic layout and changes to approved materials which have adversely affected the character, integrity and heritage significance of the Protected Structure. The Planning Authority is not satisfied that these works have been adequately justified or that they accord with accepted conservation practice. The development is therefore contrary to Longford County Development Plan 2021-2027 and the proper planning and sustainable development of the area and would set an undesirable precedent for unauthorised works to Protected Structures.

1. The balcony proposed to be enclosed represent the private amenity space allocated to this dwelling as part of the original permission for the estate. Their enclosure would remove the functional private open space for the unit, would materially detract from the amenities of existing and future occupants, and would set a significant and undesirable precedent for similar balcony enclosures throughout the estate. Such a precedent would erode the architectural coherence, visual amenity and residential character of the area. The proposal is therefore contrary to Objective HO O3 of the Limerick Development Plan 2022-2028, which seeks to protect existing residential amenity and the established character of residential areas.
2. The proposed development would give rise to an unacceptable fire safety hazard. The arrangement fails to comply with Section 1.9.11 of Technical Guidance Document B (2024), which expressly prohibits the positioning of refuse storage chamber access adjoining escape routes, final exits or windows serving flats. No suitable alternative location exists within the applicant's curtilage that would avoid reproducing the same risk. The proposed development would therefore endanger public safety and would be contrary to the proper planning and sustainable development of the area.

“The development site is within the confines of the Clonaslee Architectural Conservation Area as outlined in Appendix 2 of the Laois County Development Plan 2021-2027. In the absence of a detailed Architectural Impact Assessment of the proposed development which involves substantial demolition works and the creation of a backland residential element accessed through a laneway from the street frontage, the Planning Authority is not satisfied that the proposed development would not adversely affect Clonaslee Architectural Conservation Area. The proposed development would therefore be contrary to the proper planning and 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. Having regard to: (a) The inadequate and substandard communal open space which is enclosed by existing structures/high wall. (b) The location of bicycle parking. (c) The location of bin storage concentrated in immediate proximity to a single residential unit, which would seriously injure residential amenities and would give rise to an inappropriate level of quality of living to future occupants. (d) The design and orientation of the balcony element associated with first-floor Unit No. 3 which would result in overlooking of the rear garden space of the property located to the north, it is considered therefore, that the proposed development would be contrary to Chapter 3 Housing including (Policy HO P16) and Chapter 15 Development Management Standards with particular reference to open space provision, and if permitted would result in a substandard development, lacking in quality open space, would seriously injure the amenities of both the proposed and existing dwellings, and would therefore be contrary to the proper planning and sustainable development of the area.
2. Objective AH O59 of the Kildare County Development Plan 2023–2029 (as varied) only allows for changes to be permitted to vernacular structures that are sympathetic to their special features and character and respect the setting, form, scale and materials. Furthermore, Policy AAH 1 of the Sallins Local Area Plan 2016–2022, seeks to resist the demolition of vernacular architecture of historical, cultural, and aesthetic merit that contributes positively to the character and quality of the local streetscape. The proposed additions to the subject vernacular structure including the removal of its eaves, chimney breasts, and the incongruous addition of a bulky flat roofed two-storey extension which dominates the rear elevation of this historic terrace building, at a location that is visible from the historic marketplace and from the canal (south), is contrary to both the Kildare County Development Plan 2023–2029 (as varied) Objective AH O59 and Sallins Local Area Plan 2016–2022 Policy AAH 1, and would therefore be contrary to the proper planning and sustainable development of the area.
3. Based on the information submitted with the application, it has not been demonstrated, to the satisfaction of the Planning Authority, that surface water can be dealt with adequately within the curtilage of the site and would not adversely impact surface water drainage in the area, or that the proposed development has adequately considered pluvial flood risk within the site, especially having regard to differences in rain garden proposals between drawings. In the absence of further information, the proposal would be prejudicial to the orderly development of the site and to public health and would therefore be contrary to the proper planning and sustainable development of the area. Note to Applicant/Developer Having regard to the inaccurate Roof Plan in Dwg No. CT/PLN-004, the difference in dimensions between the rainwater garden in the Ground Floor Plan in Dwg No. CT/PLN-004 and in the Site Layout Plan in Dwg No. CT/PLN-002A and the lack of any spot levels of contours on the subject site insufficient information has been provided to ensure that the development would be built in accordance with any permission, therefore effective control cannot be maintained if permission were to be granted.

1. Having regard to the information provided with the application, the lack of a satisfactory justification, the comments and observations received from the Environment Authority, and noting the proximity to the Ross Lake and Woods SAC which is downgradient from the subject site, the Planning Authority are not satisfied that the proposed development, either individually or in combination with other plans or projects, would not be likely to have a significant effect on the integrity of the Ross Lake and Woods SAC in view of the sites’ conservation objectives and particularly during construction and operation phase of the development. Furthermore, a number of deficiencies were identified in the submitted Natura Impact Statement, and the Planning Authority is not satisfied that the information submitted is sufficient to enable a complete assessment of the potential effects of the proposed development on the SAC. Therefore, if permitted as proposed, the Planning Authority cannot be satisfied that the proposal will not adversely affect the integrity of a European site in view of its conservation objectives and would materially contravene Policy Objective NHB 2 and Policy Objective NHB 3 and DM Standard 50 of the Galway County Development Plan 2022-2028 and would be contrary to the proper planning and sustainable development of the area.
2. The proposed development is located along the N-59 National Road where the maximum speed limit applies. Based on the information submitted and having regard to the increased intensity of use of an existing entrance on a national road that would arise as a result of the proposed development, it is considered that if permitted as proposed, the development would interfere with the safety and free flow of traffic on the public road and would endanger public safety by reason of traffic hazard, obstruction of road users, or otherwise, and therefore would be contrary to the proper planning and sustainable development of the area. 3 Footnote: An

The proposed development, by reason of its piecemeal and ad hoc backland character on a narrow and constrained site, its dependence on a lengthy access road traversing unzoned lands and extending between and to the rear of existing residential properties, and its poor integration with the established settlement structure, would constitute an inappropriate and unsustainable form of development. The proposal would represent an illogical and fragmented extension of the settlement, create an undesirable precedent and result in an adverse impact on the residential amenities of adjoining properties. The proposed layout is overly dominated by access roads and car parking, resulting in a poor-quality residential environment. The generic design approach, unsympathetic relationship with adjoining single-storey dwellings, inadequate boundary treatments, and fragmented areas of public open space fail to achieve an acceptable standard of urban design, placemaking, and residential amenity. In addition, a portion of the proposed development is located on lands not zoned for residential use, contrary to the land use zoning objectives of the Westmeath County Development Plan 2021-2027. Having regard to the foregoing, the proposed development would be contrary to the proper planning and sustainable development of the area and would materially contravene the provisions of the Westmeath County Development Plan 2021-2027, and would be contrary to policy objectives CPO 4.7, CPO 4.11, CPO 4.13, CPO 15.2, CPO 16.10 and CPO 16.11.

1. The proposed development is located in a Rural Area, the objective of which is “to encourage the continued sustainable development of rural communities without compromising the physical, environmental, natural and heritage resources of the County”. By virtue of its scale and design, the proposed development is considered to represent an inappropriate and commercial form of construction, which would be detrimental to the visual and residential amenities of the area (RUR DEV SO 6), would set an undesirable precedent for other similar development, depreciate the value of property in the vicinity and would be contrary to the proper planning and sustainable development of the area.
2. The Applicant has failed to demonstrate the full extent and nature of the development in order to justify the proposed construction of a structure of this scale at this rural location, (DM OBJ 51), which would be out of keeping with the established residential nature of the subject site and area. The proposed development would, therefore, establish an undesirable future precedent for developments of this kind and be contrary to the proper planning and sustainable development of the area.

1. An
2. It is considered that the proposed development would constitute over-development of this confined site by reason of excessive site coverage, lack of adequate private open space and inadequate provision of car parking and would result in substandard residential development which would seriously injure the residential amenities of property within the proposed development and in the vicinity of the site. It is considered, therefore, that the proposed development does meet the Development Management Standards of Volume 6 in the County Development Plan 2022- 2028 and would set a negative precedent for similar substandard development. The proposed development would, therefore, be contrary to the proper planning and development of the area.
3. On the basis of the information submitted, the Planning Authority is not satisfied that the proposed development would not endanger public safety, pose a traffic hazard or otherwise. The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area. K e r r y P l a n n i n g A u t h o r i t y - I n s p e c t i o n P u r p o s e s O n l y !

Having regard to the following; • the deficit in respect to adequate in situ road infrastructure directly serving the site, • the implementation of necessary construction and augmentation works to facilitate for appropriate access provision being outside the planning unit and not being within the remit of the applicant. Accordingly to grant the proposal in light of the aforementioned lacunae would constitute disorderly and haphazard development and therefore if permitted would endanger public safety by reason of a traffic hazard or obstruction of wider road users and would be contrary to the proper planning and sustainable development of the area. 3 Footnote: An

Having regard to the following; • the deficit in respect to adequate in situ road infrastructure directly serving the site, • the implementation of necessary construction and augmentation works to facilitate for appropriate access provision being outside the planning unit and not being within the remit of the applicant, Accordingly to grant the proposal in light of the aforementioned lacunae would constitute disorderly and haphazard development and therefore if permitted would endanger public safety by reason of a traffic hazard or obstruction of wider road users and would be contrary to the proper planning and sustainable development of the area. 3 Footnote: An

Having regard to the existing layout the proposed front parking space, it does not meet the minimum size requirements set out in Section 12.4.8.1 of the Dún Laoghaire-Rathdown County Development Plan 2022-2028. Due to the insufficient depth of the space, any parked vehicle is likely to overhang the adjacent public footpath, thereby endangering pedestrian safety and causing obstruction. Accordingly, to permit the development as proposed would pose a risk to public safety and would be contrary to the proper planning and sustainable development of the area.

1. Having regard to the nature and scale of the proposed development, it is considered that the proposal, by reason of its design and layout, would offer a substandard level of internal residential amenity for future occupants. The proposal would be contrary to Policy Objectives PHP18, PHP35 and Section 12.3 of the Development Plan, and to SPPR 3 of the 2025 Apartment Guidelines. In addition, the scale, visual bulk, massing and design of the development would have a significant and negative impact on the amenity of neighbouring houses, by way of overlooking, overshadowing, and overbearing visual appearance. The proposed development would therefore be contrary to Policy Objective PHP42 and the ‘A’ zoning objective of the site, and would therefore be contrary to the proper planning and sustainable development of the area.
2. The applicant has not identified a requirement for the provision of retail space of the scale proposed at this location, on ‘A’ zoned lands. The proposed retail space provision, outside the core shopping area of Dún Laoghaire and in the absence of a demonstrated deficiency in retail floorspace in the area, would prejudice the overall retail function of Dún Laoghaire town centre, and would be contrary to Policy Objectives RET5 and RET8. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.

The site and proposed development is located in an area zoned Community/Education in the Ballon Small Town Plan 2022-2028 as contained within the Carlow County Development Plan 2022-2028. The zoning objective here is to protect and provide for community and educational facilities/uses. The purpose of this zoning is to provide for and safeguard community, educational and civic facilities. The proposed change of use of existing permitted nursing home to a single dwelling house use is not Permitted in Principle Use nor an Open for Consideration Use within this zoning. The proposed development would, therefore, be contrary to the zoning objective for this area/site as contained within the Ballon Small Town Plan 2022-2028 and would, therefore, materially contravene the zoning of the area/site and the Carlow County Development Plan 2022-2028 and would be contrary to the proper planning and sustainable development of the area.

1. The Planning Authority in consultation with Roscommon County Councils Environment Department is not satisfied based on submissions received that it has been satisfactorily evidenced that dewatering will not be required to facilitate the proposed development and that satisfactory proposals for and assessment of dewatering arrangements have been provided. It is considered therefore that based on the information submitted in the Environmental Impact Assessment Report (as updated) and as identified in the Environmental Impact Assessment carried out by the Planning Authority, a sufficient level of information and assessment has not been provided in relation to impacts on Water and Biodiversity (with particular attention to Habitats and Birds Directives).
2. The site of the proposed development is potentially hydrologically connected to 7 no. designated European sites (listed below) for rare and threatened flora and fauna across the European Union (i.e. Natura 2000 network of sites), which are protected under the EU Habitats Directive (92/43/EEC). The protection of these European sites is further reinforced in the 2022 – 2028 Roscommon County Development Plan under Policy Objectives NH10.8, NH 10.9 and ED 6.18. Based on the deficiency in information included with the planning application including, inter alia, the absence of detailed evidence to substantiate that dewatering is not required to facilitate the proposed development and/or detailed proposals to manage dewatering in the quarry, and the concerns identified by the Planning Authority in relation to the robustness of the mitigation measures proposed, deficiencies in the information contained in the NIS concerning potential impacts of the project on qualifying interests of the European Sites, the Planning Authority in conjunction with the application of the precautionary principle, consider that adverse effects on the integrity and conservation objectives of the European sites in the vicinity, cannot be ruled out, as a result of the proposed project. Therefore, the Planning Authority is not satisfied that the development, if permitted, would not potentially adversely affect the integrity of Lough Croan Turlough SAC (site code 000610), Castlesampson Esker SAC (site code 001625), Four Roads Turlough (site code 001637), Lisduff Turlough (site code 000609), Lough Croan Turlough SPA (site code 004139), River Suck Callows SPA (site code 004097) and Four Roads Turlough SPA (site code 004140), having regard to their conservation objectives. Therefore, if permitted, the proposed development would be contrary to the above referenced policy objectives contained in the current Roscommon County Development Plan, and would be contrary to the proper planning and sustainable development of the area.

1. The subject is zoned ‘RA – Rural Area’, where the Planning Authority will support the continued vitality and viability of rural areas, environmentally, socially and commercially by promoting sustainable social and economic development (RUR DEV SO 1). The Planning Authority has reviewed planning history records and in conjunction with confirmation from the applicant that they are not in possession of planning permission documentation, it has been concluded that there is no planning permission in place for the current use / activities on the subject site. It is therefore considered that the proposed development for retention and permission would be contrary to strategic objective RUR DEV SO 1 on the basis that there is no established or permitted commercial use on the application site. As such, the applicant is seeking permission for ancillary structures to serve a vehicle repair garage use which does not in itself have the benefit of planning permission. The proposed development therefore constitutes development intended to serve an unauthorised development and for this reason, the development would be premature, contrary to the proper planning and sustainable development of the area, would establish an undesirable future precedent for developments of this kind and would be contrary to the above provisions of the Meath County Development Plan 2021 – 2027.
2. The proposed development is not in accordance with the Greater Dublin Strategic Drainage Study (GDSDS) Regional Drainage Policies Volume 2, for New Developments and the Greater Dublin Regional Code of Practice for Drainage Works Volume 6. The development as proposed does not meet the requirements of Meath County Council Environment Flooding-Surface Water Section with respect to the orderly collection, treatment and disposal of surface water. The applicant has not provided sufficient detailed information regarding the design of the surface water system and therefore the Environment department cannot make an informed decision on the surface water design. From a Surface Water perspective, the Planning Authority cannot recommend that Planning permission be granted. The proposed development, if permitted, would be contrary to the aforementioned Guidelines and would materially contravene policy INF POL 16 of the Meath County Development Plan (as varied).
3. The applicant has failed to demonstrate that the required visibility splays in accordance with TII Standard DN-GEO-03060, can be provided and maintained at the site entrance. Accordingly, the proposed development would endanger public safety by reason of traffic hazard.
4. In the absence of sufficient and pertinent information demonstrating that compliance of the existing system or proposal for a new wastewater system as required in EPA (2021) Code of Practice for Domestic Waste Water Treatment Systems (PE≤10), it is considered that the Planning Authority cannot be satisfied that the proposed development would not be prejudicial to public health with respect to wastewater treatment and would contravene RD POL 48 and RD POL 49 of the Meath County Development Plan 2021-2027.

1. It is considered that the proposed development type has not been adequately justified in the context of the protected structure to the rear of and adjoining the site (RPS ID 1354), and in the context of the Architectural Conservation Area. The non-sympathetic alteration of the streetscape and the removal of features that contribute to the character and integrity of the ACA and would result in an inappropriate development design which would actively detract from the character of the Architectural Conservation Area. The proposed development does not demonstrate an understanding of the setting in the context of Mitchelstown as one of the county’s most intact planned towns; nor of the protection status through the use of conservation professional/s. The proposed development would be contrary to the Objective HE16-14 (f) and (h) and HE16-18 (a-b) and (j) in the Cork County Development Plan 2022 and to Architectural Heritage Protection, Guidelines for Planning Authorities issued by the Department of the Environment, Heritage and Local Government in December 2004, in relation to development within the setting of protected structures and in Architectural Conservation Areas and would, therefore, be contrary to the proper planning and sustainable development of the area.
2. The proposed development would provide for a residential unit which would not have the benefit of dedicated private amenity space, insufficient internal storage space and no external storage or other storage provision which may be required for bins and/or bicycles. Furthermore, the floor area of bedroom 2 does not meet the 7.1 sq m minimum floor area for a single bedroom as required by the Quality Housing for Sustainable Communities 2007 Ministerial Guidelines. In addition, the height of the proposal is considered to be excessive and may detract from the residential amenity of adjoining and adjacent structures by way of overbearing and potential loss of light. Accordingly, the development would constitute a substandard and unacceptable form of residential accommodation which would be incapable of providing an adequate level of residential amenity for future occupants as well as actively detracting from the established residential amenity of adjacent and adjoining properties. It is also considered that the proposed development may set an undesirable precedent for similar types of substandard development in the area and would therefore be contrary to the proper planning and sustainable development of the area. As such, it is concluded that the proposed development represents the over-development of a restrictive and physically constrained urban site which would be contrary to the proper planning and sustainable development of the area.
3. The design of the proposed development is inconsistent with the established pattern of development and associated character of Thomas Street. Consequently, it is considered that the proposed development does not accord with the principles of good urban design and will actively detract from the character of Thomas Street. In particular, the height of the proposed town house and the pattern of fenestration is at odds with the simple proportions of Thomas Street. As such, the proposed development is inconsistent with the provisions of Objective MH-GO-04 and Objective MH-GO-06 and therefore, would be contrary to the proper planning and sustainable development of the area.

13.2 and Objective RH 01 of the Cavan County Development Plan 2022 - 2028 and would be contrary to proper planning and sustainable development of the local area. ___________________ Senior Staff Officer C a v a n 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 !