Refusal decisions · 17–23 Aug 2026

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.