Refusal decisions · 24–30 Aug 2026

The subject shop front fascia signage including its proportions, design and material finish results in an overtly dominant advertising feature in this Architectural Conservation Area. The additional projecting signage and two projecting lights at the front façade of the premises results in visual clutter and along with the fascia signage has an adverse impact on the visual amenities of this streetscape and the Ardee Architectural Conservation Area. To grant permission for the retention of these works would be detrimental to the visual amenities of Market Street and would be contrary to policy objective BHC 31 of the Louth County Development Plan 2021-2027, as varied, which seeks to require that all development proposals within or affecting an Architectural Conservation Area preserve or enhance the character and appearance of that area, protect architectural features of special interest and ensure that the design respects the character of the historic architecture in terms of height, scale, layout and materials, would set an undesirable precedent for further such development and would be contrary to the proper planning and sustainable development of the area.

The applicant has failed to demonstrate to the satisfaction of the Planning Authority that the retained surface water drainage system has been adequately designed and complies with Policy Objective IU 19 of the Louth County Development Plan 2021- 2027, as varied, which requires that all development proposals shall be accompanied by a comprehensive SuDS assessment including run-off quantity, run-off quality and impacts on habitat and water quality. The Drainage report has indicated that the existing outdoor beer gardens and pergolas/lightweight roof structures subject to retention permission have been constructed over existing long standing impermeable concrete hardstanding areas however it is clear from their google maps that this assertion is incorrect. The applicant’s own drainage report prepared by Hydrocare Environmental Ltd has stated that surface water from Beer Garden 2 is allowed to flow directly from the site and is collected in road gullies outside the subject site. This is contrary to Policy objective IU 19 which requires applicants to carry out soil permeability tests to design for soakaways to ensure surface water drainage can be managed on site and that it is captured as close to source as possible with subsequent slow release to the drainage system and surface water network. Accordingly to permit the retention of the beer garden and related structures in the absence of appropriate SuDS measures would be contrary to policy objective IU 19 and the proper planning and sustainable development of the area and would set an undesirable precedent for other similar styled developments.

Having regard to the layout of the development, in particular the distance of the open sky area to the nearest fire exit, and the lack of assessment in respect to travel distance from this area, and the potential need for an external fire escape, in the absence of information to address the issue of fire escape from this area the development would be prejudicial to public health

1. Rural Housing Need Policy The subject site is located in a rural area outside any designated settlement and in an area under strong urban influence where development which is not rural generated should be more properly located in towns and villages and designated settlements. On the basis of the documentation submitted, and in the absence of satisfactory justification to the contrary, it is considered that the applicant does not come within the scope of the criteria for rural housing at this location. To permit the development as proposed would contravene Councils policy objective CPO 9.1 of the Westmeath County Development Plan 2021-2027 and would be contrary to the Sustainable Rural Housing - Guidelines for Planning Authorities, 2005. The proposed development is considered to be contrary to the proper planning and sustainable development of the area.
2. Siting, Scale and Design The proposed dwelling is positioned set back from the public road and does not align with the established pattern of rural housing in Higginstown, where dwellings are generally clustered along the roadside. The siting therefore represents an isolated form of backland development and fails to comply with CPO 9.14 and the siting principles under CPO 16.32. More appropriate locations appear to exist within the wider landholding, including sites closer to existing dwellings. The development would therefore fail to integrate with the rural landscape character and would be contrary to the proper planning and sustainable development of the area.
3. Appropriate Assessment Screening Report Having regard to the nature and scale of the proposed development, the location of the site within an area of high groundwater vulnerability, its hydrological connectivity to the River Brosna and the potential for a downstream pathway to the Split Hills and Long Hill Esker SAC, it is considered that the proposed development has the potential to give rise to impacts on a European site, including through effects on water quality and the receiving aquatic environment. In the absence of sufficient information and mitigation measures to demonstrate that the proposed development would not adversely affect the integrity of the European site, the Planning Authority cannot be satisfied, on the basis of the information submitted, that the development would not result in significant effects on the conservation objectives of the Split Hills and Long Hill Esker SAC. Accordingly, having regard to the requirements of the EU Habitats Directive and to Policies CPO 12.4 and CPO 12.8 of the Westmeath County Development Plan 2021– 2027, it is considered that the proposed development would be contrary to the proper planning and sustainable development of the area and would be likely to adversely affect the integrity of a European site. The proposed development is therefore considered unacceptable and planning permission is refused.
4. Ecological Impact Assessment Having regard to the nature and siting of the development proposed, the presence of locally important broadleaved woodland adjoining the site, the potential ecological corridor linkages to Cloncrow Bog NHA, and the sensitivity of the receiving environment as identified in submissions, and in the absence of an Ecological Impact Assessment to assess potential impacts on protected habitats, Annex IV species, ecological corridors and locally important biodiversity sites, the Planning Authority is not satisfied that the proposed development would not give rise to significant adverse ecological effects. To permit the development as proposed would therefore be contrary to CPO 12.8 of the Westmeath County Development Plan 2021–2027 and the proper planning and sustainable development of the area.

1. The proposed development is located within Rural Policy Zone 1 as designated by the Louth County Development Plan 2021 -2027 (as varied). This location is an area under strong urban influence and of significant landscape value. Policy HOU 43 of the Plan seeks to manage the development of rural housing in the open countryside by requiring applicants to demonstrate compliance with the Qualifying Criteria relative to Rural Policy Zone 1 set out in Table 3.4. Based on the information submitted, the planning authority is not satisfied that the applicant comes under the scope of the qualifying criteria for residential development in Rural Policy Zone 1 and as such, the proposed development would contravene the rural housing policy of the Louth County Development Plan 2021-2027 (as varied) and thus would be contrary to the proper planning and sustainable development of the area.
2. The proposed development is at a location within an area characterised by a proliferation of one-off rural dwellings. In order to facilitate this dwelling, this proposal would require the extensive removal of an established roadside boundary hedgerow to accommodate the development. This site is also located on a level higher than the adjacent public road and has no substantial screening or backdrop on its rear and southern side boundary. The proposal is therefore considered to be contrary to Policy objective HOU 44 of the Louth County Development Plan 2021-2027 (as varied) which seeks to manage development of rural housing in the open countryside by requiring any new dwelling to be ‘appropriately designed and located so it integrates into the local landscape and does not negatively impact or erode the rural character of the area in which it would be located, Policy Objective HOU 49 which requires applications for one-off rural housing to comply with the standards and criteria set out in Section 13.9 of Chapter 13 ‘Development Management Guidelines’, Policy Objective ENV 39 which seeks to protect and preserve existing hedgerows particularly species rich roadside and townland boundary hedgerows and Policy Objective NBG 37 which seeks to protect the unspoiled rural landscape of the Areas of High Scenic Quality. Such development would be contrary to the proper planning and sustainable development of this area. REFERENCE NO. 26/60464 SCHEDULE
3. The proposed development is located within a holding where a substantial number of dwellings have been constructed. It is Policy Objective HOU 48 of the Louth County Development Plan 2021 – 2027 (as varied) to restrict residential development on a landholding, where there is a history of development through the speculative sale or development of sites, notwithstanding the applicant’s compliance with the local need criteria. Considering the substantial number of dwellings that have been developed within these lands, it is considered that the proposed development is contrary to Policy Objective HOU 48 of the Louth County Development Plan 2021 – 2027 (as varied) and the proper planning and sustainable development of the area.

1. The proposed mobile home, by reason of its design and construction, would be prejudicial to public health and would be seriously injurious to the amenities of the area. The development would be contrary to the established housing standards of the Department of Environment, Heritage and Local Government that deems such accommodation as being unfit for permanent human occupation. Such a development would establish an undesirable precedence for similar sub-standard forms of residential development in the area, would be contrary to visual amenities of the area, to County Development Plan policy and to the proper planning and sustainable development of the area.
2. Having regard to i. the limited details submitted. ii. Objective CPO 6.41 which restricts rural development in the countryside to those with a housing need based on the core consideration of demonstrable functional social or economic need. iii. Objective CPO 6.24 To facilitate family / granny flat extensions for use by a member of the immediate family subject to protection of existing residential amenity and compliance with the criteria set out in the Development and Design Standards (Appendix 1). It is considered that insufficient information has been submitted to demonstrate that the applicant would come within the provisions of Objective CPO 6.41, and neither would the proposal comply with the requirements for independent units as set out in the County Development Plan 2022-2028. To allow this development would therefore undermine the rural settlement strategy, would set an undesirable precedent for similar haphazard development, would be contrary to the provisions of the County Development Plan, and proper planning and sustainable development of the area.

1. The proposed development would give rise to an excessive density of development in a rural area lacking certain public services and community facilitates and would establish an undesirable precedent for further development of this type. In addition, the proposed development would be contrary to the policies and objectives of the Meath County Development Plan 2021-2027, which seeks to provide more sustainable formats of development within the rural area, through supporting the vitality of lower order centres and existing local community facilities including policies /objectives RD POL 4, RUR DEV SO 5, CS OBJ 1 and RD OBJ 1. The development would, therefore, be contrary to the proper planning and sustainable development of the area.
2. Having regard to the nature of the development of a dwelling in a Strong Rural Area at a location where there has been a significant amount of development of one-off rural dwellings, the Planning Authority, in assessing such applications, is required to have regard to the following policy provisions of Section 9.5.1 of the Meath County Development Plan 2021-2027: The Planning Authority will also take into account the following matters in assessing individual proposals for one-off rural housing…. a. Local circumstances such as the degree to which the surrounding area has been developed and is trending towards becoming overdeveloped; b. The degree of existing development on the original landholding from which the site is taken including the extent to which previously permitted rural housing has been retained in family occupancy. Where there is a history of individual residential development on the landholding through the speculative sale of sites, permission may be refused; It is considered that the proposed development, if permitted, would result in the immediate rural area becoming further overdeveloped and would represent an unacceptable quantum of development taking place on the original landholding. Therefore, it is considered that the proposed development would materially contravene the above criteria of the Meath County Development Plan, would depreciate the value of the adjoining properties, would set an undesirable precedent for future development in the area and would be contrary to the proper planning and sustainable development of the area.

The Planning Authority consider that the proposed development, if permitted, would generate increased traffic on to the National Road N63. Therefore, to permit the proposed development would materially contravene Policy Objective NR4 and DM Standards 28 of the Galway County Development Plan 2022-2028, would lead to traffic conflicts and overlapping splays with junction LP-3204 and vulnerable road user safety and would not be in accordance with the TII guidelines and policies for development along national roads. 2

1. The proposed development would be served by an entrance onto the R347 Regional Road at a location characterised by horizontal curvature, restricted visibility and existing traffic management measures including continuous centre line road markings and chevron signage. Based on the information submitted, and in the absence of satisfactory evidence demonstrating that adequate sightlines can be achieved and maintained in accordance with DM Standard 28 of the Galway County Development Plan 2022-2028, the Planning Authority is not satisfied that a safe means of vehicular access has been demonstrated. Furthermore, the submitted site layout plan indicates visibility of approximately 93m to the west from the proposed entrance and includes a diagonal 120m sightline extending in a south- westerly direction across lands opposite the application site and beyond the application site boundary. It has not been demonstrated that all lands required to facilitate and maintain the proposed visibility arrangements are within the control of the applicant or subject to a formal agreement with the relevant landowner(s). Accordingly, the proposed development would interfere with the safe and free flow of traffic and would endanger public safety by reason of traffic hazard. The proposed development would therefore be contrary to Policy Objective NNR2 and DM Standard 28 of the Galway County Development Plan 2022-2028 and contrary to the proper planning and sustainable development of the area.
2. The Planning Authority is not satisfied, based on the information submitted, that the proposed wastewater treatment system complies with the requirements of the EPA Code of Practice for Domestic Wastewater Treatment Systems (Population Equivalent ≤10), 2021. The submitted Site Characterisation Form records bedrock at a depth of 1.0m below ground level and the Planning Authority is unable to reconcile the minimum depth of unsaturated soil/subsoil required beneath the point of infiltration with the levels indicated on the submitted site-specific section. Accordingly, the Planning Authority is not satisfied that the safe disposal of domestic effluent can be achieved on site without risk to groundwater. To grant permission in these circumstances would be prejudicial to public health, contrary to the EPA Code of Practice for Domestic Wastewater Treatment Systems (Population Equivalent ≤10), 2021, contrary to Policy Objective WW6 and DM Standard 38 of the Galway County Development Plan 2022-2028 and contrary to the proper planning and sustainable development of the area. 2

1. The site frontage (bollarded, as per site layout plan), remaining active to passing traffic and trade, with certain stopping / parking on the public road and/or footpath due to lack of adequate yard size for the nature of the proposed activities; will give rise to obstructions to and conflict with passing vehicular traffic and vulnerable road users / school children, resulting in compromised road safety, the management of which remains beyond the scope of the development proposals and capabilities of the development control authority.
2. The site location, on the inside of a bend in the R375 is resulting in poor sight visibility on the R375. The proposed reduction in height of adjacent walls (technically bespoke to the location and limited exactly on the required distances for 50kph speed), relies upon no obstruction to visibility occurring within the visibility triangles; and, for the nature of the proposed activities, at the proposed location, renders ongoing compromised or unreliable road safety standards resulting from the proposed development. The development is therefore contrary to the proper planning and sustainable development of the area. Planning and Development Section Áras and Chontae, Castlebar, Co. Mayo www.mayo.ie | 0949064000
3. The proposed development would facilitate the operation and intensification of an unauthorised structure and would, therefore, seriously injure the amenities of property in the vicinity by reason of traffic movements, noise and general disturbance and be contrary to the proper planning and sustainable development of the area. Accordingly, it is considered that it would be inappropriate to consider the grant of a permission for the proposed development in such circumstances

The proposed dwelling and garage, by reason of its siting and the site’s location in an area which has an excessive density and inappropriate suburban pattern of development, including ribbon development, would result in the extension of ribbon development. As such, the proposed development would militate against the preservation of the rural environment and would set an undesirable precedent for other similar inappropriate development in the vicinity. Accordingly, the development is considered to be contrary to Sections 13.9.4 (Site Selection,) 13.9.5 (Ribbon Development) and Policy Objective HOU 49 of the Louth County Development Plan 2021-2027, as varied, and would, if permitted, be contrary to the property planning and sustainable development of the rural area.

The existing dwelling, although currently derelict, is considered to be of vernacular merit. The proposed extension, by virtue of its scale, height, massing, form and overall bulk, is considered disproportionate to the existing one-and-a-half-storey vernacular dwelling. It would visually dominate and effectively subsume the original structure, diminishing its architectural character and integrity and adversely affecting its contribution to the rural landscape. The proposal fails to respect the scale, proportions and traditional form of the host dwelling and would not assimilate satisfactorily with it and would be contrary to Policy Objective CPO 9.25 of the Westmeath County Development Plan 2021-2027 and to the proposed planning and sustainable development of the area.

1. Having regard to the planning history of the site, and in particular Condition No. 1(b) of Planning Register Reference 25/60406, which required the omission of House/Site No. 1 from the permitted housing scheme and the dedication of the resultant area to public open space, it is considered that the proposed development would be contrary to the established planning strategy for the site. The Planning Authority is not satisfied that sufficient justification has been provided to demonstrate any material change in planning circumstances since the previous assessment. The proposed development would result in the loss of public open space secured under the extant permission and would undermine the approved layout of the residential scheme. Accordingly, the proposed development would therefore be seriously injurious to the amenities of the area and materially contrary to the proper planning and sustainable development of the area.
2. The proposed development would contravene materially a condition attached to an existing permission for development.

1. Having regard to the existing pattern of development in the area, it is considered that the proposed dwelling, when taken in conjunction with existing and permitted development in the vicinity, would contribute to an undesirable pattern of linear development along this stretch of roadway and would further consolidate a form of ribbon development in the Rural Hinterland. The proposal would contribute to the incremental urbanisation of the countryside and would undermine the objective of maintaining the distinction between built-up areas and the open countryside. The Planning Authority considers that the proposed development would result in an inappropriate intensification of residential development within the Rural Hinterland, contrary to Objective ZO 20 City Hinterland, Objective 3.13 Rural Generated Housing, and the wider strategic objectives of the Cork City Development Plan 2022-2028 (as amended). The proposed development would therefore be contrary to the proper planning and sustainable development of the area.
2. The site is located within the Cork City Hinterland, where the objective is to protect rural amenity, landscape character and the open countryside from inappropriate development. Having regard to the extent of existing one-off housing in the locality, it is considered that the proposed development would contribute to an over-concentration of residential development in a rural area that is not served by public footpaths, public lighting or public foul sewerage infrastructure. The proposal would therefore reinforce an unsustainable pattern of development and would be contrary to Objective ZO 20 City Hinterland and the proper planning and sustainable development of the area.
3. Having regard to the information submitted, the Planning Authority is not satisfied that the applicant has demonstrated a sufficient economic or social need to reside at this rural location. The application does not satisfy the requirements of Section 11.132 and Objective 11.9(b) of the Cork City Development Plan 2022-2028. In particular, the applicants currently own and occupy a dwelling within the town of Blarney and the proposed dwelling would not constitute their first home on the family landholding. Accordingly, the proposed development is contrary to the rural housing provisions of the Cork City Development Plan and National Policy Objective 19 of the National Planning Framework.

Having regard to the pattern of development in the area and the scale of development proposed, it is considered that the proposed extension, by reason of its scale, bulk and proximity to site boundaries, would seriously injure the residential amenities of adjoining properties and would be contrary to DM OBJ 50 of the Meath County Development Plan 2021 -2027 by reason of visual obtrusion and overbearance. The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area.

1. It is considered that the proposed development by virtue of its nature as a light industrial use proposed to be located in the rural area which is zoned RA ‘Rural Area’ in the Meath County Development Plan, would materially contravene the zoning objective for RA to ‘protect and promote in a balanced way, the development of agriculture, forestry and sustainable rural- related enterprise, community facilities, biodiversity, the rural landscape, and the built and cultural heritage.’ Light Industry is not listed as a permitted use nor a use open for consideration under the RA Zoning Objective. The proposed development would therefore materially contravene a zoning objective outlined in the Meath County Development Plan 2021-2027 and would set an undesirable precedent for other similar developments, which would in themselves and cumulatively, not be in the interest of the proper planning and sustainable development of the area.
2. The subject site is partially located within the Blackwater Valley Landscape Character Area as defined under the Meath County Development Plan 2021-2027, which is categorised as being of Very High Value and having a High Sensitivity to development. It is a policy of the Development Plan to “integrate in the development management process the protection and enhancement of biodiversity and landscape features wherever possible, by minimising adverse impacts on existing habitats (whether designated or not) and by including mitigation and/or compensation measures, as appropriate”. The proposed construction of an additional ‘light industrial’ building on the subject site, located in a rural area, has the potential to negatively impact upon the landscape character of the Blackwater Valley (HER POL 28).

1. Having regard to the following: - the proposed development being sited within an undeveloped greenfield setting, - the lack of any evidence of an established farm enterprise accompanying the application content, the Planning Authority consider the proposed development in the absence of a comprehensive agricultural justification for the works to be contrary to the provisions of Policy Objective AD 1 Sustainable Agriculture Practices of the Galway County Development Plan 2022-2028 and therefore to permit same in light of this significant lacunae would create an undesirable precedent for similar future developments in the area and be contrary to the proper planning and sustainable development of the area.
2. The Planning Authority, by virtue of the lacunae associated with the proposed development in respect to the management of potential animal waste generated on site and having regard to the precautionary principle, is not satisfied based on the information received that significant negative effect on the natural environment and the integrity of the Natura network can be ruled out. Therefore the development if permitted has potential to have significant negative adverse impact on the rural landscape and the localised ecology and habitats thereof, would contravene materially objectives AD 4 & NHB 1 and development management standards 14 & 50 contained in the current Galway County Development Plan, and therefore would be contrary to the proper planning and sustainable development of the area. Advice Notice: The application was lodged (8th July 2026) within 6 months of the previous application on site under file reference no. 2660098 (21st January 2026) and therefore the Site Notice furnished with the current application should have been yellow in colour. 2

1. The proposed development would result in a substandard and inappropriate form of development that would seriously injure the residential amenities of future occupants by reason of the deficiencies in the quantity and quality of private amenity space and the overall inadequate levels of parking, and would contravene the provisions of the Sustainable Residential Development and Compact Settlement, Guidelines for Planning Authorities issued by the Department of Housing, Local Government and Heritage. The proposed development is therefore contrary to the proper planning and sustainable development of the area.
2. The proposed development, by virtue of its design and layout would result in the overlooking of adjacent properties, which would seriously injure the residential amenity of the properties in question, and would depreciate the value of property in the vicinity and would set an undesirable precedent for further such development. The proposed development would therefore be contrary to the proper planning and sustainable development of the area. Planning and Development Section Áras and Chontae, Castlebar, Co. Mayo www.mayo.ie | 0949064000
3. The proposed development would contravene materially a condition attached to an existing permission for development, namely condition 1 attached to planning reference 25/60145, by encroaching onto an area indicated as private open space in the plans submitted under that permission. The proposed development is therefore contrary to the proper planning and sustainable development of the area.

Having regard to the nature of the retained development, which includes the demolition of what appeared to be an older vernacular dwelling and where the reuse of original known features is not evident, it is considered that the retained development contravenes Objectives VA 1, VA 2 and RDR 01 of the Cavan County Development Plan 2022-2028, has resulted in a loss of a traditional building which contributed to the unique character, heritage and identity of the local area and is contrary to the proper planning and sustainable development of the area.

Policy TOU-P-8 requires that all tourism-based development complies with inter alia, the following criteria – ‘The development will not cause a traffic hazard, and the existing road network can safely handle any extra vehicular traffic generated by the proposed development.’ Having regard to the intensification of use of the existing entrance and restricted internal space to enable additional traffic manoeuvres that will result if the development is permitted in proximity to the existing N56 roundabout, and the frequency of such movements, the Planning Authority considers that the proposed development constitutes a traffic hazard. Therefore, to permit the development would be contrary to the provisions of Policy TOU-P-8 and contrary to the proper planning and sustainable development of the area.

1. The Planning Authority are not satisfied that the applicant has demonstrated compliance with Policy Objective RH2 of the Galway County Development Plan 2022-2028 to develop their first home in a rural area in an area which is under strong urban pressure within the Galway County Transport & Planning Study (GCTPS). 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 RH2 contained in the Galway County Development Plan 2022-2028, would be contrary to the provisions of Ministerial Guidelines issued to the planning authorities under Section 28 of the Planning and Development Act 2000 (as amended) and to “Sustainable Rural Housing Guidelines for Planning Authorities” issued by the Department of the Environment, Heritage and Local Government (updated in December 2020), 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. The subject site is located within an identified flood risk area and having regard to the nature of the proposed development, the Planning Authority is not satisfied in the absence of a site specific flood risk assessment that the subject site is not at risk of flooding in the future. Therefore, if permitted as proposed, the development would materially contravene Policy Objective FL8 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. In the absence of any details submitted on file in relation to the water supply to serve the proposed development, it is considered that the development if permitted as proposed, would be contrary to DM Standard 37 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 is not satisfied that the applicant has satisfactorily demonstrated that they can provide and maintain the required sightlines from the entrance to the site along the public road. Therefore, the Planning Authority is not satisfied that the required sightlines can be achieved at this location and to grant the development as proposed would be contrary to DM Standard 28 and would endanger public safety by reason of traffic hazard or obstruction of road users or otherwise and thus would be contrary to the proper planning and sustainable development of the area. 2

Taking cognisance of the surface water management details provided to the Planning Authority by way of further information which amend the surface water management proposals and provide a hydrological link to the Lower River Suir Special Area of Conservation (SAC), and in the absence of a Natura Impact Statement (NIS), the Planning Authority considers that the developer has failed to demonstrate that the proposal will not have potential for adverse impacts on the integrity of the Lower River Suir Special Area of Conservation (SAC) by not supporting the application with a Natura Impact Statement detailing the impacts of the proposed development on the qualifying interest habitats and species of the Special Area of Conservation (SAC). Therefore, it has not been demonstrated to the satisfaction of the Planning Authority that the proposed development would not, either individually or in combination with other projects, give rise to potential for significant effects on the conservation objectives of the qualifying interest habitats and species of the Lower River Suir SAC. The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area.

1. It is a policy of the Council (policy LK-DM-P-1, Letterkenny Plan and Local Transport Plan 2023-2029) ‘to support the principle of development proposals that are: (a) Generally consistent with the zoning objectives as set out in Table 7.1 and the corresponding zones identified on Map 7.1 entitled ‘Land Use Zoning Map’; and (b) Supported in the zoning matrix contained in Table 7.2’. The subject site is located on land zoned as ‘Local Environment’ and as per Table 7.1, the land zoning objective of the local environment zoning is ‘to provide for limited development only ensuring no significant negative impact on the landscape setting or the biodiversity quality of the area’. Table 7.2 further confirms that the proposed retail use cannot be considered within this zoning. Accordingly, to permit the proposed development would materially contravene the aforementioned policy provisions of the County Development Plan 2024-2030 (as varied) and would thereby be contrary to the proper planning and sustainable development of the area.
2. It is a policy of the County Donegal Development Plan 2024-2030 (as varied) that ‘any proposal for economic development use, in addition to other policy provisions of this Plan, will be required to meet all the following criteria: (a) It is compatible with surrounding land uses existing or approved, (b) It would not be detrimental to the character of any area designated as being of Especially High Scenic Amenity (EHSA), (c) It does not harm the amenities of nearby residents, (d) There is existing or programmed capacity in the water infrastructure (supply and/or effluent disposal) or suitable developer-led improvements can be identified and delivered, (e) The existing road network can safely handle any extra vehicular traffic generated by the proposed development or suitable developer-led improvements are identified and delivered to overcome any road problems, (f) Adequate access arrangements, parking, manoeuvring and servicing areas are provided in line with the development and technical standards set out in this plan or as otherwise agreed in writing with the Planning Authority, (g) It does not create a noise nuisance, (h) It is capable of dealing satisfactorily with any emission(s), (i) It does not adversely affect important features of the built heritage or natural heritage including natura 2000 sites, (j) It is not located in an area at flood risk and/or will not cause or exacerbate flooding, (k) The site layout, building design, associated infrastructure and landscaping arrangements are of high quality and assist the promotion of sustainability and biodiversity, (l) Appropriate boundary treatment and means of enclosure are provided and any areas of outside storage proposed are adequately screened from public view, (m) In the case of proposals in the countryside, there are satisfactory measures to assist integration into the landscape, (n) It does not compromise water quality nor conflict with the programme of measures contained within the current northwestern river basin management plan.’ On the basis of the information submitted, the Planning Authority is not satisfied that the proposed development will not harm the amenities of nearby residents as it has not been demonstrated that storm/surface waters can be appropriately collected, managed and disposed of to an appropriate discharge point given the falling topography of the land across the site in a north-easterly direction. Accordingly, to permit the proposed development would be prejudicial to public health and the proper planning and sustainable development of the area. Furthermore, having regard to the failure of the particulars submitted with the application to demonstrate visibility splays where the private lane meets the local road in accordance with the requirements of Figure 16.2 and Table 16.5 of Chapter 16 of the CDDP 2024-2030 (as varied), 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 could result in dangerous traffic cross-over movements into and out of the site, could endanger public safety by reason of a traffic hazard and would thereby be contrary to the proper planning and sustainable development of the area.
3. The subject site is not registered to the applicant and a letter of consent from the relevant landowner has not been submitted. 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 development would be contrary to the proper planning and sustainable development of the area.

1. The proposed development, consisting of a detached residential unit fails to demonstrate compliance with Objective HO O11 Subdivision of Dwelling to Accommodate Dependent Relative of the Limerick Development Plan 2022–2028 where there is a presumption against proposals for detached independent units within the curtilage of a dwelling. The proposed development would therefore be contrary to the provisions of the Limerick Development Plan 2022–2028 and would be contrary to the proper planning and sustainable development of the area.
2. Having regard to the scale and detached nature of the proposed residential unit, the proposal for a shared connection to the existing on-site waste water treatment system would be contrary to the Environmental Protection Agency's Code of Practice for Wastewater Treatment and Disposal Systems Serving Single Houses and would be prejudicial to public health and contrary to the proper planning and sustainable development of the area.

Having regard to the information submitted, the Planning Authority is not satisfied that a sufficient need has been demonstrated for the proposed agricultural entrance. The subject lands are served by an existing agricultural entrance from the laneway to the rear of Paddock 3 and the applicant has not adequately demonstrated why this existing access arrangement is insufficient to serve the agricultural needs of the landholding. The proposed development would therefore result in an unnecessary additional entrance onto the public road. Accordingly, the proposed development would be contrary to the proper planning and sustainable development of the area.

The proposed density of approximately 23 dwellings per hectare would be significantly below the generally applicable density range of 40 to 80 dwellings per hectare for City Suburban/Urban Extension locations in Dublin. The proposal does not optimise the residential development potential of the site and would constitute underdevelopment and an inefficient use of suitably zoned and serviced land. The applicant has not demonstrated that the physical or contextual characteristics of the site justify the proposed density or the application of the exception under Section 3.3.6 of the Sustainable Residential Development and Compact Settlements Guidelines for Planning Authorities (2024). The proposal would therefore not accord with Section 4.3.1.1, Policy Objective PHP18: Residential Density, or Section 12.3.3.2: Residential Density, of the Dún Laoghaire-Rathdown County Development Plan 2022-2028, or the density objectives of Chapter 3 of the Guidelines, and would be contrary to the proper planning and sustainable development of the area.

Objective SHO 4 of the Monaghan County Development Plan 2025-2031 seeks 'To promote and facilitate development that is commensurate with the nature and extent of the existing villages and to support their role as local service centres and locations for housing.' Additionally, Policy RSDP1 and Section 15.8.10 of the Monaghan County Development Plan, requires the submission of evidence to the satisfaction of the Planning Authority that there is demand for the proposed residential development taking account of the extent, nature and status of extant permissions for residential development, and vacant residential properties in the settlement. Section 15.8.10 also notes that the Planning Authority may favourably consider proposals for social housing developments which are outside the defined Tier 4 settlement limits where a clear demonstrable need is proven to the satisfaction of the Planning Authority, and where lands are contiguous to the settlement limit and can be adequately serviced. The site of the proposed development is substantially located outside the settlement envelope of Doohamlet village and would not represent a coordinated and consolidated pattern of growth. Additionally, the applicant has failed to demonstrate to the satisfaction of the Planning Authority that there is a demand for the proposed residential development, either private or social, within the Tier 4 settlement of Doohamlet in accordance with the provisions of Policy RSDP1 and Section 15.8.10. Consequently, the development, if permitted would be contrary to the provisions of the Policy RSDP1 of the Monaghan County Development Plan 2025-2031 and to the proper planning and sustainable development of the area.

Having regard to the applicant's failure to submit a revised Social lnfrastructure Audit and to satisfactorily demonstrate that adequate childcare facilities will be available to serve the proposed development and the wider permitted development on the site, it is considered that the proposed development consisting of the provision of four dwellings and associated works on a site reserved for the provision of a creche would result in the unacceptable loss of social infrastructure for a residential area and would be contrary to objectives CPO 7.28 and CPO 7.29 of the Wicklow County Developmen I Plan 2022-2028 and Objective WTR6 of the Wicklow Town-Rathnew Local Area Plan, and would be contrary to the proper planning and sustainable development of the area.

1. The subject site is located on lands zoned ‘RA’ Rural Area under the Meath County Development Plan 2021- 2027, the objective of which is “to protect and promote in a balanced way, the development of agriculture, forestry and sustainable rural-related enterprise, community facilities, biodiversity, the rural landscape, and the built and cultural heritage”. The site is also located within a ‘Rural Area Under Strong Urban Influence’ as defined in the Sustainable Rural Housing Guidelines for Planning Authorities (DoEHLG, 2005). National Policy Objective 19 of the National Planning Framework supports the provision of single houses in such areas only where a demonstrable economic or social need to live in a rural area has been established. Having regard to the information submitted, the Planning Authority is not satisfied that the applicant has adequately demonstrated a genuine economic or social need to reside at this location. In this regard, it is noted that an application is currently pending with Land Registry in respect of the transfer of the existing family home to the applicant. Furthermore, the applicant's parents retain ownership of two additional residential properties, together with a family flat conversion, all of which are located within the rural area. The applicant has not satisfactorily demonstrated why these existing housing options are unavailable or unsuitable to meet their accommodation needs Accordingly, the Planning Authority is not satisfied that the proposed development comes within the scope of the rural housing need criteria set out in the Sustainable Rural Housing Guidelines for Planning Authorities, the National Planning Framework, and the Meath County Development Plan 2021-2027. In the absence of a demonstrated rural-generated housing need, the proposed development would represent an inappropriate and unsustainable form of development in the countryside, would undermine the objectives of the Meath Rural Settlement Strategy, and would contribute to an uncoordinated pattern of rural development. The proposed development would therefore be contrary to National Policy Objective 19 of the National Planning Framework, the Sustainable Rural Housing Guidelines for Planning Authorities, the Meath County Development Plan 2021-2027 and the proper planning and sustainable development of the area.
2. It is a policy (RD POL 9) of the Meath County Development Plan 2021-2027, “To require all applications for rural houses to comply with the ‘Meath Rural House Design Guide”. The proposed development by reason of its size, scale and massing is considered would be out of keeping with the site context and fails to integrate with the character of the immediate surrounding rural area and would form a visually obtrusive feature, which would not respect and integrate with the surrounding landscape. Accordingly, to permit the proposed development would materially contravene 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.
3. The application site is identified as being located, either in whole or in part, within Flood Zones A and B, which are areas at high and moderate risk of fluvial flooding. The applicant has failed to satisfactorily demonstrate, by way of an appropriate Site-Specific Flood Risk Assessment and, where required, the application of the Justification Test, that the proposed development would not be at risk of flooding or would not increase flood risk elsewhere. Furthermore, the Planning Authority is not satisfied that a safe means of access to the proposed dwelling can be achieved, having regard to the flood risk affecting the site and its access arrangements. The Planning Authority also considers that the proposal is contrary to Policy INF POL 20 of the Meath County Development Plan 2021-2027, which seeks to ensure that developments are appropriately assessed having regard to the nature and scale of flood risk and the potential impacts of climate change. In the absence of sufficient information to demonstrate compliance with these requirements, the Planning Authority is not satisfied that the proposed development constitutes an appropriate form of development at this location. Accordingly, the proposed development would be contrary to the provisions of The Planning System and Flood Risk Management Guidelines for Planning Authorities (2009), Policy INF POL 20 of the Meath County Development Plan 2021-2027, and the proper planning and sustainable development of the area.
4. The Planning Authority is not satisfied that the proposed site access has been designed to provide adequate sightlines and safe vehicular ingress and egress. Having regard to the layout and positioning of the proposed 2660828 entrance piers, walls and gates, the applicant has failed to satisfactorily demonstrate that the required visibility splays can be achieved and maintained in the interests of road safety. In the absence of sufficient information demonstrating that the proposed entrance arrangement can provide safe access to and from the public road, the Planning Authority considers that the development would give rise to a traffic hazard and endanger public safety. Accordingly, the proposed development would be contrary to the road safety provisions of the Meath County Development Plan 2021-2027 and would be contrary to the proper planning and sustainable development of the area. 2660828

Having regard to the design, scale, height, massing and constrained siting of the proposed two-storey dwelling, together with its largely blank side elevations, proximity to the adjoining properties and relationship with the site topography, it is considered that the proposed development would constitute a visually dominant, incongruous and discordant form of infill development that would fail to respect the established spacing, form and character of development along Killiney Road. The proposed development would be out of keeping with the character of the area and would set an undesirable precedent for similarly constrained infill development along the streetscape. The proposal would result in an overbearing impact and an undue sense of enclosure at Nos. 41 and 43 Killiney Road given its proximity and massing, and the Planning Authority is not satisfied that the development would avoid undue overshadowing or loss of daylight to adjoining residential accommodation. The proposed development would therefore seriously injure the residential amenities of adjoining properties and would be contrary to Policy Objective PHP18: Residential Density, Policy Objective PHP19: Existing Housing Stock: Densification, and Section 12.3.7.7: Infill, of the Dún Laoghaire-Rathdown County Development Plan 2022-2028. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.

The Planning Authority have serious concerns owing to the proposed restricted development access point in conjunction with onsite and external parking constraints and uncertainty regarding overflow of parking. Furthermore, the creation of a vehicular access point as proposed via an undefined junction with restricted visibility, whilst traversing Bride Street footpath would not be conducive in the creation of desired quality and safety of vulnerable road users’ permeability movements whereby there is a high degree of pedestrian demand in conjunction with safer routes to school movements. Therefore, it is considered proposed vehicular entrance is a haphazard arrangement that has the potential to create vehicular and pedestrian conflicts which would endanger public safety by reason of traffic hazard or obstruction of road users or otherwise and contrary to the proper planning and sustainable development of the area. 2

Having regard to the location of the existing dwelling within Tinahely (a type 1 small town) within a rent pressure zone, and Wicklow County Development Plan Policy Objective CPO 6.33 which seeks to ensure that any proposals do not undermine the provision of housing and that there is a sufficient supply of rental properties available for longer-term rental in the area and to ensure that proposals do not put increased pressure on the housing market, and the need / lack of rental properties in Tinahely, it is considered that the proposed development, by itself and by the precedent for which a grant of permission would set, would be contrary to the provisions of the Wicklow County Development Plan 2022-2028, would result in the loss of long term residential stock within Tinahely Town Centre and within a rent pressure zone, would be in conflict with national policy, and would be contrary to the proper planning and sustainable development of the area.

Having regard to the planning history of the site, the Planning Authority notes that Planning Reference 992288 for which the development was granted, included provision for a specific site access arrangement. The existing vehicular entrance serving the site has been developed at alternative location which does not have the benefit of planning permission. The proposed development would rely upon and increase the use of this unauthorised access arrangement, thereby resulting in the intensification of unauthorised development. In the absence of any regularisation of this existing entrance on site as part of this application, the Planning Authority is not satisfied that the proposed development would not constitute a traffic hazard and therefore if permitted would be contrary to the proper planning and sustainable development of the area. 2

1. The application site is located within the designated Coastal Landscape in Volume 7 of the Wexford County Development Plan 2022-2028 and is therefore classed as highly sensitive. It is considered that the proposed height and design of the extension does not consider or take into account sufficiently the sensitive nature of the site. The proposed development would likely result in a significant and detrimental impact on the visual amenities and character of this coastal area and would set an inappropriate and undesirable precedent for further development of this scale within the coastal landscape and to the proper planning and sustainable development of the area.
2. Insufficient information has been received regarding the suitability of the existing dwelling to accommodate the proposed extension and as such would be contrary to the proper planning and sustainable development of the area.

1. Having regard to the nature of the proposed residential development in conjunction with its location on lands zoned for Open Space/Recreation & Amenity purposes in the in the Galway County Development Plan 2022-2028, the Planning Authority is not satisfied that the proposal is compatible with Open Space/Recreational Amenity uses, and would contravene materially the land use zoning matrix contained in the current County Development Plan which seeks to facilitate the development of appropriate, compatible uses within the Open Space/Recreational Amenity zoned areas. Accordingly, to grant the proposed development would contravene material provisions of the current Galway County Development Plan 2022-2028 and therefore, would be contrary to the proper planning and sustainable development of the area.
2. Having regard to the subject site location within a Flood Zone C, adjacent to the flood plain of the Owenriff River, and the absence of a Site-Specific Flood Risk Assessment for the proposed development at this sensitive location, the Planning Authority is not satisfied that the subject site is not at risk of flooding in the future. Therefore, if permitted as proposed, the development would materially contravene Policy Objectives FL 1, FL 2 and FL 18 of the Galway County Development Plan 2022-2028 in relation to flood risk and would also be contrary to Ministerial Guidelines issued under Section 28 of the Planning & Development Act, 2000 (as amended) (The Planning System and Flood Risk Management Guidelines 2009) and would be contrary to the proper planning and sustainable development of the area.
3. The proposed removal of the existing stone wall and mature hedgerow and lack of regard for biodiversity with the landscape design proposal at this sensitive site is not in accordance with DM Standard 47: Field Patterns, Stone Walls, Trees and Hedgerows and therefore contravenes policy objectives in 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, which seeks to omit the childcare facility previously required under parent permission Reg. Ref. F15A/0015, would fail to provide and would prejudice the future delivery of essential childcare infrastructure necessary to serve the existing residential area and would therefore be contrary to the Childcare Facilities Guidelines for Planning Authorities (2001); Policy CIOSP10, Objectives CIOSO27 and CIOSO28 of the Fingal Development Plan 2023-2029; and, would therefore be contrary to the principles of proper planning and the sustainable development of the area.

The site is located in a rural area identified as ‘Rural Area Under Strong Urban Influence’ as designated in the Cork County Development Plan, 2022. Within this area, applicants must demonstrate that their proposal constitutes a genuine rural generated housing need based on their social/ economic links to a particular local rural area and must demonstrate compliance with one of the categories of housing need set out in Objective RP 5-4. On the basis of the information submitted, the Planning Authority is not satisfied that the applicant has demonstrated a rural generated need for a house at this location and has failed to demonstrate compliance with any one of the categories of housing need set out in Objective RP 5-4. The proposed development would thus conflict with the settlement policy and Objective RP 5-4 of the Cork County Development Plan, 2022 and would be contrary to the proper planning and sustainable development of the area.

The proposed development by virtue of its design, scale, massing, and detailing would dominate the front elevation of the house and be visually injurious to the visual amenities of the area. It would be contrary to the policies of Section 12.3.7.1 of the Dun Laoghaire-Rathdown County Development Plan which seeks to ensure that extensions have a harmonious relationship with the main building.

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 development on site as hereby proposed to be retained and further intensified is considered to have potential to constitute a hazardous arrangement to road users owing to the poor horizontal alignment of the heavily trafficked local primary carriageway (L 2212-83) in the vicinity of the site frontage where sightlines are severely restricted in both directions and the cumbersome vehicular movements associated with a development of this nature would compromise road safety and therefore be contrary to DM Standard 28 of the Galway County Development Plan 2022 – 2028 and to the proper planning and sustainable development of the area. 2

1. The proposed development site is located within the City Hinterland zoning which is the area under the strongest urban generated pressure for rural housing. The applicant has not provided sufficient evidence of a Demonstrable Rural Housing Need for housing in an area designated as being under strong urban pressure, in compliance with the relevant rural housing policy and criteria set out on the Cork City Development Plan 2022(As Varied) and National Policy Objective 19 of the National Planning Framework (2018). It is considered that the applicant has not demonstrated a Demonstrable Rural Housing Need that would come within the scope of housing need set out in Objective 11.9 and paragraph 3.53 of the Cork City Development Plan 2022 with regard to the provision of sustainable rural housing and the proposed development would, therefore, be contrary to the proper planning and sustainable development of the area
2. The proposed development would be inconsistent with the Cork City Development Plan 2022-2028 (As Varied) objectives regarding the demolition of existing residential dwellings, whereby the applicant has failed to provide a strong justification for the demolition of a habitable dwelling. The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area.
3. The proposed development of 2 No. semi-detached dwellings within the existing receiving environment of detached, one-off dwellings along the roadway, would be out of character with the location, set an undesirable precedent in the area, and not be in accordance with Objective 11.10 of the Cork City Development Plan 2022-2028 (As Varied) which states that new dwellings should respect the character, pattern and tradition of existing places, materials and built forms and must fit appropriately into the landscape. The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area.

1. The site is zoned Existing Residential under the Waterford City & County Development Plan 2022–2028, within which agricultural machinery storage / light industry use is not a permitted use. The proposed development would further intensify and consolidate an incompatible use on residentially zoned lands, would be contrary to the zoning objective to provide for residential development and protect and improve residential amenity, and would therefore materially contravene the policy and objectives of the Waterford City & County Development Plan 2022–2028 and would thus be contrary to the proper planning and sustainable development of the area.
2. The proposed development would further intensify an agricultural machinery storage and maintenance use within an established residential area and consolidate unauthorized development at the site. Having regard to the scale of the proposed building and the associated machinery storage, movements and activity, the development would adversely affect residential amenity and would perpetuate an incompatible land-use pattern, and thus would detract from existing residential amenities and would be contrary to the proper planning and sustainable development of the area.

1. The proposed development, in particular the coffee shop drive-through facility, is located adjacent to a key radial and bus route to and from Cork City, which is heavily trafficked. This route also serves pedestrians and cyclists. It is considered that the proposed development which is a car orientated development, contravenes Strategic Objective 3 of the Cork City Development Plan 2022-2028 and undermines the strategic vision for the city in terms of integrating people orientated developments along sustainable and active travel corridors in the city. Notwithstanding the measures outlined in the application, to address traffic generated by the proposed development, these are not sufficient and could contribute a further increase in traffic movements to the site. The proposed development will result in a traffic hazard and endanger public safety. The proposed development would not be in accordance with the proper planning and sustainable development of the area.
2. The subject site is situated on land zoned for sustainable residential neighbourhoods in the Cork City Development Plan 2022-2028. Such zoning allows for uses that contribute to sustainable residential neighbourhoods are also acceptable in principle in this zone provided they do not detract from the primary objective of protecting residential amenity and do not conflict with other objectives of this Development Plan, and such uses include small-scale local services including local convenience shops. As per paragraph ZO 1.2 of the Cork City Development Plan 2022-2028, development that does not support the primary objective of this zone will be resisted. Having regard to the scale and form of the proposed development, which includes the provision of a drive-through restaurant which is and would continue to be the principal use of the site, it is considered that the proposed drive-through use and would provide for a restaurants/cafés which would extend substantially beyond the local service and local population. Furthermore, as per paragraph 11.186 of the Cork City Development Plan 2022-2028 for Hot-Food Takeaways/Fast-food Restaurants 'fast food outlets/takeaways with proposed drive-through facilities will generally only be acceptable within designated Level 2 District/Large Urban Town Centres (Ballincollig) and will be assessed on a case-by-case basis’. The proposed development being coffee shop operation and drive-through facility as set out in the application is deemed to come within the scope of a hot-food takeway/fast-food restaurant. The subject site is not a Level 2 District/Large Town Urban Centre. The proposed development would, therefore, materially contravene the land use zoning objective of the site, contravene other provisions of the Cork City Development Plan and would not be in accordance with the proper planning and sustainable development of the area.

This proposal is seeking a ‘Change of house design’, to Pl. Ref. No. 24/60042, which is a permission ‘Consequent to an Outline permission’, where the original outlined permission is Pl. Ref. No. 23/60086. This proposal includes an increase in the size of this site, as such, this proposal would contravene materially the parent outline permission, Pl. Ref. No. 23/60086.

1. The development/proposed development is located within Flood Zone A as set out in the Cork County Development Plan, 2022. Cork County Development Plan Policy Objective WM 11-16 seeks to avoid development in areas where there is a high probability of flooding (Flood Zone A). The retention and extension of this unit for use as residential development would be contrary to The Planning System and Flood Risk Management Guidelines for Planning Authorities 2009, and would materially contravene Policy Objective WM 11-16 of the Cork County Development Plan, 2022 and would therefore be contrary to the proper planning and sustainable development of the area.
2. The proposed development, due to its location and layout to the rear of Townshend Street would constitute overdevelopment on a restricted site to the rear of an existing dwelling unit. The proposed development would create an undesirable precedent for similar development in the vicinity and would therefore be contrary to the proper planning and sustainable development of the area.

1. Overdevelopment of the Site Having regard to the restricted size and configuration of the site, the Planning Authority considers that the proposed development would constitute an overdevelopment and over-intensive use of the site. The proposal would therefore provide an inadequate standard of residential development and would be contrary to the proper planning and sustainable development of the area.
2. Inadequate Car Parking Provision The proposed development would provide no on-site car parking, notwithstanding the requirement for two car parking spaces per dwelling under Table 10.3 of the Laois County Development Plan 2021–2027. The applicant has not demonstrated that the required parking can be accommodated within the site or that a departure from the applicable parking standard would be justified having regard to the location and circumstances of the development. The proposal would therefore be materially contrary to Table 10.3 of the Laois County Development Plan 2021–2027 and to the proper planning and sustainable development of the area.
3. Substandard Residential Development The proposed development would result in an unsatisfactory form of residential development due to the restricted nature of the site and uncertainty regarding the availability of sufficient developable area to accommodate the dwelling as proposed. It appears to the Planning Authority that the south-eastern boundary wall extends further into the site than indicated on the submitted drawings, reducing the effective site area available for development. As a result, the Planning Authority is not satisfied that the proposed dwelling can be accommodated on the site in the manner indicated. The proposed development would therefore be seriously injurious to the amenities of the area, materially contrary to Policy DM HS 9 of the Laois County Development Plan 2021-2027 and to the proper planning and sustainable development of the area. SCHEDULE 1 – PAGE 2 OF 2 PLANNING REF: 26/60433 C.E.O. NO: 541
4. Inadequate Private Open Space The Planning Authority is not satisfied that the proposed development would provide an adequate level of usable private open space in accordance with DM HS 6 of the Laois County Development Plan 2021-2027. The submitted private open space calculations include narrow and awkward areas which should not be counted as usable amenity space. Furthermore, having regard to the concerns set out under Reason No. 3, the Planning Authority is not satisfied that the level of private open space indicated can be provided as proposed. In addition, insufficient information has been submitted to demonstrate that adequate private amenity space would remain available to serve the existing dwelling. The proposal would therefore be seriously injurious to the amenities of the area, materially contrary to Policy DM HS 6 of the Laois County Development Plan 2021-2027 and to the proper planning and sustainable development of the area.

1. Based on the dearth of information submitted, the location of the development proposed on site and its proximity to an existing watercourse which flows downstream into the North-West Irish Sea SPA (004236) via the Bracken river, it is concluded that in the absence of a Screening for Appropriate Assessment as part of the application there is a gap in the information available to the Planning Authority and it is not possible to conclude with certainty whether or not the proposed development either individually or in combination with other plans or projects, in view of best scientific knowledge and in view of the sites’ conservation objectives, would be likely to have a significant effect on any designated European Sites (in particular the North-West Irish Sea SPA (004236)). The development as proposed, is therefore contrary to Objective DMSO1 of the Fingal Development Plan, and contrary to the proper planning and sustainable development of the area.
2. Having regard to the lack of adequate proposals submitted with respect to the wastewater treatment system, surface water drainage and the absence of a flood risk assessment as required under the Planning System and Flood Risk Management Guidelines for Planning Authorities (2009), the proposed development would be prejudicial to the outer groundwater drinking water protection zone for Bog of the Ring, public health and the amenity of the surrounding area as the applicant has not demonstrated to the satisfaction of the Planning Authority that the proposed wastewater treatment and surface water drainage arrangements are adequate or that the development would not be at risk of flooding. The development, as proposed, is therefore contrary to Policy GINHP19 and Objectives DMSO160, DMSO203, DMSO212, DMSO215, IUO16 of the Fingal Development Plan, and contrary to the proper planning and sustainable development of the area.
3. The proposed development for retention and permission is located within 10m of a watercourse and thus, does not provide for an adequate buffer from the Bracken River as required by Objectives DMSO154, DMSO156, DMSO210 & IUO26 of the Fingal Development Plan 2023-2029. The proposed development would contravene the above-named Objectives of the current Development Plan and, therefore, would be contrary to the proper planning and sustainable development of the area.

1. The existing cabin style dwelling, by reason of its design and materials of construction, would be prejudicial to public health and would be seriously injurious to the amenities of the area. The development would be at variance with Objective CPO6.29 of the Wicklow County Development Plan2022-2028 as the dwelling is considered to represent a haphazard and substandard form of permanent residential accommodation. Such a development would establish an undesirable precedence for similar sub-standard forms of residential development in the area, would be contrary to visual amenities of the area, to County Development Plan policy and to the proper planning and sustainable development of the area.
2. The development for retention results in the existing wastewater treatment system on site serving the subject residential unit and the existing main dwelling on site. No information has been submitted with regard to the existing wastewater treatment system on site and CPO 13.17 of the County Development Plan states that private wastewater treatment plants for multi-house developments will not be permitted. The proposed development for retention would therefore be contrary to the objectives of the Wicklow County Development Plan and would be prejudicial to public health.
3. The Council’s settlement strategy is to require new housing to locate on designated housing land within the boundaries of settlements, and to restrict rural housing to those with a housing need based on the core consideration of demonstrable functional social or economic need to live in the open countryside in accordance with the requirements set out in Table 6.3 of the Wicklow County Development Plan 2022 -2028. Insufficient information has been submitted to show that the applicant comes within the scope of the housing need criteria as set out under Objective CPO 6.41 of the Wicklow County Development Plan 2022 -2028 as they have not demonstrated a bona fide need for a new dwelling in the open countryside in accordance with the requirements set out in Table 6.3. The proliferation of nonessential housing in rural landscape areas erodes the landscape value of these areas and seriously detracts from views of special amenity value. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.
4. Having regard to: a) The layout of the vehicular entrance on site; b) Its location on the inside of a bend in the road; c) The proposed development which would result in two dwellings using this entrance and the additional traffic movements generated by the same and, d) The failure of the applicant to demonstrated that there are adequate sightlines available at this entrance; It is considered that the proposed development would endanger public safety by reason of serious traffic hazard and would therefore be contrary to the proper planning and sustainable development of the area.

1. Policy RE O105 of the Kildare County Development Plan 2023-2029 seeks to promote and facilitate the development of rural tourism, subject to such development not having a detrimental impact on the residential amenities of rural residents. The proposed development by its nature will increase human activity and vehicular movement, thereby resulting in increased light spill, noise and visual intrusion, all within an existing rural area and in immediate proximity to existing dwelling houses. The proposal, if granted, would seriously injure the amenities, or depreciate the value, of property in the vicinity and would have a significant impact on the rural character and visual amenity of the area. The development as proposed would be contrary to the policies and objectives in the Kildare County Development Plan 2023-2029, would set an undesirable precedent for similar development of this scale and nature and would therefore be contrary to the proper planning and sustainable development of the area.
2. The provision of safe and achievable lines of sight has not been demonstrated in a southern direction on the L-2007 local road. The proposed development and the associated intensification of the use of the vehicular entrance, from that of a private dwelling and historic entrance, to a 22-bed commercial tourism development, which would, by its nature result in increased vehicular movement where sight lines are not achievable, represents a potential traffic hazard and endangerment of public safety. The proposed development would therefore endanger public safety by reason of traffic hazard or obstruction of road users or otherwise and would contrary to the proper planning and sustainable development of the area.
3. Having regard to the extent of the proposal for a significantly sized holiday commercial activity at this rural location (provision for 22 persons) and the unzoned nature of the subject lands, located in a rural area: (a) Where under Section 9.3 of the Kildare County Development Plan 2023-2029, it is stated that ‘if land is not within an identified settlement and is not otherwise zoned, the use of such land shall be deemed to be primarily agriculture’ and (b) Where the site is located within the River Liffey Valley and Plains Landscape Character Area with a ‘Medium to High Sensitivity’ and a ‘Medium to Low Capacity’ in the Landscape Character Assessment of the Kildare County Development Plan 2023-2029. (c) Where the site is situated off a Local Road where no footpath or cycling provisions are provided and located at a significant distance from any settlement, facilities and amenities, thereby requiring increased vehicular movement at this rural location and attracting a significant increase in additional car-borne journeys and an increased reliance on private vehicle travel, the proposed development would represent a negative intervention into a rural setting where the receiving environment does not have the capacity to absorb its extent, would promote unsustainable travel patterns, would be contrary to national policy on active travel (the National Sustainable Mobility Policy 2026), and would be contrary to Kildare County Development Plan 2023-2029 policy regarding the protection of the rural environment and sensitive landscapes and, if granted would be contrary to the proper planning and sustainable development of the area.
4. The proposed development, located in a rural area, where substantial trees and hedgerows have been removed and where the proposed development would require additional significant removal of hedgerows to facilitate sight visibility would be contrary to Section 12.9 Trees, Woodlands and Hedgerows and Objectives, BI O1, BI O26, BI O27, and BI O29 of the Kildare County Development Plan 2023-2029, which seek to incorporate existing trees and hedgerows within developments and to prevent, in the first instance, the removal of hedgerows to facilitate development. To permit the proposal would be contrary to the policies and objectives of the Kildare County Development Plan 2023-2029 and would therefore be 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 single-storey storage shed used for the storage of outdoor pergolas and coverings associated with an online commercial business, constitutes 'Warehouse', comprising commercial storage use on lands subject to Zoning Objective 'B', the objective of which is to 'Protect and improve rural amenity and to provide for the development of agriculture'. Having regard to the nature of the use, the Planning Authority considers that the development is not compatible with the rural function of lands zoned Objective 'B' and is neither Permitted in Principle nor Open for Consideration under Table 13.1.4 of the Dún Laoghaire-Rathdown County Development Plan 2022-2028. The proposed development would therefore materially contravene Zoning Objective 'B' and would be contrary to the proper planning and sustainable development of the area.

1. The primary application is for retention as a house, then change of use for short term let until again required as a house. Having regard to the size and scale of the structure to be retained as a dwelling on site, with a stated area of 26.7sq.m, it is considered that the retention and use of this structure as a dwelling would represent a substandard form of development which, when compared to even the minimum size for an apartment as set out in the Kilkenny City and County Development Plan 2021- 2027, would be inadequately sized. It is considered that retention of the development would set an undesirable precedent for further such development and will be contrary to the residential amenities and proper planning and sustainable development of the area.
2. (a) The combined areas of the existing outbuilding and proposed garage are deemed excessive to serve the needs of only a proposed short term let accommodation on this subject site (b) The scale, design and location of the proposed garage, are out of character with the residential nature of the site, and contrary to the visual amenities of the area The proposed garage on site is therefore considered contrary to the residential amenities, rural character, visual amenities and proper planning and development of the area.
3. The applicant has (i) stated that the vehicular entrance adjacent to the agricultural building which is proposed for use as a domestic garage will not be used to facilitate the short-term let building, (ii) has not demonstrated vehicular parking for visitors on site or internal vehicular access leading to the proposed domestic garage, and (iii) has not demonstrated in relation to either vehicular entrance serving the site, that adequate sightlines exist or can be achieved and maintained for vehicles entering and egressing the site; the applicant has failed to demonstrate that the development would not give rise to traffic hazard at this location and would be contrary to the proper planning and sustainable development of the area.
4. The applicant has failed to demonstrate provision of an adequate water supply to serve the development and has not submitted a Confirmation of Feasibility from Uisce Eireann to serve the building to be used for short-term let; the applicant has failed to the demonstrate that the development would not be prejudicial to public health.
5. The applicant has failed to demonstrate that the wastewater treatment system is adequate to cater for the existing and proposed development or adequate provision for the disposal of surface water on site, and the development as proposed would be prejudicial to public health and the environment.
6. The subject buildings for retention form part of a larger landholding which also includes a dwelling house. The water, wastewater and vehicular access serving the dwelling house on site are proposed to serve the buildings for retention on site. The applicant has failed to demonstrate in the application documents that sub-division of the overall landholding will not occur; such sub-division of the landholding and the associated services for would give rise to traffic hazard, and would be prejudicial to public health and the environment, and the proper planning and sustainable development of the area.