Refusal decisions · 24–30 Aug 2026

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.

1. Having regard to Virginia Bypass Development Objectives VB 01 and VB 02 as set out in the Cavan County Development Plan 2022 – 2028 which require Cavan County Council to work in conjunction with Transport Infrastructure Ireland and Meath County Council to reserve and protect option corridors from development that would interfere with the delivery of the Virginia By-Pass, it is considered that the proposed development would be premature pending the determination by the Planning Authority or the Road Authority of a road layout for the area or any part thereof.
2. It is considered that the proposed replacement of a traditional vernacular two- storey dwelling on this elevated exposed site by a new dwelling which, in the opinion of the Planning Authority, would not have sufficient regard to the design and character of the existing dwelling or to the guidance on design form and proportions included in Sections 2.1 and 2.2 of the “Design Guide for Rural One-Off Developments in Cavan Countryside”, would fail to meet the relevant criteria of Objective RDR 03 of the Cavan County Development Plan 2022 – 2028 one of which is that the design of replacement dwellings in rural areas shall have regard to the design, finish and character of the existing building and comply with the ‘Cavan Rural Design Guide’, or any such replacement document. The proposed development, and the precedent which it would form, would therefore be considered contrary to the proper planning and sustainable development of the area.
3. Having regard to insufficient information submitted in relation to stormwater drainage design and attenuation capacity for the proposed development, and to adequately ensure that any future drainage infrastructure associated with the Bypass Scheme can safely accommodate the additional flow arising from the proposed development, it has not been adequately demonstrated to the Planning Authority that the proposed development would not give rise to surcharge or increased flood risk downgradient from the proposed development. It is considered, therefore, that the proposed development would be contrary to Objective WQG 07 of the Cavan County Development Plan 2022 – 2028 which is to ensure that development would not have an unacceptable impact on water quality and quantity including surface water, ground water, designated source protection areas and river corridors; and would be contrary to Objective FRM 01 which is that development that would cause flooding or exacerbate such a risk at the proposed development site or at another location shall not normally be permitted