Refusal decisions · 24–30 Aug 2026

The shed to be retained by reason of overall scale would not be subordinate to the main dwelling on site, would have an unacceptable visual impact and be out of character with the existing pattern and character of development in the immediate vicinity of the site, and would not accord with BFP6 of the SDCC House Extension Design Guide. Furthermore, the development to be retained, if permitted, would set an undesirable precedent for development of similar scale in the vicinity of the site, which would be contrary to the property planning and sustainable development of the area, and thus cannot be favourable considered by the Planning Authority.

Having regard to Section 42(1A) of the Planning and Development Act 2000, as amended, which allows the extensions of permissions for one or more houses where the development has not yet commenced, it is noted that the subject application was lodged on the 06/07/2026, which is outside the six-month period from the commencement of Section 42(1A) on the 1st of August 2025. Accordingly, the application does not comply with the statutory timeframe prescribed under Section 42(1A)(a)(ii).

1. The proposed development, by reason of its scale design and layout would constitute an unduly obtrusive and visually prominent feature at this rural location within a high lying agricultural landscape character type area which would contravene an objective of the Fingal Development Plan 2023-2029 to preserve views along this stretch of the R122 Regional Road and would not be compliant with the design criteria of Table 14.9 and accord with Objective DMSO41. The proposed development would be seriously injurious to the visual and rural amenities of the area and, therefore, would be contrary to the proper planning and sustainable development of the area.
2. Having regard to the documentation submitted with the application, the Planning Authority is not satisfied that the applicant has submitted sufficient evidence to show compliance with the rural settlement strategy of the Fingal County Development Plan 2023-2029 including Objective SPQHO81 and Table 3.5 of the current Development Plan. Therefore, it is considered that the proposed development would contravene objective SPQHO81 of the Fingal County Development Plan, would be contrary to the Ministerial Guidelines and to the over-arching national policy in the National Planning Framework. The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area.

1. The application site is located in a highly-sensitive area zoned HA – High Amenity under the Fingal Development Plan 2023-2029. The proposed development, by virtue of its scale and nature, and the details submitted as part of the application, is considered to represent Agribusiness development as defined within Appendix 7 of the Development Plan. Agribusiness development is not permitted on HA zoned lands. The proposal would also contravene a Development Plan objective to Preserve Views at this highly-sensitive, high-amenity location and, by reason of its scale, would also contravene Policy GINHP26 and Objectives GINHO58, GINHO60 & GINHO61 of the Development Plan and would be seriously injurious to the visual amenities of the area. The proposal would contravene the HA land-use zoning objective and other objectives of the Fingal Development Plan 2023-2029 and, therefore, would be contrary to the proper planning and sustainable development of the area.
2. The proposed development would intensify the existing use of the site and the submitted documentation does not clarify the proposed site access location, any internal access routes or any required pedestrian/vehicular safety measures. The applicant has failed to demonstrate adequate sightlines are available to serve the proposed development, that safe vehicular & pedestrian movement can be accommodated to/from/within the development, or that the proposal will not result in undue impacts on the existing residential amenities of the area. On this basis, the proposal would endanger public safety by reason of a traffic hazard and would be contrary to Objective DMSO118 of the Fingal Development Plan 2023-2029 and, therefore, would be contrary to the proper planning and sustainable development of the area.

1. The retention of the existing modular building on site would, by reason of its location within the rear garden of an existing house and its dependence on the access arrangements of the existing house constitute undesirable backland development. This would also create an undesirable precedent for similar development in the surrounding area and would seriously injure the amenities of the existing house and surrounding area. The proposed development, would therefore, be contrary to proper planning and the sustainable development of the area.
2. The current layout and design of the existing modular building does not demonstrate compliance with Quality Housing for Sustainable Communities - Best Practice Guidelines for Quality Housing for Sustainable Communities Delivering Homes Sustaining Communities (2007), regarding gross floor area, main living room area or aggregate living area. It is also noted from the submitted plans and particulars that no information has been submitted with regards to the provision of private amenity space or internal storage to serve the existing modular building. The proposal therefore does not demonstrate compliance with Sections 14.6.1 Design and Layout, 14.6.4 Residential Standards and 14.8.1 Floor Areas or Objective DMSO19 – New Residential Development of the Fingal Development Plan 2023-2029.
3. The applicant has not provided any details with regards the existing surface water drainage arrangements on site, or any details with regards to a connection agreement with Uisce Éireann. The submitted documentation also contains no reference to the potential impact of the development to be retained on the existing property to the rear of the subject site, as under Reg. Ref. F19A/0179, the submitted documents displayed the provision of a soakway at the location of the existing modular unit. The development to be retained is therefore considered to be prejudicial to public health and contrary to proper planning and the sustainable development of the area.
4. It is noted from the submitted documentation that the existing modular building shares the existing vehicular entrance to the subject site with the existing house on site. However, no sightline drawing has been submitted nor have any details been provided to demonstrate compliance with Building Regulations Technical Guidance Document B Volume 2 Dwelling Houses, with regards to access for firefighting operations. The proposal also fails to provide sufficient bicycle parking provision. The development to be retained is therefore considered prejudicial to public safety and contrary to proper planning and the sustainable development of the area

The proposed development, if permitted, would result in ad-hoc development on site which would have a detrimental impact on the residential and visual amenity of the area and be unsympathetic to the pattern of development of the area at this sensitive location. As such, the proposal would contravene Objective SPQHO39 regarding new infill development, as well as Objective SPQHO42. The proposed development, by virtue of substandard architectural design and layout, would be injurious to the residential amenity of the area and would fail to provide a satisfactory level of amenity for future and existing residents, which would materially contravene the 'RS' zoning for the site in the Fingal County Development Plan 2023-2029, set an inappropriate precedent for other similar development and would therefore be contrary to the proper planning and sustainable development of the area.

The site is zoned RS Residential which has the objective to Provide for residential development and protect and improve residential amenity. Having regard to the scale and nature of the development and the intensification in the use of the site, the proposed development would materially contravene the RS zoning objectives, Policy SPQHP41 of the Fingal Development Plan 2023-2029 and set an undesirable precedent. The proposal would therefore be contrary to the proper planning and sustainable development of the area.

AND, I recommend REFUSAL OF PERMISSION for the replacement of the three Velux roof lights with a singular elongated conservation roof light to the front and the addition of a dormer window to the rear, pursuant to the Planning & Development Act 2000, as amended, for the following reason: 1. Having regard to the status of the subject dwelling as a Protected Structure, its location within the Dalkey Village Architectural Conservation Area, and its relationship with the adjoining dwelling at No. 4 Tempe Terrace, it is considered that the proposed elongated conservation rooflight to the front roof slope and dormer window to the rear roof slope, individually and cumulatively, would constitute visually obtrusive and unsympathetic alterations to the established form, profile and character of the historic roofscape. The proposed works would not constitute minimal or subordinate interventions, would adversely affect the architectural interest and character of the Protected Structure and its setting, and would establish an undesirable precedent for similar roof alterations within the Architectural Conservation Area. The proposed development would, therefore, be contrary to Policy Objectives HER8 and HER13 and Sections 12.11.2.1, 12.11.4 and 12.3.7(iv) of the Dún Laoghaire-Rathdown County Development Plan 2022-2028 and would be contrary to the proper planning and sustainable development of the area.

Reasons under review. View the official case.

1. If permitted, the proposed development would materially contravene the previous permission for development of the site PRR No. 91A/2071 which outlines that the space is to be laid out and utilised as open space and Condition No. 10 attached to PRR No. 91A/2071, which states that 'That the area shown as open space be levelled, soiled and seeded and landscaped to the satisfaction of the County Council and to be available for use by residents on the completion of their dwellings'.
2. Notwithstanding the zoning objective of the application site, ‘RES’ which seeks to protect and improve residential amenity, the subject land has a longstanding history of use and maintenance as public open space and was permitted as open space as part of the development as originally permitted. It is considered that the proposed development, if permitted, would result in a loss of an existing amenity space which would have a negative impact on the function and amenity of the wider residential area and would, therefore, be contrary to the proper planning and sustainable development of the area.

Since no reply has been received to this request for further information within the statutory timeframe, I recommend that pursuant to the Planning and Development Act 2000, as amended, the applicant be informed that this application is deemed to be withdrawn.

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 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.

The proposed development, comprising a new vehicular entrance and proposed dished kerb, would adversely affect an existing bus stop serving Sycamore Road. The relocation of the bus stop is not considered feasible. Therefore, safe access and egress cannot be achieved due to the conflict with the existing bus stop and would endanger public safety by reason of traffic hazard. The proposed development would, therefore, conflict with Section 4.3.3 (Impact on Public Transport Infrastructure) of Appendix 5 of the Dublin City Development Plan 2022-2028 and would be contrary to the proper planning and sustainable development of the area.

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.

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.

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 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.

Having regard to the nature of the proposed development, which comprises of the substantial and almost complete demolition and reconstruction of a residential dwelling, it would not be in accordance with Policy Objective CA6: Retrofit and Reuse of Buildings and Policy Objective PHP19: Existing Housing Stock - Adaptation, nor would it accord with the provisions of Section 12.3.9 Demolition and Replacement Dwellings of the Dun Laoghaire Rathdown County Development Plan 2022-2028, in that a strong justification for the substantial and almost complete demolition of the existing dwelling on site has not been provided. Furthermore, it is considered that the substantial and almost complete demolition of the existing dwelling and its subsequent replacement, if permitted, would set an undesirable precedent which would be contrary to the provisions of theDún Laoghaire Rathdown County Development Plan 2022-2028and the proper planning and sustainable development of the area.

Having regard to the narrow plot width of the application site, combined with the proposed dwelling’s excessive depth and 2-storey height and positioning on the shared western boundary width No. 176 Clontarf Road, the proposed dwelling would result in an overbearing and visually obtrusive impact on the neighbouring residential dwelling, specifically No. 176 Clontarf Road, contrary to Section 15.13.3 (Infill/Side Garden Housing Developments) and the Z2 zoning objective ‘To protect and/or improve the amenities of residential conservation areas’ (Section 14.7.2) as set out in the Dublin City Development Plan 2022 – 2028. The proposed development, would therefore, be contrary to the proper planning and sustainable development of the area.