Refusal decisions · 24–30 Aug 2026

1. It is the policy of the Council, as set out in Volume 1, Chapter 4.9.3 of the Wexford County Development Plan 2022-2028, to ensure that a proposed development 'would not result in or extend an existing pattern of one-off linear development' and 'to strictly control individual rural housing in the open countryside in areas that are reaching their carrying capacity'. The proposed development would constitute ribbon development being the sixth dwelling within 250 metres thereby exacerbating a suburban form of linear development within a rural area. The proposed development, taken in conjunction with existing and permitted development, would constitute an undesirable exacerbation of ribbon development in a rural area, which would further detract from the amenities and further erode the rural character of the area. The proposed development is therefore considered contrary to Volume 1, Section 4.9.3 and Objective SH40 and SH43 of the Wexford County Development Plan 2022-2028 and to the proper planning and sustainable development of the area.
2. The proposed development includes the removal of a circa 40m stretch of mature hedgerows and trees along the roadside hedgerow to provide sightlines. This constitutes the removal of the full roadside boundary of the subject site. The extent of hedgerow removal is unacceptable to the Planning Authority and would further erode the rural character and visual amenity of this area. The proposed development is considered to be contrary to Section 2.9.1 of Volume 2 of the Wexford County Development Plan 2022-2028 and would be contrary to the proper planning and sustainable development of the area.
3. Inadequate information has been submitted with regard to the proposed effluent treatment details and whether there would be adequate separation distance in accordance with the requirements of the EPA Code of Practice 2021: Domestic Waste Water Treatment Systems and therefore the proposal may pose a public health hazard.

1. Having regard to the highly elevated characteristics of the site and the characteristics of the development proposed, the proposed development would be unduly visually obtrusive in the Forth Mountain Distinctive Landscape as designated in the Wexford County Development Plan 2022-2028. As such the proposed development would be contrary to Objectives L06 and L14 of Volume 1 of the Wexford County Development Plan 2022-2028 and to the proper planning and sustainable development of the area.
2. Insufficient information has been submitted to demonstrate that the development would not have adverse impacts on the Forth Mountain proposed Natural Heritage Area. As such the proposed development would be contrary to Objectives NH01 and NH04 of Volume 1 of the Wexford County Development Plan 2022-2028 and to the proper planning and sustainable development of the area.
3. It has not been demonstrated that adequate sightlines can be achieved at the junction of the lane giving access to the site and the public road as the written consent of the relevant landowner (Wexford County Council) has not been given to the proposed works to the frontage of the adjoining property to the west. As such the proposed development would endanger public safety by reason of traffic hazard and would be contrary to Section 6.2.6 of Volume 2 of the Wexford County Development Plan 2022-2028 and to the proper planning and sustainable development of the area.

Having regard to the information submitted with the planning application, the Planning Authority is not satisfied that the proposed wastewater treatment systems and percolation areas can adequately treat and dispose of wastewater in line with the requirements of the EPA Code of Practice for Domestic Waste-Water Treatment Systems, 2001 and Section 8.31 of the Wexford County Development Plan 2022-2028. As set out in Section 8.31 of the Wexford County Development Plan 2022-2028, the minimum site size for one dwelling relying on a waste-water treatment system is 0.2ha. The current application seeks to introduce two dwellings on a site size of 0.24ha. The site assessment submitted with the application is also incomplete. The applicant has therefore failed to prove that the site is capable of safely disposing of the effluent generated by the proposed development meaning that the development may give rise to a public health and safety hazard. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.

The siting of the proposed development within a sensitive landscape designated as being a coastal hook peninsula landscape would result in incongruous development that would be visually prominent and would not be easily absorbed by the surrounding landscape. The proposed development would likely result in a significant and detrimental impact on the visual amenities and character of this rural area and would set an inappropriate and undesirable precedent for further development of this type within this sensitive rural landscape. The proposed development fails to have sufficient regard to the rural housing design and visual impact guidance as expressed by Section 3.1.1 and Section 3.1.2 of Volume 2 Development Management Manual, and Section 3.2 and Section 6.1 of Volume 7 Landscape Character, and would therefore be contrary to Objectives L04, L05, L06, L08 and of Volume 7 Landscape Character, Wexford County Development Plan 2022-2028.

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. 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. Taking into account Volume 2, Section 3.4 of the Wexford County Development Plan 2022-2028 and the plans submitted with the application, it is considered that the two-storey rear extension does not comply with the policy due to its visual appearance, due to the design and height. The development is therefore contrary to the proper planning and sustainable development of the area.
2. The height and design of the proposed development would also adversely impact on the future development potential of adjoining properties through overlooking of adjacent lands to the east. The proposed development would therefore seriously injure the amenities and depreciate the value of property in the vicinity contrary to the proper planning and sustainable development of the area.