Refusal decisions · 24–30 Aug 2026

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.

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. 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. 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 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.

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 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.

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.

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 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.

1. Policy HO P27 requires all proposals for an on-site wastewater treatment to comply with the Environmental Protection Agency (EPA) Code of Practice for Waste Water Treatment Systems for single houses (2021). The Domestic Waste Water Treatment Plant (DWWTP) is to be sited within a seasonally waterlogged, or wetted area and as such would be contrary to the recommendations of Section 5.4.1 of then EPA Code of Practice for domestic wastewater treatment systems. Having regard to the evidence of a high water table and the poor percolation characteristics of the soil, it is considered that the site cannot be drained satisfactorily. The proposed intensification of development will therefore be prejudicial to public health and constitute an unacceptable risk of water pollution would therefore contravene the provisions of the EPA Code of Practice for Wastewater Treatment Systems for single houses and Policy HO P27 of the Kildare County Development Plan 2023-2029, as well as being prejudicial to public health, constitute an unacceptable risk of water pollution and be contrary to the proper planning and sustainable development of the area.
2. The proposed extension by reason of its excessive floor area and configuration, is considered insensitive to the appearance of the existing cottage and in its current form does not adequately promote the reuse and sensitive restoration of the existing cottage. It is considered that the proposed development would therefore be contrary to the principles set out in Policy HO P17 and Section 15.4.12 of the Kildare County Development Plan 2023-2029. The proposed development, if permitted, would therefore be contrary to the principles of proper planning and sustainable development of the area.

1. The proposed development would materially contravene Condition No. 3 of Pl. Ref. 22/859, which required the demolition of the original dwelling within three months of the first occupation of the replacement dwelling. As such, the proposed development, if permitted would set an undesirable precedent for similar developments in the area. Therefore, the proposed development would be contrary to the proper planning and sustainable development of the area.
2. The proposed development would be contrary to Section 15.4.13 of the Kildare County Development Plan 2023-2029 (as varied), which requires that the development of a domestic garage/store/home- work pod/garden room for use ancillary to the enjoyment of a dwelling house will be considered subject to the structure having a maximum gross floor area of 40m2, maximum ridge height of 5m and the unit shall generally be located behind the front building line of the existing dwelling. The proposed development would seriously injure the amenities and depreciate the value of property in the vicinity and would set an undesirable precedent for other similar developments in the area.

1. Having regard to the details received with the application, the Planning Authority considers that the Applicant has failed to adequately demonstrate an Economic Need to reside in the area in accordance with the Council’s Rural Housing Policy as provided for in the Kildare County Development Plan 2023- 2029. The application is notably lacking appropriate supporting documentation, including details of employment in farming for the required period of years. The Planning Authority is not satisfied that the Applicant has demonstrated a need for the dwelling in accordance with Table 3.4, Section 3.13.3 and Policy HO P11 of the Kildare County Development Plan 2023-2029 (as varied). To permit the development would therefore be contrary to the proper planning and sustainable development of the area.
2. The proposed development, given its location 115m to the northwest of zoned land in Kilmeague, would be contrary to the provisions of Policy HO P15 the Kildare County Development Plan 2023-2029 (as varied), which seeks to preserve and protect the open character of transitional lands particularly the approach roads to towns and villages and areas immediately outside of settlement boundaries in order to prevent linear sprawl near towns, villages and settlements and to maintain a clear demarcation and distinction between urban areas and the countryside and to protect the integrity of the agricultural uses in these areas and would therefore be contrary to the proper planning and sustainable development of the area.
3. The proposed development, when taken in conjunction with the level of existing development in the vicinity, would exacerbate an excessive density of development in this rural area, would contribute to the further erosion of the rural character of the area and would contravene Objective HO O59 of the Kildare County Development Plan 2023-2029 (as varied), which seeks to carefully manage Single Rural Dwelling Densities to ensure that the density of one-off housing does not exceed 30 units per square kilometre. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.
4. It is considered that the proposed development by reason of the design of the proposed driveway, taken in conjunction with the extensive hardstanding proposed would have a negative visual impact and erode the rural character of the area, resulting in visually incongruous development that would be contrary to Policy HO P12 and the standards outlined in Appendix 4: Rural Design Guide of the Kildare County Development Plan 2023-2029 (as varied). It is considered that if permitted, the proposed development would seriously injure the visual amenities of the area, lead to an undesirable precedent for similar developments and would be contrary to the proper planning and sustainable development of the area.

Having regard to the suitability of the dwelling house on site for permanent occupancy housing due to its size, layout and amenity areas as well as its location in the settlement of Cromane and in proximity to Killorglin town, it is considered the proposed development would contravene Objective KCDP 10- 33 of the Kerry County Plan 2022-2028 which is to “Prohibit the change of use of residential properties to short-term letting in established residential areas”. Furthermore, it is considered that the proposed retention of change of use from residential to short- term holiday letting would be contrary to Policy 10.3.5.3 of the Kerry County Development Plan 2022-2028 in relation to Short-Term Letting. The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area.

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

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

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.

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.

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. 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).

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. 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.

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. 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

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, 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.

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. 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. 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 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.

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.

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.

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.

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.

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.

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 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.

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.