Refusal decisions · 31 Aug–6 Sep 2026

The proposed development, by reason of its siting, scale, appearance and intended use would constitute an incongruous and visually obtrusive form of development within this sensitive rural environment. The Planning Authority is also not satisfied that based on how the containers were being used during the site visit that they are being used for domestic storage purposes ancillary to the enjoyment of the dwelling on site. The proposed units are therefore contrary to Section 3.2 ‘Domestic Garages/ Stores’ of the Wexford County Development Plan 2022-2028, Volume 2 and to the proper planning and sustainable development of the area and would set an undesirable precedent for other such inappropriate development elsewhere in the County if supported. The provision of two of the containers over the marked percolation area is also unacceptable from a public health and safety perspective.

1. Having regard to the Rural Housing Policy, as set out under Volume 3 Section 4.9.1 and Table 4-6 of the Wexford County Development Plan 2022-2028, and Volume 7 Objectives LO5-L08 relating to this coastal landscape, the applicant has failed to demonstrate compliance with the rural housing policy. Based on the documentary evidence provided in support of the application, the applicant would appear to be resident outside of this coastal landscape area and does not therefore comply with the rural housing policy as set out in Table 4-6 relating to Coastal Landscapes, and furthermore, the applicant has failed to demonstrate that they have lived within the area for a period of 10 years or more. The proposed would be contrary to the proper planning and sustainable development of the area.
2. 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. Due to the lack of elevational plans submitted with the application, the applicant has failed to demonstrate that the proposed dwelling has been designed to have sufficient regard to the rural housing design and visual impact guidance outlined in Section 3.1.1 and Section 3.1.2 of Volume 2 Development Management Manual, and Section 3.2, Section 4.1, 4.3, 4.5 and Section 6.1 of Volume 7 Landscape Character Assessment. The proposed development is therefore contrary to Volume 2 Section 3.1.2 and 3.1.2 Volume 7 Landscape Character Assessment Objectives L04, L05, L06, L08, L09, L10 and L12 of the Wexford County Development Plan 2022-2028.
3. The application site is located on a county road where, in accordance with Section 8.7.3 of the Wexford County Development Plan 2022-2028, it is a requirement that sightlines of 65 m minimum in each direction to the nearside road edge be provided at the access/egress point from a 2.0 m setback. The works required to provide sightlines have not been clearly demonstrated and are not completely within the site edged red. It is considered that the development for which permission is sought would fail to satisfy the requirements of the Wexford County Development Plan 2022-2028, would interfere with the free flow of traffic, would endanger public safety by reason of traffic hazard and would, therefore, be contrary to the proper planning and sustainable development of the area.
4. Insufficient information has been submitted in relation to the treatment of surface water discharge generated from the proposed development. The proposed development is therefore contrary to the proper planning and development of the area.
5. The application fails to demonstrate compliance with the minimum site size requirements and the required 50% site area set aside for additional tree planting and measures to promote biodiversity, as set out under Table 3-3 of Volume 2 of the Wexford County Development Plan 2022-2028. The proposed development is therefore considered contrary to Section 3.1.2. of Volume 2 of the Wexford County Development Plan 2022-2028 and therefore contrary to the proper planning and development of the area.
6. A submission of a copy of Confirmation of Feasibility correspondence from Uisce Eireann with regard to connection to existing public mains has not been supplied and in the absence of this information, the Planning Authority were unable to make a full assessment and therefore the development is considered contrary to the proper planning and sustainable development of the area.

Having regard to Objective TM59(b) of the Wexford County Development Plan 2022-2028, which limits the floor area of replacement holiday chalet structures to no more than 20% above that of the existing structure, the Planning Authority considers that the proposed replacement dwelling, which would increase the floor area from 109 sq.m to 142 sq.m (an increase of 30.3%), exceeds the permissible limit. The proposal is therefore contrary to Objective TM59(b) and would be contrary to the proper planning and sustainable development of the area. Planner's Note: Having regard to the change in ground levels between the application site and the adjoining lands to the south, any future planning application should include additional clarity on land ownership boundaries, and the nature and extent of any works that may affect the lands to the south.

1. The Planning Authority is not satisfied that the existing and proposed wastewater treatment system has adequate capacity to serve the existing and proposed holiday park. Inadequate and conflicting information has been submitted regarding the proposed treatment system, population equivalent, reed bed and discharge arrangements. Having regard to the proximity of the system to the Kilgorman River and Kilgorman River Marsh pNHA, the proposed development would be prejudicial to public health and the protection of the environment and contrary to Objectives TM54 and NH04 of the Wexford County Development Plan 2022-2028 and the proper planning and sustainable development of the area.
2. Having regard to the location of the proposed development within the Zone of Notification of Recorded Monuments WX007-015001 and WX007-015002 and its proximity to additional Recorded Monuments, insufficient information has been submitted in the form of an Archaeological Impact Assessment and Visual Impact Assessment to enable the Planning Authority to fully assess the impact of the development on the archaeological heritage and setting of these monuments. The proposed development is therefore contrary to Objectives AH04 and AH05 of the Wexford County Development Plan 2022-2028 and the proper planning and sustainable development of the area.
3. Having regard to the uncertainty regarding the planning status and authorised number of the existing mobile homes and chalets on the site, and the absence of sufficient information to substantiate the applicant's statement that the existing development was regularised under Planning Ref. 20062821, the Planning Authority is not satisfied that the proposed extension is to an authorised holiday park as required under Objective TM54 of the Wexford County Development Plan 2022-2028. The proposed development is therefore considered premature and contrary to Objective TM54 and the proper planning and sustainable development of the area.

Having regard to the provisions of the South Dublin County Development Plan 2022-2028 and particulars of the subject proposal, the development as proposed by reason of internal site layout and movements, would result in the introduction of risk to all yard users at the subject site, thereby endangering public safety by reason of traffic hazard. The proposal, if permitted, would thus compromise public safety which would be contrary to the policies and objectives of the South Dublin County Development Plan 2022-2028, and to the proper planning and sustainable development of the area, and cannot be favourable considered by the Planning Authority.

1. The site of the proposed development is not suitable for the safe disposal of effluent in accordance with the 2021 EPA Code of Practice: Domestic Wastewater Treatment Systems (P.E ≤ 10) having regard to indicators of high water table conditions and/or poor percolation characteristics on site. The proposed development would therefore be prejudicial to public health and contrary to the proper planning and sustainable development of the area.
2. In the absence of sufficiently comprehensive evidence concerning any potential alternative access onto lower category roads available to the applicants, the Planning Authority is not satisfied based on the submitted application documentation that the proposed development which proposes direct access onto Regional Road R-446 is consistent with the provisions of Roscommon County Development Plan 2022-2028 Volume 1 Policy Objective ITC 7.18 which stipulates that new accesses onto Regional roads will not be permitted where access onto a lower category road is available. The proposed development would accordingly be contrary to the proper planning and sustainable development of the area.

It is considered that the proposed change of house design, by virtue of its siting on an exposed and sloping site, in addition to its length and massing, would be out of character with the existing house types and pattern of development in this well-established residential area. The proposal would constitute a disorderly form of development which would impact negatively on the residential amenity of the adjacent properties and that would be out of character with the pattern of development in the area. The proposed design fails to comply therefore with Sections 2.3.2 and 3.2 of the Meath Rural Design Guide. Accordingly, to grant the proposed development would seriously injure the residential amenity of the area and depreciate the value of adjacent properties in the vicinity, would set an undesirable precedent for similar future developments in the area, would interfere with the character of the area, would detract from the visual amenity of the area and therefore, would be contrary to the proper planning and sustainable development in the area.

1. Insufficient evidence has been provided to the Planning Authority to demonstrate that the proposed development meets the specific requirements of the Meath County Development 2021–2027 and associated policy - RD POL 38 - “To ensure that all development accessing off the county’s road network is at a location and carried out in a manner which would not endanger public safety by way of a traffic hazard”. The Applicant has failed to demonstrate that the location and design of the entrance can facilitate safe access and egress from the site. The Applicant has not demonstrated unobstructed sightlines of 90 metres to the nearside edge of the road, in accordance with TII document DN-GEO-03060, from the entrance, based on the sightlines submitted as part of this application. The proposed development would endanger public safety by reason of traffic hazard or obstruction of road users or otherwise, and would, therefore, be contrary to the proper planning and sustainable development of the area.
2. It is a policy of the Meath County Development Plan 2021-2027 - RD POL 9 - to require that all applications for rural houses comply with the ‘Meath Rural House Design Guide’. The design of the proposed dwelling, by virtue of its excessive height, overly dominant form and inappropriate window fenestration at this location, within an elevated position, is not considered to adhere to the Meath Rural Design Guide. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.

The proposed development, by reason of the fragmentation of established agricultural land, its scale, form, massing, detailing and its siting and orientation on an elevated and exposed field, together with the proposed sweeping driveway and the site’s lack of sufficient natural screening or backdrop, would fail to sensitively integrate into the surrounding rural landscape. The development, would, if approved, result in a visually obtrusive form of development that would detract from the character and visual amenity of the rural area and would be contrary to the proper planning and sustainable development of the area in this regard. The proposal is therefore considered to contravene Sections 13.9.4, 13.9.8, 13.9.9 and Policy Objectives HOU 44 and HOU 49 of the Louth County Development Plan 2021 2027 (as varied), which seek to ensure that new dwellings in the open countryside are sensitively located and designed to protect the rural character of the area.

1. The applicant has failed to demonstrate compliance with the Rural Housing Needs Criteria applicable to Rural Policy Zone 2, an area under strong urban influence, as set out in Policy HOU 43 and Table 3.5 of the Louth County Development Plan 2021-2027 (as varied). In particular, no completed Qualifying Criteria Form for Housing in the Open Countryside and Rural Nodes, nor any supporting information demonstrating a need to reside in this rural area, has been submitted. In the absence of such information, the Planning Authority cannot establish that the dwellinghouse proposed for retention would have been acceptable in principle at this location. The proposed development is therefore contrary to Policy objective HOU 43 of the Louth County Development Plan 2021-2027 (as varied) and to the proper planning and sustainable development of the area.
2. The applicant has not provided sufficient information to demonstrate that the two shed structures proposed for retention are ancillary and subordinate to the residential use of the dwellinghouse. Having regard to the size and scale of the structures and the associated hardstanding areas, further details are required regarding their nature, function and relationship to the dwelling. In the absence of such information, the Planning Authority is unable to fully assess the acceptability of the structures or their potential impact on the character and amenities of the area. The proposed development is therefore considered contrary to the proper planning and sustainable development of the area.
3. The existing site entrance serving the development is substandard and fails to provide adequate visibility splays in accordance with the requirements of Section 13.16.17 of the Louth County Development Plan 2021-2027 (as varied). Based on the assessment of the Major Capital Projects and Infrastructure Delivery Section, the access arrangement would result in substandard forward stopping sight distance for road users travelling in a northerly direction on the L2214 and would introduce an unacceptable traffic hazard, including an increased risk of rear-end collisions. The Planning Authority is therefore not satisfied that the development can be served by a safe and suitable means of access, and as such, the proposed development would endanger public safety by reason of traffic hazard.
4. The capacity of the proposed wastewater treatment plant is designed for a Person Equivalent (PE) of 6, based on a 4-bedroom house. The existing property is a 5-bedroom property where a minimum PE Capacity of 8 is required. The proposed wastewater treatment plant, if permitted, would be undersized and would be insufficient to cater for the anticipated waste volume from the dwelling. The proposed development would therefore be prejudicial to public health.

While the Planning Authority acknowledges that a degree of flexibility may be appropriate where works are required to secure the preservation and continued use of a Protected Structure, the subject development which relates to the provision of seven residential units within a Protected Structure would result in the overdevelopment of the Protected Structure and would result in accommodation standards below those set out in the Sustainable Urban Housing: Design Standards for Apartments, Guidelines for Planning Authorities (2025) and would be contrary to the residential amenity provisions of the Louth County Development Plan 2021-2027 (as varied). The subject development would provide a substandard level of residential amenity for future occupants which would be contrary to the proper planning and sustainable development of the area.

Reasons not yet available here. View the official case.

The Planning Authority is not satisfied on the basis of submissions made in relation to the application, that a rural housing need has been demonstrated in accordance with Objective KCDP 5-14, Rural Housing Policy of the Kerry County Development Plan 2022-2028 having regard to the location of the application site in an area designated as a Rural Area Under Significant Urban Influence. The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area.

1. The Applicant has not demonstrated that the proposed dwelling is required to accommodate a person whose principal employment is intrinsically linked to the rural area, or that the Applicant's employment or business is location-dependent and contributes to or enhances the rural community to the extent necessary to justify a second additional dwelling on this landholding. It is therefore considered that the proposed development would not comply with Section 4.3.1.6. Policy Objective PHP23: Management of One-off Housing, Section 12.3.10 One-Off Housing in the Countryside nor Section 12.3.10.1 Suitable Sites of Dún Laoghaire-Rathdown County Development Plan 2022-2028.
2. The proposed dwelling would not be served by the minimum quantum of private open space required under SPPR 2 and would consequently provide an inadequate standard of residential amenity for future occupants. The subject development would therefore set a negative precedent for the area, where the objective is to protect and improve rural amenity. The development would therefore be contrary to the proper planning and sustainable development of the area

The existing laneways from which the proposed dwelling is accessed are substandard and contrary to Section 15.13.5.4 Access (mews) and Volume 2, Appendix 5: Transport and Mobility: Technical Requirements of the Dublin City Development Plan 2022-2028. The laneways are of constrained width with limited feasibility for adequate entry/egress sightlines, deliveries, refuse collection, maintenance access, emergency access, loading, turning, waiting areas, or pedestrian and cyclist safety. The available vehicle manoeuvring and turning facilities along the lane are restricted, and as such, the proposed development would result in the reversal of vehicular movements, including service, deliveries, emergency and refuse vehicles, along the laneway and onto Vernon Avenue and this arrangement would endanger public safety by reason of traffic hazard to road users, including to pedestrians and cyclists. The proposed development would set an undesirable precedent for other sites with constrained access, and would, therefore, be contrary to the proper planning and sustainable development of the area.

1. The proposed retention of an Industrial / warehouse development is neither permissible nor open for consideration under the Z2 “Residential Neighbourhoods (Conservation Areas)” land use zoning objective applicable to the site. The proposed development would therefore materially contravene a zoning objective, and if permitted, would constitute an undesirable precedent for further similar development in the area. The proposal is therefore contrary to the proper planning and sustainable development of the area, and to the Development Plan 2022-2028 vision for this wider area as residential conservation area
2. 2. The proposed development of an industrial / warehouse unit to the rear of a residential property of this design and scale in such close proximity to the existing house would constitute overdevelopment of the site, with serious injury to the setting of the existing house and the Z2 conservation area, in contravention of Policy BHA9 of Section 11.5.3 of the Dublin City Development Plan 2022-28. The proposed industrial warehouse would have a serious negative impact on the existing dwelling and the neighbouring dwellings, providing inadequate private open space for the existing dwelling. The applicant has not demonstrated to the satisfaction of the planning authority that existing residential amenity would not be unduly affected, having regard to privacy, overbearing impacts and impacts on daylight and sunlight. The proposed development would therefore be seriously injurious to the residential amenities of the area and contrary to the proper planning and sustainable development of the area

Reasons not yet available here. View the official case.

1. It is the policy of the Meath County Council Development Plan 2021-2027 (as varied) To implement the “Planning System and Flood Risk Management – Guidelines for Planning Authorities” (DoEHLG/OPW, 2009) through the use of the sequential approach and application of Justification Tests for Development Management and Development Plans, during the period of this Plan (INF POL 18) and to require that a Flood Risk Assessment is carried out for any development proposal, where flood risk may be an issue in accordance with the “Planning System and Flood Risk Management – Guidelines for Planning Authorities” (DoECLG/OPW, 2009). This assessment shall be appropriate to the scale and nature of risk to and from the potential development and shall consider the impact of climate change (INF POL 20). The subject site is located in a ‘defended area’. As per the OPW guidelines, flood defences should be ignored as part of an assessment. The applicant has submitted a technical note as part of the further information response and referenced the OPW Mornington Tidal Flood extents flood mapping to determine critical flood levels. The planning authority are currently carrying out a Flood Risk Assessment on the Mornington/Bettystown area with updated hydrology been used for the hydraulic modelling. As a result of the updated hydrology been used, the critical flood levels would appear to have increased at the location of the subject site. From the latest revision of the ongoing FRA, a critical flood level of 3.35m was used for the 1% MRFS. This would put the subject site entirely in Flood Zone A. As the subject site would require infilling to keep the proposed residential units FFL’s above the critical flood levels, compensatory storage would be required as the required infilling would displace floodwaters and increase flood risk elsewhere, therefore not satisfying the Justification Test. The applicant has no available space to provide the required compensatory storage at acceptable levels. The proposed development, if permitted, would be contrary to the aforementioned Ministerial Guidelines and would materially contravene policies INF POL 18 and INF POL 20 of the Meath County Development Plan 2021-2027 (as varied).
2. It is an objective of the Meath County Development Plan 2021-2027, “To ensure an Appropriate Assessment in accordance with Article 6(3) and Article 6(4) of the Habitats Directive (92/43EEC) and in accordance with the Department of Environment, Heritage and Local Government Appropriate Assessment of Plans and Projects in Ireland – Guidance for Planning Authorities, 2009 and relevant EPA and European Commission guidance documents, is carried out in respect of any plan or project not directly connected with or necessary to the management of the site but likely to have a significant effect on a Natura 2000 site(s), either individually or in-combination with other plans or projects, in view of the site’s conservation objectives” (HER OBJ 33). The applicant has not provided the Planning Authority with sufficient information to conclude that the proposed development (entire project), by itself or in combination with other plans and developments in the vicinity, would not be likely to have a significant effect on European Site(s): Boyne Estuary SPA Site code: (004080); Boyne Coast and Estuary SAC Site code: (001957); North-West Irish Sea (004236); River Boyne and River Blackwater SAC Site code: (002299) and River Boyne and Blackwater SPA Site code: (004232). The proposed development, if permitted, would be contrary to the aforementioned objective of the Meath County Development Plan 2021-2027 for the conservation and preservation of a European Site(s).
3. It is a policy of the Meath County Development Plan 2021-2027, “To co-operate with the EPA and other authorities in the continued implementation of the EU Water Framework Directive.” (INF POL 14) and it is an objective of the Meath County Development Plan 2021-2027, “To strive to achieve ‘good status’ in all water bodies in compliance with the Water Framework Directive and to cooperate with the implementation of the National River Basin Management Plan 2018-2021”. 2560911 Based on information submitted, the Planning Authority cannot rule out that the proposed development would not have an adverse impact of the Boyne Estuary (IE_EA_010_0100) either directly, indirectly or cumulatively and would fail in the obligation to achieve good ecological status in all waterbodies. The proposed development, if permitted, would be prejudicial to public health and would be contrary to an objective of the Meath County Development Plan 2021-2027. 2560911

1. Mayo County Council notes the proposal as presented fails to meet the minimum site size requirements as set out under Section 2.3 of Volume 2 of the Mayo County Development Plan 2022- 2028. Therefore, the proposed development if permitted would, both by itself and the precedent it would set, interfere with the character of the rural landscape which it is necessary to protect, and be contrary to the proper planning and sustainable development of the area.
2. The applicant has failed to establish, based on the site suitability assessment submitted, that the proposed effluent treatment system might not impact negatively on water quality and public health. The proposed development is therefore contrary to the proper planning and sustainable development of the area.

1. Policy HO P11 of the Kildare County Development Plan 2023-2029 seeks to facilitate proposals for dwellings in the countryside outside of settlements in accordance with the National Planning Framework Policy NPO 19 in conjunction with the rural housing policy zone map and accompanying Schedule of Category of Applicant and Local Need Criteria. In order to establish genuine local need, the Applicant was assessed against Category B (i) of Zone 1 as set out in Table 3.4 of the Plan. Based on the information submitted with the application, the Applicant has not sufficiently demonstrated that they have grown up and spent 16 years living in the rural area of Kildare under Strong Urban Influence as identified in the Kildare County Development Plan 2023-2029. The proposed development is therefore contrary to policy HO P11 of the Kildare County Development Plan 2023-2029 and to the proper planning and sustainable development of the area.
2. Objective HO O44 of the Kildare County Development Plan 2023-2029 seeks to restrict residential development on a landholding, where there is a history of development through the speculative sale or development of sites to an unrelated third party. Having regard to the planning history of the original landholding it is noted that the speculative sale of sites and property to unrelated third parties appears to have occurred, which has increased the level of piecemeal and haphazard development of the landholding which is contrary to the proper planning and sustainable development of the area.

1. The subject site is zoned GE General Employment with the objective to provide opportunities for general enterprise and employment. The supporting vision for the GE General Employment zoning objective seeks to facilitate opportunities for compatible industry and general employment uses including appropriate sustainable employment and enterprise uses, logistics and warehousing activity in a good quality physical environment. General Employment areas should be highly accessible, well designed, permeable, and legible within the Fingal Development Plan 2023-2029. The additional office space development, by virtue of its excessive floor area, its stand-alone nature and its incompatibility with existing land uses within the Millenium Business Park, cumulatively results in the unsustainable and uneconomical use of the subject site and prejudices the broader vision of the GE General Employment lands. In this regard, the development materially contravenes the GE General Employment zoning objective of the Fingal Development Plan 2023-2029, conflicts with Policy EEP2 of the Fingal Development Plan 2023-2029 and will set an inappropriate precedent for other similar forms of development. The development is therefore contrary to the proper planning and sustainable development of the area.
2. Condition no. 7 of the parent permission under Reg. Ref. FW18A/0194 states that: The individual units shall be used for light industrial purposes only. All office space shall be ancillary to the individual units and shall not be sold, let or otherwise independently operated, except where otherwise granted by way of a separate planning permission. Thus, the link between Units 1 & 2 would represent the amalgamation of 2 of the individual 4 units permitted under Reg. Ref FW18A/0194 and it is noted that such amalgamation has not been included in the development description of this application. Given the proposed use and amalgamation, the proposed development would materially contravene a condition attached to an existing permission.

The applicant has failed to demonstrate to the satisfaction of the Planning Authority that that they have sufficient consent to carry out the proposed works to facilitate vehicular access to the proposed dwelling. In addition in the absence of time to request clarification on this issue, the proposed development would therefore constitute a development which would lead to a conflict between pedestrian and road user and as such would be contrary to the proper planning and sustainable development of the area.

1. The proposed development would represent consolidation of un-authorised development on this site, having regard to the existing vehicular entrance/lane on site for which no permission exists, the provision of such a form of development undermines the planning regulations and would be contrary to the proper planning and sustainable development of the area.
2. The proposed development would endanger public safety by reason of a traffic hazard due to insufficient sightlines demonstrated at the entrance serving the site
3. The proposed dwelling in terms of the scale, mass and design would be considered overbearing and excessive, dominant backland development, visually obtrusive and would negatively impact upon the level of residential amenities of the surrounding area, and would materially contravene Objectives DMSO31 and DMSO32 of the Fingal Development Plan 2023-2029. Furthermore, the proposed development would fail to integrate appropriately and would be seriously injurious to the amenities of the surrounding properties, and contravene the RS zoning objective for the area and as such would be contrary to the proper planning and sustainable development of the area and would set an undesirable precedent for similar type development.

The Councils Rural Settlement Strategy, as set out in the Fingal Development Plan 2023-2029, seeks to accommodate persons with a genuine rural-generated housing need based on their ties to rural areas within County Fingal. The applicants housing need is currently being satisfied by a residential property they reside in, and have a part ownership of, in another county. On this basis, the applicant has not demonstrated they satisfy the local need requirement for a new dwelling on a rural site in County Fingal or their compliance with the requirements of the Councils Rural Settlement Strategy. As such, the granting of permission for the proposed development contravene the Councils Rural Settlement Strategy and would set an undesirable precedent for other such rural housing developments which would, cumulatively, be seriously injurious to the amenities of the Countys rural areas and the Councils Rural Settlement Strategy. The proposed development would contravene the RU zoning objective and the Rural Settlement Strategy of the Fingal Development Plan 2023-2029 and, therefore, would be contrary to the proper planning and sustainable development of the area.

The application submission has failed to demonstrate that existing childcare provision within the local area meets or exceeds projected demand. As such, it is considered that the proposed development would prejudice the future delivery of essential childcare infrastructure necessary to serve the existing residential area contrary to the Childcare Facilities: Guidelines for Planning Authorities, 2001 Policy CIOSP10 and Objectives CIOSO27 and CIOSO28 of the Fingal Development Plan 2023-2029. To permit the development as proposed would set a hugely undesirable precedent, would exacerbate childcare provision shortfalls in the local area and would therefore be contrary to the proper planning and sustainable development of the area.

The existing laneways from which the proposed dwelling is to be accessed are substandard and contrary to Section 15.13.5.4 Access (mews) and Volume 2, Appendix 5: Transport and Mobility: Technical Requirements of the Dublin City Development Plan 2022-2028. The laneways are of constrained width with limited feasibility for adequate entry/egress, sightlines, deliveries, refuse collection, maintenance access, emergency access, loading, turning, waiting areas, or pedestrian and cyclist safety. The available vehicle manoeuvring and turning facilities along the lanes are restricted, and as such, the proposed development would result in the reversal of vehicular movements, including service, deliveries, emergency and refuse vehicles, along the laneway and onto Vernon Avenue and this arrangement would endanger public safety by reason of traffic hazard to road users, including to pedestrians and cyclists. The proposed development would set an undesirable precedent for other sites with constrained access, and would, therefore, be contrary to the proper planning and sustainable development of the area

The proposed vehicular entrance would result in the removal of one on-street parking space on Vernon Avenue to accommodate a private vehicular entrance. This is contrary to Policy SMT25 and Section 8.5.7 of Chapter 8 as well as Section 4.1 of Appendix 5 of the Dublin City Development 2022-2028, which aims to manage on-street parking to serve the needs of the city alongside the needs of residents, visitors, businesses, kerbisde activity, and accessible parking requirements. The reduced supply of on-street parking would detract from the convenience of road users and the residential amenity of surrounding properties, and would set an undesirbale precedent for other similar developments. The development would, therefore, contravene a policy of the Development Plan and would be contrary to the proper planning and sustainable development of the area.

1. Having regard to the zoning objective for the area, the pattern of development in the vicinity, and the nature and scale of the proposal, the Planning Authority is not satisfied that the applicant has demonstrated how the proposed development would support and maintain the mixed-use character envisaged for Z10 lands under Section 14.7 of the Dublin City Development Plan 2022-2028. The proposal, comprising predominantly social care residential accommodation facility use (c.97% of the development), does not provide an appropriate mix of uses and is therefore inconsistent with the Z10 zoning objective. If permitted, the development would set an undesirable precedent for the redevelopment of Z10 lands and would be contrary to the proper planning and sustainable development of the area.
2. 2. The applicant has failed to demonstrate, to the satisfaction of the Planning Authority, that the proposed social care residential accommodation facility would not result in an undue concentration of such uses in the area, or that it would not adversely affect the local economy, residential amenities, or the ongoing regeneration of the area. In the absence of such information, the Planning Authority is not satisfied that the proposal complies with Section 15.13.9 of the Dublin City Development Plan 2022-2028. The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area
3. 3. Having regard to the internal layout and overall design of the proposed development, the proposal would provide a poor standard of residential accommodation due to inadequate communal facilities and amenity provision. The proposed development would therefore result in a substandard form of accommodation that would adversely affect the residential amenity of future occupants and would be contrary to the proper planning and sustainable development of the area.

Reasons not yet available here. View the official case.

Reasons not yet available here. View the official case.

Reasons not yet available here. View the official case.

Having regard to the illuminated nature of the proposed sign and its changing display, the proposed development would result in a distraction to road users which would endanger public safety by reason of a traffic hazard. Furthermore, permitting this type of development would establish an undesirable precedent for the proliferation of digital advertising in unsuitable locations, would be contrary to policies and objectives of the Cork City Development Plan 2022-2028, specifically Sections 11.194, 11.195, 11.196 and 11.200, and would not adhere to principles of proper planning and sustainable development.

1. The proposed single storey rear extension with endless swimming pool by virtue of its scale, mass, bulk and proximity to the common boundary with the adjoining property to the north is considered contrary to Section 3.4 Extensions to Dwelling Houses (Volume 2) of the Wexford County Development Plan 2022-2028. It is considered that the proposed single storey extension would have an adverse impact on the amenity of the rear garden of this property by way of overshadowing and overbearing impact. It would also set an undesirable precedence and would be contrary to the proper planning and sustainable development of the area.
2. Inadequate information has been provided to enable the Planning Authority to adequately assess the impacts of the proposed swimming pool element of the rear extension. More specifically, a submission of a copy of confirmation of feasibility correspondence from Uisce Eireann with regard to connecting the proposed swimming pool to existing public mains and foul has not been supplied with this application. The proposed development would therefore be considered prejudicial to public health and contrary to the proper planning and sustainable development of the area.

1. Notwithstanding that the Council is open to considering higher density and higher building heights within infill-type developments, particularly on brownfield sites, it is the policy of the Council to ensure that such development is appropriately designed so as to ensure no detraction arises for the amenities of the host location. The proposed development, by reason of its scale, massing and positioning, would present as a visually obtrusive and overbearing feature within its setting. The proposed development is likely to give rise to an unacceptable loss of residential amenity for adjoining properties, while resulting in an unacceptable loss of visual amenity in this town-centre location given its incongruous design and positioning, which would detract from the character of the area. The proposed development fails to satisfy the requirements of Section 3.12 of Volume 2, and Chapter 4.7.2 of Volume 1 of the Wexford County Development Plan 2022-2028, and would therefore be contrary to the proper planning and sustainable development of the area.
2. Insufficient information has been provided in respect of the potential impact on the archaeological and built heritage of the subject site, which is located within the zone of archaeological potential for New Ross Town as a recorded monument (reference WX029-013). In the absence of detailed investigations and information pertaining to archaeological and built heritage, a full and proper assessment of the proposed development cannot be made, and would therefore be contrary to the proper planning and sustainable development of the area.

1. As per the Nenagh and Environs Local Area Plan 2024 - 2030, the north-eastern edge of the application site is zoned for ‘Amenity’ use. The proposal for a dwelling and associated residential infrastructure on this land use would materially contravene the 'Amenity’ zoning objective which seeks to preserve and enhance open space, biodiversity and amenity uses and would, therefore, be contrary to the proper planning and sustainable development of the area.
2. Having regard to: • The amended development layout provided as further information. • The content and recommendations contained in the Road Safety Audit submitted as further information. • The failure to incorporate the recommendations of the Road Safety Audit into the amended development layout. • The requirements of Section 6.3 of Volume, 3 Appendix 6 of the Tipperary County Development Plan 2022. • The requirements of the Design Manual For Urban Roads and Streets (DMURS). The Planning Authority is not satisfied that the proposal has adequately provided for vehicular and pedestrian safety. Accordingly, it is considered that the proposal would be contrary to the proper planning and sustainable development of the area.

1. Having regard to information set out in the Further Information response in respect to surface water drainage, and the extent of works required, the information, it is considered, has not provided the full extents of all of the proposed elements of the proposed Surface Water Drainage System is, including details of construction methods, extents and quantities of excavation regarding clay removal, material importation, membrane utilisation, etc.) and whether such works will impact on the drainage system in the area. In the absence of sufficient clarification of same it is considered that the proposed development would represent a substandard development in terms of layout, nature based Sustainable Urban Drainage Systems (SUDS), and design and would therefore be contrary to proper planning and sustainable development.
2. Having regard to your response to the Further Information request, the proposed redesign of the foul drainage system which includes a pumping station and rising main, along with the lack of evidence that Uisce Éireann will take in charge this foul drainage infrastructure, there is a concern that in the absence of clear proposals for the maintenance of the pumping system that in the event of failure it could lead to pollution resulting in a public health hazard, and development would therefore be contrary to proper planning and sustainable development.

Dormer The dormer structure proposed protrudes past the ridge line of the roof of the existing dwelling and would be visually obtrusive and out of character for this established residential area. Thus, the proposed development would seriously injure the amenity of property in the vicinity and be contrary to the 'RES' zoning objective for the area which seeks 'to protect/and or improve residential amenity', and would therefore be contrary to the South Dublin County Council Development Plan 2022-2028 and and would thus be contrary to the provisions of BFP1 and BFP5 of the 2025 SDCC House Extension Design Guide. Furthermore, the granting of permission of the dormer as proposed would set an undesirable precedent for other similar developments which would, in themselves and cumulatively, be harmful to the residential amenities of the area and would be contrary to the proper planning and sustainable development of the area.

1. The proposed development is located within a rural area designated as Low Development Pressure, where Applicants are required to (i) comply with the Local Needs Qualifying Criteria set out in Section 9.4 of the Meath County Development Plan 2021–2027 and (ii) demonstrate a genuine rural housing need. Based on the information submitted, the Planning Authority considers that the Applicant has not demonstrated a bona fide rural housing need for a dwelling at this location. The Applicant’s circumstances indicate an urban‑generated housing need for a dwelling at this location, given their current residence within the Ballivor settlement. and insufficient justification has been provided to demonstrate that the applicants housing need cannot be met within the existing settlement. As such, the proposed development would be contrary to RD POL 6 and the rural housing policies and local needs qualifying criteria as set out in the Meath County Development Plan 2021–2027 and the Sustainable Rural Housing Guidelines for Planning Authorities. The development would therefore constitute an unjustified form of residential development in the rural area, would set an undesirable precedent for similar development, and would be contrary to the proper planning and sustainable development of the area.
2. Based on the information submitted, in particular the absence of robust documentary evidence relating to the necessity for the proposed stables/machinery store and the actual use of same, the Planning Authority is not satisfied that the applicant has demonstrated a bona fide agricultural need or planning justification for the structure. The Planning Authority is not satisfied, on the basis of the particulars submitted, that the development relates to a genuine agricultural development proposal or that it is functionally required in connection with an established agricultural activity on the landholding. Accordingly, the development would not accord with RD POL 10, RD POL 11, RD POL 12, RD POL 14 or DM OBJ 62 of the Meath County Development Plan 2021–2027. The development, if permitted, would therefore constitute an unjustified form of development in the rural area, would establish an undesirable precedent for similar development, and would be contrary to the proper planning and sustainable development of the area.

Having regard to short term nature of the proposed commercial development and the shortage of residential accommodation in the town of Westport, it is considered that the development as proposed would be an inappropriate form of residential development (ie. short term) in Westport town centre and would also be injurious to the residential amenities of other residential development in the vicinity of the site and would set an undesirable precedent which would impact negatively on the amenity and viability of existing and future residential developments in the town centre. The proposed development would therefore be contrary to the principles of proper planning and sustainable development.

1. The site is located within Rural Areas Under Strong Urban Influence, where the National Planning Framework, the Regional Spatial and Economic Strategy and the Longford County Development Plan 2021–2027 require that new housing in the open countryside be strictly limited to persons with a demonstrable economic or social need to reside in the rural area. The applicant’s rural housing need has already been met through the existing permitted dwelling on the landholding (Reg. Ref. PL24/60187). The proposed conversion of a domestic garage—permitted solely as an ancillary structure—to a second independent dwelling would constitute overdevelopment of the site and would contribute to urban-generated housing pressure in a controlled rural area. The Planning Authority is not satisfied that any additional rural housing need exists to justify a second dwelling. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.
2. The applicant has failed to demonstrate that adequate wastewater treatment and disposal arrangements exist on the site. The submitted Site Characterisation Report is based on an outdated 2014 assessment prepared under the superseded EPA Code of Practice (2009) and does not comply with the EPA Code of Practice (2021). In the absence of updated percolation testing, population-equivalent calculations and confirmation of the operational status of the existing Bison treatment system, the Planning Authority is not satisfied that the proposed development would not give rise to a risk of pollution. Development of the kind proposed would therefore be premature by reference to an existing deficiency in sewerage facilities, contrary to the proper planning and sustainable development of the area.
3. The applicant has failed to demonstrate that the proposed development would not endanger public safety by reason of traffic hazard, obstruction of road users and inadequate access with the site. No sightline drawings, entrance geometry details or surface water drainage proposals have been submitted. The Planning Authority is therefore not satisfied that the proposed development would provide an acceptable standard of traffic safety and would be contrary to the proper planning and sustainable development of the area.

Reasons not yet available here. View the official case.

Policy HO P26 of the Kildare County Development Plan 2023-2029 (as varied) seeks to sensitively consider the capacity of the receiving environment to absorb further development. It is considered that the proposed development, in conjunction with the level of existing and permitted development in the vicinity, would further exacerbate an excessive density of development in this rural area and would contribute to the increasing suburbanisation of the area. In addition, objective HO O59 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. Having regard to the foregoing, the proposed development would materially contravene policy HO P26 and objective HO O59 of the Kildare County Development Plan 2023-2029 (as varied) and would therefore be contrary to proper planning and sustainable development of the area.

Having regard to the site location in a residential conservation area, with zoning objective Z2 – ‘to protect and/or improve the amenities of residential conservation areas’ it is considered that the boundary fence to be retained, by reason of its height, solid composition and general appearance, detracts from the visual amenities and character of the residential conservation area. The proposal, in itself and by the precedent it would set, would therefore be contrary to the Z2 objective, to Policy BHA9 of the Dublin City Development Plan (2022-2028) which is to protect the special interest and character of Dublin’s conservation areas, and to the proper planning and sustainable development of the area

1. Having regard to the location of the proposed development immediately adjacent to and hydrologically connected with the Kilpatrick Sandhills Special Area of Conservation (Site Code 001742), the potential for increased recreational pressure and associated disturbance of sensitive coastal dune habitats, and the deficiencies and discrepancies identified in the submitted Appropriate Assessment Screening Report and Natura Impact Statement, including the inconsistency between the application red-line boundary and the boundary assessed within the ecological documentation, the Planning Authority is not satisfied that the proposed development, individually or in combination with other plans and projects, would not adversely affect the integrity of the Kilpatrick Sandhills SAC in view of its conservation objectives. The proposed development would therefore be contrary to Objective EM02 of the Wexford County Development Plan 2022–2028 and to the proper planning and sustainable development of the area.
2. Having regard to the significant deficiencies and inconsistencies in the information submitted in relation to biodiversity, hydrology, wastewater treatment, surface water management, visitor management, lighting and the potential impacts on sensitive habitats and species, including Lesser Whitethroat and Hen Harrier, the Planning Authority is not satisfied that the environmental effects of the proposed development have been adequately assessed or that the development can be operated without unacceptable impacts on the surrounding environment. The proposed development would therefore be prejudicial to the protection of the natural environment and contrary to the proper planning and sustainable development of the area.
3. The proposed development of an ecotourism glamping facility comprising multiple accommodation units and associated visitor facilities in an undeveloped rural coastal location, remote from an established settlement and without adequate pedestrian and cycle connectivity, would result in an unacceptable intensification of development and visitor activity in a sensitive coastal landscape. The proposal has not demonstrated that it would avoid significant impacts on the rural character and surrounding environment and would therefore be contrary to the locational requirements for Camping, Motorhome Parks, Glamping and Caravan Parks set out in Section 7.7.5 of the Wexford County Development Plan 2022–2028 and contrary to the proper planning and sustainable development of the area.
4. Having regard to the scale and nature of the proposed development and the resulting increase in visitor, servicing, waste collection and emergency traffic on the L5026-1 and surrounding minor local road network, together with the inadequate information submitted in relation to construction and operational traffic management, emergency and service vehicle turning arrangements, refuse collection and the overall capacity of the local road network, the Planning Authority is not satisfied that the proposed development would not give rise to an unacceptable traffic safety impact or congestion on the local road network. The proposed development would therefore be prejudicial to traffic safety and contrary to the proper planning and sustainable development of the area.
5. Having regard to the proposed reliance on a private groundwater abstraction and private wastewater treatment system, the deficiencies and inconsistencies identified in the submitted hydrogeological and wastewater documentation, the uncertainty regarding treatment capacity during peak periods, potential overflow from the willow basin, groundwater protection and long-term maintenance of the treatment system, and the hydrological connection between the site and the Kilpatrick Sandhills SAC, the Planning Authority is not satisfied that the proposed development would provide an adequate and sustainable water supply or satisfactorily treat and dispose of wastewater without risk to public health, groundwater, water quality and the receiving environment. The proposed development would therefore be prejudicial to public health and the environment and contrary to the proper planning and sustainable development of the area.
6. Having regard to the location of the proposed development within an undeveloped and visually sensitive coastal landscape, the number and extent of the proposed accommodation and ancillary structures, associated car parking, access roads, fencing and visitor activity, it is considered that the development would constitute an obtrusive and inappropriate feature in the coastal landscape and would detract from the visual amenity, character and special amenity value of the area. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.

Residential Amenity Having regard to the provisions of the South Dublin County Development Plan 2022 – 2028 and the 'Design Standards for Apartments, Guidelines for Planning Authorities' (2025), the proposed development would not meet the minimum residential standards for gross floor area, minimum widths and storage for studio apartments. The proposed apartments would provide substandard residential accommodation and would set an undesirable precent for similar developments within the village centre. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.

1. It is considered that the development by virtue of its dual agricultural and commercial usage on site that is located in an area zoned RA ‘Rural Area’ in the Meath County Development Plan 2021-2027, 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.’ Commercial use is not listed as a permitted or an 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, would set an undesirable precedent for other similar type future developments, and would not be in the interest of the proper planning and sustainable development of the area.
2. The subject site is located within the Central Lowlands Landscape Character Area as identified in the Meath County Development Plan 2021-2027, which is categorised as having a High Landscape Value and Moderate Landscape Sensitivity. It is an objective of the Planning Authority under Policy HER POL 52 “To protect and enhance the quality, character, and distinctiveness of the landscapes of the County in accordance with national policy and guidelines and the recommendations of the Meath Landscape Character Assessment (2007) in Appendix 5, to ensure that new development meets high standards of siting and design.” The existing commercial activity on site, which comprises the storage of haulage vehicles would introduce visually intrusive commercial activity into a rural landscape setting. Having regard to the scale, nature and visibility of the development, it is considered that the development would adversely affect the rural character and visual amenities of the area and would detract from the landscape character of the Central Lowlands Landscape Character Area. The proposed development would therefore be contrary to Policy HER POL 52 of the Meath County Development Plan 2021-2027, would devalue property in the vicinity of the site and would be contrary to the proper planning and sustainable development of the area.
3. The Planning Authority is not satisfied that the applicant has demonstrated that the local road network can safely accommodate the traffic generated by the existing dual usage on site. The Traffic Impact Assessment submitted fails to account for traffic associated with the existing commercial activities on the site and does not assess the cumulative impact of the combined agricultural and commercial uses. As the volume and nature of vehicular movements to and from the site is unknown, the Planning Authority is not satisfied that the existing and proposed development would not prejudice the safety and convenience of road users or adversely affect the carrying capacity of the local road network. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.

1. The visual impact of the proposed dwelling house at this location would seriously interfere with views of a historic landscape and its component constituents, would detract from the character and setting of Flesk Castle (protected structure NIAH reference number KY-0503) and would cause irreparable damage to the historic landscape in this area. It is an objective of the Kerry Country Development Plan to respect this historic designed landscape, Objective KCDP 8-50 refers. It is considered that the proposal would impact upon the historic landscape associated with the protected structure and would, therefore, be contrary to its preservation. On this basis, it is considered the development would materially contravene Objective KCDP 8-50 of the Kerry County Development Plan 2022-2028 and would be contrary to the proper planning and sustainable development of the area.
2. Based on the information submitted, the Planning Authority is not satisfied that the proposed development taken in conjunction with existing conditions on site and in the vicinity, would not adversely impact on the biodiversity and natural heritage value of the area. In particular, the Planning Authority is not satisfied that the proposals would not degrade features of biodiversity value of importance for Lesser Horseshoe Bat by way of increased artificial lighting and would not enhance conditions for the species, as supported by way of Section 2.1.9.4.2 of Variation Number 2 of the Kerry County Development Plan 2022. The proposal would, therefore, conflict with Development Objectives KCDP 11-22 and KCDP 11-27 of the Kerry County Development Plan 2022-2028, would be contrary to the protection of the environment and to the proper planning and sustainable development of the area.
3. The Planning Authority is not satisfied on the basis of submissions made in relation to the application, that a rural housing need has been demonstrated in accordance with Objective KCDP 5- 14 Rural Settlement Policy of the Kerry County Development Plan 2022-2028 having regard to the location of the application site in an area designated a Rural Area Under Significant Urban Influence. Therefore, the proposed development would contravene Objective KCDP 5-14 of the said development plan and would be contrary to the proper planning and sustainable development of the area.

1. The Planning Authority is not satisfied on the basis of submissions made in relation to the application, that a rural housing need has been demonstrated in accordance with Objective KCDP 5- 14 Rural Settlement Policy of the Kerry County Development Plan 2022-2028 having regard to the location of the application site in an area designated a Rural Area Under Significant Urban Influence. Therefore, the proposed development would contravene Objective KCDP 5-14 of the said development plan and would be contrary to the proper planning and sustainable development of the area.
2. Having regard to siting and two storey design of the proposed dwelling house, it is considered that the proposed development would seriously injure the amenities of existing residential development in the vicinity and would not be in keeping with the pattern of residential development in the area. The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area.

Based on the information submitted with the planning application, the planning authority is not satisfied, that sufficient information has been provided, demonstrating that surface water drainage can be adequately managed on the site. It is considered, therefore, that the proposed development would be contrary, to the proper planning and sustainable development of the area.

1. The proposed development, by reason of the substandard design and layout of the proposed residential units, the lack of adequate private amenity space, inadequate separation distances between opposing habitable room windows, concerns regarding daylight and sunlight penetration, and the overall constrained nature of the site, would fail to provide a satisfactory standard of residential amenity for future occupants. The proposal would constitute an overdevelopment of this restricted site and would result in a poor-quality living environment. The development is therefore contrary to Objective DMS019, Objective DMS073, and the residential amenity standards set out in the Sustainable Residential Development and Compact Settlements Guidelines for Planning Authorities (2024), the Planning Design Standards for Apartments Guidelines for Planning Authorities (2025), and the Fingal Development Plan 2023-2029. The proposal would therefore be contrary to the proper planning and sustainable development of the area.
2. The proposed development, by reason of its design, the proposed alterations to the existing historic structure, and the lack of sufficient information regarding the treatment of historic fabric and architectural features, would adversely affect the character, appearance and special interest of the Howth Historic Core Architectural Conservation Area. Insufficient information has been submitted regarding the retention, repair and alteration of significant architectural features, including windows, doors, interior features, external finishes, conservation repairs and structural interventions. Accordingly, the Planning Authority is not satisfied that the proposal would preserve or enhance the character of the Architectural Conservation Area and the development would contravene Objectives HCAP14, HCAO24, DMSO187 and SPQH043 of the Fingal Development Plan 2023-2029. The proposal would therefore be contrary to the proper planning and sustainable development of the area.
3. The applicant has failed to submit sufficient information to enable a full assessment of the proposal. In particular, the Architectural Heritage Impact Assessment does not comply with the requirements of Table 14.23 of the Fingal Development Plan 2023-2029 and is not accompanied by an adequate photographic inventory of the building. Furthermore, insufficient information has been provided regarding existing architectural features, conservation repair works, window and door details, structural interventions, boundary wall treatments, excavation works, and arboricultural impacts. In the absence of this information, the Planning Authority is not satisfied that the proposed development would not adversely affect the architectural heritage significance of the building, the character of the Architectural Conservation Area, or the amenities of adjoining properties. The proposal is therefore contrary to the proper planning and sustainable development of the area. Note: The applicant has failed to comply with the requirements of Section 97 of the Planning and Development Act 2000 (as amended) in relation to social and affordable housing and has not entered into engagement with the Planning Authority regarding Part V obligations. Accordingly, the Planning Authority cannot be satisfied that the proposal complies with the mandatory requirements of Part V of the Planning and Development Act 2000 (as amended). Permission is therefore refused.