Refusal decisions · 31 Aug–6 Sep 2026

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 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

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.

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.

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

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. 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.

1. The location and design of the proposed development, as a dwelling, would be injuries to the amenities of the property in the vicinity by virtue of the visual impact and piecemeal design approach and would be contrary to the proper planning and sustainable development of the area.
2. The location and design of the proposed development, as a dwelling, would be injurious to the amenties of property in the vicinity by virture of the visual impact and piecemeal design approach and would be contary to the proper planning and sustainable development of the area.