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.

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. 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.