Refusal decisions · 7–13 Sep 2026

1. The site of the proposed development is located within the Area of Strong Urban Influence as defined in the Limerick Development Plan 2022-2028. It is considered that the applicant does not come within the scope of the housing need criteria as set out in Objective HO O20 (Rural Areas under Strong Urban Influence) of the Development Plan and as such, the proposed development would materially contravene the objectives of the Limerick Development Plan 2022-2028 in relation to rural settlement, militate against the preservation of the rural environment and be contrary to the proper planning and sustainable development of the area.
2. The proposed site, measuring approximately 0.169 hectares, falls below the minimum site area standard of 0.2 hectares set out under Table DM5: Design Guidelines for Rural Houses of the Limerick Development Plan 2022-2028. In addition to this the proposed development would contribute to the already extensive ribbon development and give rise to a build-up of development in this rural area which is lacking in certain services and community facilities. The proposed development, would therefore, be detrimental to the rural character of the area and would be contrary to the proper planning and sustainable development of the area.

1. The proposed development, by reason of the siting of a substantial dwelling house and associated development in close proximity to a standing stone identified within the Sites and Monuments Record (LI056-068), would result in an unacceptable adverse impact on a feature of archaeological interest and its setting. The standing stone appears to form part of a wider network of standing stones in the locality, including recorded features LI056-069, LI056-070, LI056-071 and LI056-076. Having regard to the scale and height of the proposed dwelling, in excess of 8.5 metres, and the proximity of proposed development works to the standing stone, it is not satisfied that the archaeological significance, character and setting of this heritage feature would be adequately protected. The proposed development would therefore be contrary to Objective EH O37 of the Limerick Development Plan 2022-2028, which seeks to protect and preserve, in situ or by record, sites and features of archaeological interest, including those identified subsequent to the publication of the Record of Monuments and Places, and would therefore be contrary to the proper planning and sustainable development of the area.
2. In the absence of a Confirmation of Feasibility from Uisce Eireann for connection to the public water infrastructure, the Planning Authority cannot be satisfied that the proposed development would not be prejudicial to public health and would not be contrary to Objective IN O6 of the Limerick Development Plan 2022-2028 and the proper planning and sustainable development of the area.
3. It is considered that development constitutes haphazard backland development in the rural area, whereby upgrade works are proposed to the shared private laneway which provides access to the site, and where detailed and achievable sightlines, stopping sight distances and forward visibility from the public road have not been demonstrated by the applicant. It is noted that upgrade works to the private laneway, a wayleave shared by multiple landowners, falls outside the site boundary stipulated by the applicant. Furthermore, works to achieve desirable sightlines would entail boundary modifications to surrounding residential properties. It is therefore considered that the proposed development would endanger public safety by reason of facilitating haphazard backland development, detrimental to the amenities of existing residential properties in the area, giving rise to traffic hazard because the traffic movements generated by the proposed development where the sightlines are restricted would interfere with the safety and free flow of traffic on the public road. The proposal is therefore considered contrary to Table DM5 Design Guidelines for Rural Houses and Objective TR O37 Land Uses and Access Standards of the Limerick Development Plan 2022-2028 and the proper planning and sustainable development of the area.

1. The proposed modular residential unit would create an independent residential unit and would constitute an overdevelopment of the site, would be out of character with the established pattern of development in the area and would set an undesirable precedent for similar forms of development. The proposal would be contrary to Objective HO O3 Protection of Existing Residential Amenity of the Limerick Development Plan and contrary to the proper planning and sustainable development
2. The proposal, by increase in boundary wall heights and widened entrance along with associated site works, is considered contrary to Section 11.8.5 Parking in Front Gardens of the Limerick Development Plan (2022-2028) and would result in a detrimental impact on the character of the area and be contrary to proper planning and sustainable development.
3. Having regard to the location of the proposed development as per the EPA EDEN Database with regard to the Water Framework Directive, and based on the inadequate information submitted in relation to one-site wastewater disposal, the Planning Authority cannot be satisfied that the proposal would not be prejudicial to public health. Therefore, the development is considered to be contrary to Objective EH O15 Ground Water, Surface Water Protection and River Basin Management Plans of the Limerick Development Plan 2022 – 2028, which aims to protect ground and surface water resources and to take into account the requirement of the Water Framework Directive when dealing with planning and land use issues, and Objective EH O17 Water Quality of the Development Plan, which supports commitments to achieve and maintain ‘At Least Good’ status, except where more stringent obligations are required and states that there shall be no deterioration of status for all water bodies under the Water Framework Directive and the River Basin Management Plan. Therefore, the proposed development would be contrary to the proper planning and sustainable development

The parking spaces as constructed in lieu of the approved pedestrian access paths result in an obstruction at the front door of duplex units No’s 43/44, 50/51, 64/65, 71/72, 85/86 & 92/93 which adversely affects accessibility and compromises pedestrian safety. The development as constructed is therefore contrary to the principles of proper planning and sustainable development and contrary to the objective of ensuring high levels of accessibility within residentially zoned lands as per the Limerick Development Plan 2022-2028.

1. The site of the proposed development is located within the Area of Strong Urban Influence as defined in the Limerick Development Plan 2022-2028. It is considered that the applicant does not come within the scope of the housing need criteria as set out in Objective HO O20 (Rural Areas under Strong Urban Influence) of the Development Plan and as such, the proposed development would materially contravene the objectives of the Limerick Development Plan 2022-2028 in relation to rural settlement, militate against the preservation of the rural environment and be contrary to the proper planning and sustainable development of the area.
2. The proposed development would constitute to the already extensive ribbon development in a rural area and would be likely to give rise to demands for the provision of urban type services which would be both uneconomic and inappropriate to provide and would, therefore, be contrary to the proper planning and sustainable development of the area.
3. On the basis of the lack of information provided in relation to ground water protection, the number of dwellings in the local area, the polishing filter and existing and proposed ground levels, and having regard to the sites location within an area of extreme groundwater vulnerability, the Planning Authority are not satisfied that the proposed development would not be prejudicial to public health because the site is unsuitable for the effective treatment and disposal of domestic effluent, due to the lack of adequate percolation properties of the soil. The proposal is therefore considered to be contrary to Objective IN O11 Private Waste Water Treatment of the Limerick Development plan (2022-2028), and the proper planning and sustainable development of the area.
4. On the basis of the lack of information provided in relation to sightlines, stopping distances, and forward visibility, the Planning Authority are not satisfied that the proposal would not result in a traffic hazard. The proposal is therefore considered to be contrary to Objective TR O37 – Land Uses and Access Standards of the Limerick Development plan (2022-2028), and the proper planning and sustainable development of the area.

1. The proposed development, by reason of the mix of uses proposed, the additional traffic movements generated, the changes to the servicing arrangements, the cumulative impact on parking both within and outside of the application site, the significant issues raised in the Road Safety Audit that have not been addressed including sightlines, access, parking, surface water, road markings and the ability of pedestrians and vehicles to safely access and egress the site, are considered to be a significant overdevelopment of the site, that would result in the creation of a traffic hazard for pedestrians and vehicles. The proposal is therefore considered contrary to Objective TR O2 Design Manual for Urban Roads and Streets and Objective TR O37 Land Uses and Access Standards of the Limerick Development Plan (2022-2028), and the proper planning and sustainable development of the area.
2. The proposed development, by means of the inclusion of a self-contained storage area served by a steel roller shutter door, would be contrary to Objective RL 01 (e) of the Adare Local Area Plan (2024-2030), which specifically states that storage use is not permitted as the primary use of ground floor units.
3. Given the location of a water body adjacent to the application site, its direct hydrological connection to the Lower River Shannon SAC and River Shannon and River Fergus Estuaries SPA and having regard to the qualifying interests of both protected Natura 2000 sites, the Planning Authority are not satisfied on the basis of the information provided that the proposal would not have a significant effect on these European sites and their qualifying interests. On this basis, the proposed development is considered contrary to Objective EH O1 Designated Sites and Habitats Directive of the Limerick Development Plan (2022-2028).

1. The Planning Authority is not satisfied that the description of development submitted with the application accurately reflects the nature and extent of the proposed development. In the absence of a precise and accurate description of the proposed works, the Planning Authority is precluded from carrying out a proper assessment of the development and its potential impacts. The proposed development would therefore 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 impact on architectural and industrial heritage has been adequately considered. The development as proposed would impact negatively on the protected structures (RPS 1614 Annacotty Mill, RPS 748 Woodstown House and RPS5090 Gate Lodge). Furthermore, the proposed development involved unnecessary works to a protected structure with regard to the temporary removal of the gates to Woodstown House and would therefore be contrary to Objective EHO50 of the Limerick Development Plan 2002 – 2028 and the proper planning and sustainable development of the area.
3. Based on the information submitted the Planning Authority is not satisfied that the impacts of the proposed weir removal on bridge stability, foundation scour, sediment transport, and long-term channel morphology have been adequately assessed or mitigated. In the absence of such information, the Planning Authority is not satisfied the proposed development would be in accordance with the propose planning and sustainable development of the area.
4. The impact of the removal of Annacotty Weir regarding the bridge blockage scenario modelled at Woodstown Bridge and its implications for flood behaviour has not been adequately assessed, further assessment is required to demonstrate that the development would not adversely affect Woodstown Bridge or other downstream structures and that temporary construction measures would not increase flood risk or blockage risk during flood events. Based on the information submitted, the Planning Authority is not satisfied that the development as proposed would not result in flood risk elsewhere, and would therefore be contrary to Policy CAP P5 and the proper planning and sustainable development of the area.

Having regard to the planning history of the site, including the previous refusal and the subsequent decision of An Coimisiún Pleanála under appeal PL-500236- LK-25, the submitted site suitability assessment, and the prevailing ground conditions, it is considered that the applicant has failed to demonstrate that the site is capable of accommodating an onsite wastewater treatment system in accordance with the EPA Code of Practice for Domestic Waste Water Treatment Systems (2021). The Planning Authority is not satisfied that the deficiencies previously identified in respect of wastewater treatment and effluent disposal have been overcome. Accordingly, the proposed development would give rise to an unacceptable risk to public health, would be contrary to Objective IN O11 and Objective EH O16 of the Limerick Development Plan 2022-2028 and would be contrary to the proper planning and sustainable development of the area.