Refusal decisions · 7–13 Sep 2026

1. The application site is located within an area designated within the Wexford County Development Plan 2022-2028 as an ‘Uplands Area’. Within the ‘Uplands Areas’, it is the policy of the Council to restrict the development of one-off houses to those with an established rural housing need to live in that particular area and other restricted categories of development, in order to preserve the amenities and rural character of the area. Having regard to the details submitted, which demonstrate that the applicant is from the town of Bunclody, and not the local rural area as is required under Table 4.6 ‘Criteria for One-Off Rural Housing’ and supporting Objective SH39 of the Wexford County Development Plan 2022-2028, the proposed development would result in unco-ordinated urban generated housing at this location and would set an undesirable precedent for similar types of development in the area. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.
2. The proposed development is reliant on third party lands outside of the applicant’s control to provide and maintain necessary visibility splays onto the public road. The Planning Authority is not satisfied based on letters received from the adjoining third parties that the necessary permissions are available to be able to provide and permanently maintain these sightlines. The proposed development would therefore endanger public safety by reason of a traffic hazard and would be contrary to the proper planning and sustainable development of the area. Planner's Note: Whilst not a reason for refusal, a number of questions were also raised by the Wexford County Council Environment Team that remain outstanding and would have required addressing.

The application site is located within the designated Distinctive Landscape (Boley Hill) in Volume 7 of the Wexford County Development Plan 2022-2028 and is therefore classed as highly sensitive. It is considered that the proposed height and design of the amended dwelling design proposal does not take into account the sensitive nature of the site and is therefore contrary to Volume 7, Section 3.2 of the Wexford County Development Plan 2022-2028 and to the proper planning and sustainable development of the area. The application site contravenes the condition attached to the previous permission (20181440 condition 3) which stated that the height of the proposed dwelling shall be no more than 5.2 metres and therefore it is considered that the proposed development is contrary to the proper planning and development of the area.

The proposed development, by virtue of its location within Flood Zone A, would be liable to flooding and would increase the risk of flooding to adjoining lands. Notwithstanding the arguments put forward by the applicant in the submitted Site Specific Flood Risk Assessment, the applicant has not demonstrated to the satisfaction of the Planning Authority that the development as proposed can be safely accommodated without increasing the risk of flooding elsewhere. The proposal in its current form is therefore contrary to Objective FRM07, Objective FRM09 and Objective FRM17 of the Wexford County Development Plan 2022-2028, Volume One, each of which seek to protect against the adverse risks of flooding, and to the proper planning and sustainable development of the area.

1. The proposed development by virtue of its overall design and site layout, and also having regard to its location, would be detrimental to the future development of lands in the vicinity. As such, the proposed development would be contrary to Objective TV26 of Volume 1 of the Wexford County Development Plan 2022-2028 and to the proper planning and sustainable development of the area.
2. It has not been demonstrated that the proposed development has an appropriate roads and pavement layout, overall parking provision and arrangements for EV charging. As such, the proposed development would be contrary to Objective TV11 of Volume 1 and Section 6 of Volume 2 of the Wexford County Development Plan 2022-2028 and to the proper planning and sustainable development of the area.
3. The proposed development would result in an insufficient mix of house-types, particularly four-bedroomed houses, to reflect the diverse housing needs of the existing and future population. As such the proposed development would be contrary to Section 4.7.5 and Objective SH21 of Volume 1 and Section 3.12.1 of Volume 2 of the Wexford County Development Plan 2022-2028 and to the proper planning and sustainable development of the area.
4. Insufficient information has been submitted with regard to the surface water management at the site including application of SuDS principles, and culverting of drainage ditches as indicated which would not be supported in council policy. As such the proposed development would be contrary to Objectives SWM01 and FRM18 and FRM19 of the Wexford County Development Plan 2022-2028 and to the proper planning and sustainable development of the area.

It has not been demonstrated based on the information submitted that the applicant has a genuine rural housing need in accordance with the requirements of the ‘Coastal Zone’ as set out within Section 4.9.1 and Table 4-6 of the Wexford County Development Plan 2022-2028. In the absence of the demonstration of same, the proposed development would be contrary to the proper planning and sustainable development of this sensitive area and would set an undesirable precedence for other such inappropriate development within the County.

1. It is the Policy of Wexford County Council as expressed in Section 3.1.2, Volume 2 Development Management Manual, of the Wexford County Development Plan 2022-2028, that a proposed rural dwelling 'site must be capable of accommodating the dwelling which has regard to and avoids potential adverse impacts on existing properties adjoining the site'. Having regard to the proposed siting of the proposed ancillary dwelling to the side of the existing dwelling and the orientation of an adjacent neighbouring dwelling which faces the proposed ancillary dwelling the height of the accessory dwelling and, the close proximity to the boundary and the neighbouring amenity area, it is considered by the Planning Authority that the development proposal would be contrary to this Policy and would negatively impact on neighbouring amenities.
2. The proposed residential unit, by virtue of the absence of information on the need for the dwelling and the fact that it is not attached to the main dwelling, is contrary to Section 4.9.5 Self Contained Residential Units for a family member. The proposed development would therefore be contrary to the proper planning and development of the area.
3. Inadequate information has been provided with regards to the drainage capabilities of the site to enable the Planning authority to adequately assess the impacts of the proposed foul effluent treatment and Soakpit drainage system forming part of the proposed development. The proposed development would therefore be considered prejudicial to public health and contrary to the proper planning and sustainable development of the area.

The application has failed to demonstrate adequate sightlines measured 3m back from the road edge to a distance of 220 metres to the near roadside edge for the Class One Regional Road. The proposal is therefore contrary to Objectives TS73 and TS75, Volume One, Wexford County Development Plan 2022-2028 and would present a traffic hazard.