Refusal decisions · 14–20 Sep 2026

Reasons under review. View the official case.

1. The site is located in a rural area outside any designated settlement and in a Rural Area Under Strong Urban Influence as defined in the Meath County Development Plan 2021-2027 where development which is not rurally generated should be more properly located in settlement centres. It is policy of the County Development Plan to restrict housing in this area to those who are intrinsically part of the rural community and do not currently own a property or who have an occupation y! predominantly based in the rural community. In such areas, policy RD POL 1 seeks to ‘’ensure that individual house developments in rural areas satisfy the housing requirements of persons who are an nl intrinsic part of the rural community in which they are proposed, subject to compliance with normal planning criteria’’. O It is considered, based on the information submitted, that the applicant has not provided sufficient s details or established a rural generated housing need for a dwelling in this location. The local need se details submitted do not show the applicant’s continuous connection to the rural area over a significant period of time. The proposed development would be contrary to the policy of the Meath County po Development Plan 2021 – 2027 and the Sustainable Rural Housing Guidelines for Planning Authorities and would, therefore, be contrary to the proper planning and sustainable development of the area and r would establish a very undesirable future precedent. Pu
2. It is a policy (RD POL 38) of the Meath County Development Plan 2021-2027, “To ensure that all development accessing off the county’s road network is at a location and carried out in a manner which g would not endanger public safety by way of a traffic hazard”. in The proposed development is accessed on a private road off the local road (L-80313), where sightlines w of 90 metres in both directions are required for a safe entrance/exit. The applicant has not demonstrated ie that unobstructed sightlines of 90 metres to the nearside edge of the road, from a setback of 2.4 metres in accordance with TII document DN-GEO-03060, can be provided from the entrance. The proposed -V development would result in a traffic hazard. The applicant has not satisfactorily provided the adequate requirements for a safe entrance/exit and therefore has failed to demonstrate the required sightlines and required entrance set back. The proposed development would be injurious to public safety by reason of il a traffic hazard and would establish an undesirable future precedent which would be contrary to the nc proper planning and sustainable development of the area. ou
3. It is policy(RD POL 34) of the Meath County Development Plan 2021-2027, “ To ‘respect the sensitive restoration and conversion to residential use of disused vernacular or traditional dwellings or traditional C farm buildings, including those which are Protected Structures, such proposals shall not be subject to the Rural Housing Policy (i.e. local need) that applies to new dwellings” y nt It is considered that the structure is a relatively recent construction and was not originally designed, constructed or used as a traditional farm building. As such, the proposal does not represent the genuine ou reuse of an existing traditional rural structure. The proposed development would therefore be contrary to the provisions of the Meath County Development Plan 2021–2027 and the Sustainable Rural C Housing Guidelines for Planning Authorities, would be contrary to the proper planning and sustainable development of the area and would set an undesirable precedent for similar development in the rural th area. ea M

1. The proposed development is situated in a rural area outside any designated settlement and in a Strong Rural Area as defined in the Sustainable Rural Housing Guidelines for Planning Authorities and the Meath County Development Plan 2021 – 2027. It is the policy of the County Development Plan (RD POL 4 and RD POL
2. to restrict housing in this area to those who are intrinsically part of the rural community or who have an occupation predominantly based in the rural community. The applicant has not satisfactorily established a site-specific rural generated housing need for the development at this location based on Local Needs y! Qualifying Criteria set out in Sections 9.4 and 9.5 of the Development Plan. The proposed development nl would therefore be contrary to the policy of the Sustainable Rural Housing Guidelines for Planning Authorities and the Meath County Development Plan. O The Planning Authority has had regard to information submitted in support of the applicant’s rural housing s need and has established that given the applicant’s residency within an urban area during the period 2021- se 2024 (as per completed Local Need Form), the proposed development would constitute urban generated housing and be contrary to RUR DEV SP 1 which aims to “adopt a tailored approach to rural housing po within County Meath as a whole, distinguishing between rural generated housing and urban generated housing in rural areas recognising the characteristics of the individual rural area types”. r Pu
3. It is the policy of the Council under the current development plan 2021-27; RD POL 48 To ensure all septic tank/proprietary treatment plants and polishing filter/percolation areas satisfy the criteria set out in the Environmental Protection Agency ‘Code of Practice Domestic Waste Water Treatment Systems (Population g Equivalent ≤10)’ (2021) (or any other updated code of practice guidelines) in order to safeguard individual in and group water schemes. The Applicant has not submitted a fully complete and coherent Site w Characterisation Form in accordance with the current EPA (2021) Code of Practice. Insufficient information has been submitted regarding the suitability of the site to accommodate the proposed development to enable ie the Planning Authority to make an informed decision on the planning application. Information submitted -V includes discrepancies in relation to the number of bedrooms, subsequent occupants, and reference to the EPA (2009) Code of Practice, to inform the proposed method of treatment. In the absence of this correct information in order to properly assess the impact on the local environment, permitting the said development il would be prejudicial to public health due to risk of pollution and would not be in accordance with the proper nc planning and sustainable development of the area. ou
4. Having consideration to the nature of the proposed development as indicated on the plans and particulars submitted including the construction of a domestic entrance located on a regional road which is identified as C a Strategic Corridor on Map 9.2 of the Meath County Development Plan 2021-2027, the proposal is considered to materially contravene policy RD POL 40 of said plan and the associated section 9.15.2 and y 9.15.3 Development Assessment Criteria as the required documentation to comply with the above policy was nt not submitted. Accordingly to grant the proposed development by itself, or by the precedent which the grant ou of permission would represent, could lead to a proliferation of similar type developments, would reduce the capacity of the road, and would interfere with the safety and free-flowing nature of traffic on the road, would C adversely affect the use of the Strategic Corridor and would therefore be contrary to the above policy in the Meath County Development Plan 2021-2027 and contrary to the proper planning and sustainable th development of the area. ea

1. It is a policy (RD POL 38) of the Meath County Development Plan 2021-2027 (as varied), “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 adequate sightlines can be achieved at the proposed entrance. In the absence of unobstructed sightlines of 49 metres to the nearside edge of the road, measured from a setback of 2.4 metres in accordance with TII document DN- GEO-03060, and in the absence of an entrance layout demonstrated to be in accordance with the Meath Rural Design Guide, the proposed development would endanger public safety by reason of a traffic hazard and obstruction of road users. The proposed development would therefore be contrary to the aforementioned policy provisions of the Meath County Development Plan 2021 – 2027 (as varied) and thereby would be contrary to the proper planning and sustainable development of the area.
2. The proposed garage, located approximately 1 metre from the boundary with the adjoining residential property, would, by reason of its scale, massing and orientation, result in the overshadowing of a glazed door serving as a source of natural light to that dwelling. The proposal would unduly impact on the residential amenity of the adjoining property through loss of daylight and would therefore be contrary to the proper planning and sustainable development of the area.
3. Objective CAR OBJ 17 seeks, “To ensure that all new development respects the scale, form and character of the village”. The proposed development, by reason of its scale, massing and the use of brick as the finish to the front projecting gable, would result in a discordant and visually obtrusive form of development that would be out of character with the established streetscape and architectural vernacular of the village. The proposal would therefore fail to respect the scale, form and character of the village, contrary to Objective CAR OBJ 17 of the Meath County Development Plan 2021-2027, and would be contrary to the proper planning and sustainable development of the area
4. Objective CAR OBJ 8 of the Carlanstown Written Statement of the Meath County Development Plan 2021 – 2027 (as varied) seeks, “To protect the significant stands of trees in the village as identified in the land use zoning map and listed below and to retain significant hedgerows and stone walls where possible by incorporating them into future development layouts in the village”. The applicant has failed to adequately demonstrate the retention of the significant trees and hedgerows recorded on site, which are protected under the Meath County Development Plan 2021-2027. The trees do not appear on the submitted site layout drawing. In the absence of a landscaping plan or arborist's report addressing their retention and protection during construction, the Planning Authority is not satisfied that the proposed development would protect the significant stands of trees in the village, contrary to Objective CAR OBJ 8 of the Meath County Development Plan 2021-2027 and would be contrary to the proper planning and sustainable development of the area. 2660948
5. Based on the lack of information submitted, it cannot be objectively concluded that the proposed development would not result in adverse effects on the integrity of the River Boyne and River Blackwater SAC (Site Code: 002299) and the River Boyne and River Blackwater SPA (Site Code: 004232), either alone or in combination with other plans or projects, having regard to the conservation objectives of those European sites. The Planning Authority therefore cannot rule out the potential for significant effects on European sites. The proposed development would therefore be contrary to Article 6(3) of the Habitats Directive and the proper planning and sustainable development of the area.

1. The application site is located in an area zoned as ‘H1 – High Amenity’ as per the Meath County Development Plan 2021-2027, for which the objective aims ‘to protect and improve areas of high amenity’. The use of H1-zoned lands for residential purposes is not a permitted or open for consideration use on this zoning designation. Therefore, the proposed development, if permitted, would materially contravene the relevant land use zoning objective of H1 zoned lands, as per Meath County Development Plan 2021- 2027, would set an undesirable precedent for similar forms of development and would be contrary to the proper planning and sustainable development of the area.
2. The accommodation units to be retained, by reason of their inadequate floor areas and insufficient provision of private amenity space, fail to comply with the minimum quantitative and qualitative residential standards set out in Table 11.1 and Section 11.5.12 of the Meath County Development Plan 2021-2027, SPPR 2 of the Sustainable Residential Development and Compact Settlements Guidelines for Planning Authorities (2024), and Section 5.3.2 of the Quality Housing for Sustainable Communities: Best Practice Guidelines for Delivering Homes Sustaining Communities (2007). It is considered that the accommodation to be retained fails to comply with these standards and guidelines and represents a substandard form of development that fails to offer an adequate level of residential amenity for current and future occupants. As such, the development constitutes an unacceptable and substandard form of residential development, would seriously injure the residential amenities of occupiers, would set an undesirable precedent for similar development, and would be contrary to the proper planning and sustainable development of the area.
3. The proposed development is located within the River Boyne and River Blackwater SAC (Site Code 002299), which would require the submission of, at minimum, an Appropriate Assessment Screening report, which has not been submitted. It is policy (HER POL 32) of the Meath County Development Plan 2021 – 2027, “to only permit development on or adjacent to designated Special Areas of Conservation, Special Protection Areas, Natural Heritage Areas, Statutory Nature Reserves or those proposed to be designated over the period of the Plan, only where the development has been subject to the outcome of the Appropriate Assessment process” and HER OBJ 33, “to ensure an Appropriate Assessment in accordance with Article 6(3) and Article 6(4) of the Habitats Directives (92/43/EEC) 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 for the management of the site but likely to have a significant effect on a Natura 2000 site(s).” Having regard to the lack of information submitted in regard to Appropriate Assessment, the Planning Authority is unable to fully assess proposals with regard to the potential for effects on the designated sites in the vicinity and cannot say beyond a reasonable scientific doubt that 2660936 the proposed development either individually, or in combination with other plans or projects, would not be likely to have a significant effect on the River Boyne and River Blackwater SAC, or any other European site, in view of the site’s conservation objectives. The proposed development would, therefore, be contrary to the policies and objectives of the Meath County Development Plan 2021-2027, and the Section 28 Ministerial Guidelines ‘Appropriate Assessment of Plans and Projects in Ireland, Guidance for Planning Authorities, 2009’ and the proper planning and sustainable development of the area.
4. The proposed development lies partially within an area designated as Flood Zone A as per Meath County Council’s MapInfo flood mapping, the OPW CFRAMS and NIFM flood mapping for the relevant area. It is the policy (INF POL 18) of Meath County Council ‘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’ and (INF POL 20) ‘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.’ The applicant has not submitted a Site-Specific Flood Risk Assessment (SSFRA) sufficient to assess the flood risk implications of the proposed development. In the absence of such information, the Planning Authority is unable to determine the potential impact of the development on flood risk, assess whether the proposal can satisfy the requirements of the Justification Test, or make a fully informed assessment of the proposal. Having regard to the site's location on the River Boyne, adjacent to the confluence of the River Boyne and River Blackwater, in an area sensitive to flooding, the Planning Authority considers that the proposal has not adequately demonstrated that it would not be at risk of flooding or contribute to flood risk elsewhere. The proposed development, if permitted, would be contrary to the aforementioned Ministerial Guidelines, would materially contravene the policies INF POL 18 and INF POL 20 of the Meath County Development Plan 2021-2027, would be prejudicial to public health and be contrary to the proper planning and sustainable development of the area.

Having regard to the scale and nature of the proposed development, comprising a 540 square metre agricultural shed with accommodation for 36 cattle, hay and straw storage, underground slurry storage and a soiled water tank, the Planning Authority is not satisfied that the applicant has demonstrated a bona fide agricultural need for the proposed structure. The application is not accompanied by sufficient information regarding the applicant's agricultural enterprise, including details of landholdings, livestock numbers, herd registration, farm operations or other evidence, to include written support from Teagasc, in order to justify the requirement for a building of the scale proposed. In the absence of a robust agricultural justification, the Planning Authority considers that the proposal fails to comply with the requirements of DM OBJ 62, which seeks to ensure that agricultural developments are supported by a demonstrable functional need and are appropriate to their rural location. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.

Reasons under review. View the official case.