Refusal decisions · 14–20 Sep 2026

1. The newly constructed wastewater treatment system and percolation area installed on site for retention is not functioning correctly, resulting in environmental pollution and a potential public health hazard. The proposed development would therefore be prejudicial to public health and contrary to the proper planning and sustainable development of the area.
2. No site suitability report and no design of the wastewater treatment system was submitted. A full Site Suitability Assessment Report is required to be submitted to include all the requirements under the EPA Code of Practice 2021: Wastewater Treatment and Disposal Systems Serving Single Houses (p.e. <10), 2001. Therefore, the proposed application cannot be properly assessed by the Planning Authority and it is therefore considered that the proposed development would be prejudicial to public health and contrary to the proper planning and sustainable development of the area.
3. The proximity of the perculation area of the wastewater treatment system adjacent to (or within) the Fluvial Flood Zone is considered contrary to the EPA Code of Practice 2021: Wastewater Treatment and Disposal Systems, prejudicial to public health and contrary to the proper planning and sustainable development of the area.
4. Documentation for this Planning Application Ref: 20261019W submitted is considered incomplete and unacceptable and therefore cannot be properly assessed further by the Environment Section.
5. Insufficient details submitted of what purpose the plant room will be used for, therefore the proposed development cannot be properly assessed by the Planning Authority.

1. Based on the documentary evidence provided in support of the application, the applicant has failed to demonstrate compliance with the rural housing policy. The applicant has previously owned a rural dwelling and provided no additional information in relation to this. The applicant has also failed to provide any verified reason to comply with the downsizing policy as set out under Table 4-6 (4d). Therefore, the applicant has failed to adequately demonstrate rural linkage and housing need in accordance with the rural housing policy as set out in Volume 1 Table 4.6 of the Wexford County Development Plan 2022- 2028. The proposal is therefore contrary to the proper planning and the sustainable development of the area.
2. The proposed design of the dwelling is not in accordance with the design criteria as set out under Section 4.9 Housing in the Open Countryside, under Table 4- 6 Definition and Notes, Paragraph 4(d). Therefore, the applicant has failed to comply with the relevant policy as set out in Volume 1 Section 4.9 of the Wexford County Development Plan 2022-2028. The proposal is therefore contrary to the proper planning and the sustainable development of the area.
3. The applicant has not submitted confirmation from Uisce Eireann regarding the feasibility of connecting the proposed development to the public water mains. In the absence of such information, the Planning Authority cannot satisfactorily assess whether an appropriate and sustainable water supply can be provided to serve the development. Accordingly, the Planning Authority is precluded from completing a full assessment of the proposal, and the development is therefore considered contrary to the proper planning and sustainable development of the area.
4. The information submitted in support of the wastewater assessment is insufficient and lacks the necessary clarity to enable a full assessment of the proposal. In particular, the capacity of the proposed wastewater treatment system does not correlate with the scale and occupancy levels associated with the proposed development. Accordingly, the Planning Authority is not satisfied that the site can be adequately serviced and considers that the proposed development would be prejudicial to public health and contrary to the proper planning and sustainable development of the area.
5. Given the proximity of the site to a registered monument, it is a requirement, as expressed by Objective AH05 of the Wexford County Development Plan 2022-2028, Volume One, that an archaeological assessment shall be included with a planning application. No such assessment has been submitted and therefore the proposed development would be contrary to the proper planning and sustainable development of the area.

1. Retention of the self-contained unit would not be in compliance with the Wexford County Development Plan 2022-2028 as: the circumstance of the applicant and relationship with the owners of the main house are not stated; there is no existing or proposed physical link between the unit and the house on the site; the wastewater treatment system as indicated on the submitted drawings does not appear to have been constructed in accordance with that authorised under 20140933. As such the retention of the self-contained unit would be contrary to Objective SH50 of Volume 1 and Section 3.3 of Volume 2 of the Wexford County Development Plan 2022-2028 and to the proper planning and sustainable development of the area.
2. Insufficient information has been submitted with regard to the intended use of the access to be retained and adequate sightlines have not been demonstrated. Furthermore insufficient information has been submitted with regard to surface water management. As such the retention of the access point would be contrary to section 6.2.6 of Volume 2 of the Wexford County Development Plan 2022-2028 and to the proper planning and sustainable development of the area.
3. The concrete wall on the northeastern site frontage has a detrimental impact on the visual amenities of the area. As such the retention of the wall would be detrimental to the proper planning and sustainable development of the area.

Retention has not been sought for a change to a use which has already taken place. The Planning Authority therefore cannot properly determine an application which does not fully and accurately describe the nature of the development on site and for which permission is sought. Planners Note: If the applicant does resubmit a new application, then all relevant information should be submitted relating to the current status of all structures on site. The applicant should make reference to the applicable policies relating to short term lets in rural areas.

Reasons not yet available here. View the official case.

1. Insufficient information has been submitted with regard to the full nature of the overall activity/use on the site to enable proper assessment of the issues associated with the activity/use having regard to the characteristics of the vicinity in which the site is located. As such the development would be contrary to the proper planning and sustainable development of the area.
2. An Appropriate Assessment Screening Report prepared by a suitably qualified person has not been submitted. As such it is not possible to properly determine if the development would have effects on the qualifying interests of the Slaney River Valley Special Area of Conservation and Wexford Harbour and Slobs Special Protection Area or any other European site. As such the development would be contrary to the proper planning and sustainable development of the area.
3. Insufficient information has been submitted with regard to the availability of sightlines at the site access to the regional road R730 to enable proper assessment of the traffic safety aspects of the proposed development. As such the development would be contrary to the proper planning and sustainable development of the area.
4. Insufficient information has been submitted with regard to the suitability of the wastewater treatment system on the site to cater for its likely loading and on the wastewater treatment systems of the directly adjoining dwellings. As such the development would be contrary to the proper planning and sustainable development of the area.
5. Insufficient information has been submitted on the provision of effective surface water management at the access point to the site to prevent the discharge of surface water to a road which experiences regular flooding events. As such the development would be contrary to the proper planning and sustainable development of the area.
6. Insufficient information has been submitted with regard to the ownership/control of the dwellings which directly adjoin the site. As such the development would be contrary to the proper planning and sustainable development of the area.
7. Insufficient information has been submitted on the fencing at the boundary of the enlarged site and on the provision and retention of boundary landscaping within the application site. As such the development would be contrary to the proper planning and sustainable development of the area.

Contradictory information has been submitted about the existing septic tanks on site and how these could be decommissioned. The application in its current form is therefore contradictory to EPA Code of Practice for Domestic Waste-Water Treatment Systems, 2001 and Section 8.3.1, Volume 2 of the Wexford County Development Plan 2022-2028 both of which seek to protect human health and the environment against adverse impacts. The proposed development would therefore be contrary to the proper planning and sustainable development of the area. Planner's Note: All components of the existing DWWTS need to be established to accurately propose a new development and ensure the decommissioning of the septic tanks is a viable option. Any future application should be accompanied by a full comprehensive exploratory report explaining what will happen with the existing septic tanks.

Section 3.2 of Volume 2 of the Wexford County Development Plan 2022-2028 refers to garages and stores which should be for domestic use only and for uses that should remain ancillary to the main use of the dwelling house. Garages/stores are limited to a maximum floor area of 80 sqm and a maximum height of 5m. The shed structure located to the side of the dwelling has a floor area of 148sqm and ridge height of 5.7m. Its appearance is also not in keeping with the character of the main dwelling. The proposal would therefore be contrary to Section 3.2 of Volume 2 of the Wexford County Development Plan 2022-2028 and would be contrary to the proper planning and sustainable development of the area. Planner's Note: The applicant may like to reconsider the description of the shed in future applications moving forward.

1. The proposed application site overlaps with the site of application 20074053 which proposed a wastewater treatment system for the adjoining Ballineskar Cottage, a protected structure. Insufficient information has been submitted with regard to this to enable assessment of how the development could affect the wastewater management arrangements of adjoining property. As such the proposed development would be contrary to public health, Objective WW11 of Volume 1 and Section 3.1.2 of Volume 2 of the Wexford County Development Plan 2022 - 2028 and to the proper planning and sustainable development of the area.
2. Insufficient information has been submitted with regard to existing and proposed ground levels on the site to enable full assessment of the visual impacts of the proposed development which lies in a coastal landscape. As such the proposed development would be contrary to Objectives L04 and L06 of Volume 1 and Section 3.1.2 of Volume 2 of the Wexford County Development Plan 2022 - 2028 and to the proper planning and sustainable development of the area.
3. Insufficient information has been submitted with regard to surface water management to establish that the development of the site would not give rise to discharges to the right-of-way or public road. As such the proposed development would be contrary to Section 9.11.11 of Volume 1 and Section 3.1.2 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 intentions for the existing mobile home on the site to enable assessment of all aspects of the proposed development.