Refusal decisions · 21–27 Sep 2026

On the basis of the above considerations, I decide to refuse permission under the terms of Section 34(10)(b) of the Planning and Development Act 2000 (as amended) for the reason set out below. 1. Having regard to character of the existing house and the houses in the vicinity, it is considered that the addition of dormer windows to the roofscape would be incongruous with the established character of the building and the streetscape at this location. In this regard, the proposed development would be contrary to Section 12.3.7.1 of the County Development Plan and would be injurious to the visual amenities of the area.

1. The proposed development, if permitted, would set a precedent for low density development on zoned lands and would prohibit future plans to serve and access the said lands. Having regard to the site location on serviceable lands in proximity to the town centre and availability of local services and public transport nodes, it is considered that the proposed development does not provide for a sufficiently high density of development as to ensure an acceptable efficiency in land usage. It is considered that the proposed development would represent an inefficient and unsustainable use of serviced, zoned land, which would be contrary to the Sustainable Residential Development and Compact Settlements Guidelines for Planning Authorities (2024) and the Wexford County Development Plan 2022-2028 (as amended).
2. The proposed development is set back behind the building line as established under 20231470 and 20260073W. The proposed siting and design of the development is not considered acceptable and is contrary to sections 5.7, 5.8, 5.9 and objectives TV 14, TV15, TV 21 and TV27 of the Wexford County Development Plan 2022-2028.
3. The proposed development would endanger road safety by reason of a traffic hazard as it would intensify turning movements onto Springvalley Heights.

Reasons not yet available here. View the official case.

Having regard to the plans and particulars lodged with the application on 11/03/2026, by way of Additional Information on 13/07/2026, and by way of Clarification of Additional Information on 01/09/2026, the Planning Authority is not satisfied that the application has been made by a person who has sufficient legal estate or interest in the full extent of lands identified within the redline boundary of land/s subject to this application. Additionally, it is considered that a grant of a permission for the subject proposal may result in the consolidation of unauthorised development at the subject site, which if permitted, would set an undesirable precedent for similar development which in themselves and cumulatively would be contrary to the proper planning and sustainable development of the area.

Reasons not yet available here. View the official case.

It is a policy of the Meath County Development Plan 2021–2027 under RD POL 30, “To promote the viable re-use of vernacular dwellings without losing their character and to support applications for the sensitive restoration of disused vernacular or traditional dwellings”. It is also policy under RD POL 32, “To oppose the demolition and replacement of traditional or vernacular rural houses in order to protect the varied types of housing stock in rural areas of the County and to preserve the rural built heritage”. Having regard to the design, scale and form of the proposed development, and more specifically, the proposed demolition of an existing vernacular structure rather than its sensitive restoration and y! integration, it is considered that the development would materially alter and detract from the established nl vernacular nature of the subject site and surrounding area. The proposed development would therefore be contrary to the above policies and would be contrary to the proper planning and sustainable O development of the area. s se r po Pu g in w ie -V il nc ou C y nt ou C th ea M

1. Retention of the detached two-storey structure containing habitable accommodation and ancillary residential uses does not comply with the provisions of DM POL 15 and DM OBJ 49 of the Meath County Development Plan 2021-2027 relating to family flat accommodation. The structure is physically detached from the principal dwelling and does not form an integral part of the main house, as required by the Development Plan. Furthermore, insufficient information has been provided regarding a need for the family apartment and the capacity of the existing wastewater treatment system to accommodate additional residential use on the site. The development would therefore be contrary to the stated objectives of the y! Development Plan and to the proper planning and sustainable development of the area. nl
2. The development for retention comprises of a garage structure which does not accord with plans as O approved under Pl. Ref. DA30480 and DA50118. The Planning Authority is therefore precluded from granting retention for the conversion of the ‘as built’ structure into habitable accommodation on the basis s that same is unauthorised. se r po Pu g in w ie -V il nc ou C y nt ou C th ea M

It is objective under the Meath County Development Plan 2021-2027 (DM OBJ 50) to require all applications for residential extensions to propose a “High-quality design which respects, harmonises and integrates with the existing dwelling in terms of height, scale, materials used, finishes, window proportions, etc”. Further, it is policy under the Rural Development Strategy of the Development Plan (RD POL 32) “To oppose the demolition and replacement of traditional or vernacular rural houses in order to protect the varied types of housing stock in rural areas of the County and to preserve the rural y! built heritage”. nl The proposed development, by reason of its scale, massing, design and siting, in addition to a O significant departure from the original scope of the development proposal, would result in a visually dominant two-storey dwelling that would fail to integrate satisfactorily with the s existing site context and surrounding rural landscape. Consequently, it is considered that the se proposed development would establish a very undesirable future precedent and would be contrary to the proper planning and sustainable development of the area. r po Pu g in w ie -V il nc ou C y nt ou C th ea M

1. Objective AH O2 of the Kildare County Development Plan 2023-2029 (as varied) seeks to protect and conserve the archaeological heritage of County Kildare and avoid adverse impacts on sites and O monuments of significant archaeological interest. Additionally, Objectives AH O4 and AHO 5 seek to ensure development in the vicinity of a site of archaeological interest is not detrimental to the character s se of the setting and requires the preservation of the context, visual integrity and connection of the setting of archaeological monuments. The proposed development by reason of its location and proximity to o the Moat of Ardscull would undermine the setting of the recorded monument (reference KD035- 010001), would result in the degradation of the recorded monuments archaeological context and have rp a significant visual impact on its setting. It is therefore considered the proposed development, if Pu permitted, would contravene Objectives AH O2, AH O4 and AH O5 of the Kildare County Development Plan 2023-2029 (as varied). n
2. Objective LR O33 of the Kildare County Development Plan 2023-2029 (as varied) seeks to ensure io developments due to their inappropriate siting do not have a disproportionate visual impact or significantly interfere with or detract from scenic views. Having regard to the location of the application ct site off Scenic Route 5 and in such close proximity to the Moat at Ardscull, which Scenic Route 5 seeks pe to preserve, the proposed development, by reason of its location, would contravene objective LR O33 of the Kildare County Development Plan 2023-2029 (as varied). ns
3. The application site is located off the R418 regional road, where no domestic vehicular entrance -I currently exists. Based on the information provided relating to sightlines, the Applicant has not satisfactorily demonstrated that the proposed development can achieve the minimum required il sightline. The proposed development, if permitted, would pose a traffic hazard and would be contrary nc to proper planning and sustainable development of the area. ou
4. Policy HO P11 of the Kildare County Development Plan 2023-2029 (as varied) requires Applicants to demonstrate compliance with Table 3.4 of the Plan in terms of local need criteria. It is considered C that, based on the information submitted within the application in relation to local need, the Applicant has not demonstrated compliance with the rural housing local needs criteria as outlined in Section y 3.13.3 and Table 3.4 of the Plan. The proposed development would be contrary to Policy HO P11 of nt the Kildare County Development Plan 2023-2029 (as varied) and would, therefore, be contrary to the ou proper planning and sustainable development of the area. C e ar ld Ki

1. Having regard to the information provided with the application, and noting the subject site partially within/adjoining The Twelve Bens/Garraun Complex SAC (Site Code 002031), the Planning Authority, as competent authority, is not satisfied that sufficient information has been provided to demonstrate that the proposed development, either individually or in combination with other plans or projects, would not adversely affect the integrity of a European Site in view of its conservation objectives. Therefore, if permitted as proposed, proposed development would not adversely affect the integrity of a European Site in light of their conservation objectives and in this regard the development has the potential to adversely affect the qualifying interests and conservation objectives of a protected European site and would materially contravene Policy Objective NHB2 and Policy Objective NHB3 and DM Standard 50 of the Galway County Development Plan 2022-2028 and would be contrary to the proper planning and sustainable development of the area.
2. The Planning Authority is not satisfied that the applicant has demonstrated sufficient legal interest, or the necessary consent of the person or body having sufficient legal interest, to carry out the entirety of the proposed development. In particular, the proposed floating pontoon raft and bridge are located outside the site boundary. Furthermore, a letter of consent from the Department of Agriculture, Food and the Marine to the making of the application has not been included with the application as indicated within the submission received from MARA In these circumstances, and in the absence of such consent, it is considered that the Planning Authority is precluded from giving further consideration to the granting of permission for the proposed development 3

Having regard to the design and siting of subject dwelling, which consists of a house in a side garden, it is considered that the proposed development fails to accord with the provisions of Section 12.3.7.5 'Corner, Side Garden sites' of the County Development Plan 2022-2028, by reason of the poor relationship with the neighbouring sites along Holly Park road, resulting in the visually overbearing impacts on the neighbouring sites. Furthermore, it is considered that the scale of the proposed dwelling exceeds the capacity of the site to absorb same, due the location of the substation to the front of the site and the resultant layout and depth of the proposed dwelling resulting in a poor visual relationship. Accordingly, to permit the proposed development would contravene the provisions of the County Development Plan and set an undesirable precedent for similar development in the area. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.

Having regard to y nl (a) The significant loss of hedgerow and mature trees along the roadside boundary O that would be required to create a safe entrance, es (b) The limited scale of the site and the lack of any justification for the proposed entrance demonstrating that its development is essential at this location and; os (c) The significant groundworks that would be required to achieve an adequate rp gradient for the driveway Pu It is considered that the proposed development would be contrary to the objectives of the Wicklow County Development Plan 2022-2028 in particular CPO 17.23 which requires the n retention, wherever possible, of hedgerows and other distinctive boundary treatment in the io County and CPO 12.54 which requires that rural local roads shall be protected from ct inappropriate development and road capacity shall be reserved for necessary rural development. It is considered that the development would not represent a necessary pe entrance on this local road and would set a precedent for further entrances along this narrow local road in the absence of a genuine need which would seriously interfere with free ns flow and carrying capacity of traffic on the said road resulting in a traffic hazard. The development would, therefore, be contrary to proper planning and development. -I il nc ou C y nt ou C ow kl ic W

1. Having regard to the scale and range of facilities proposed, including group spaces, gallery/exhibition accommodation, function space, childcare programming, café facilities, outdoor recreational facilities and other ancillary accommodation, along with the stated cultural and educational objectives of the development and the stated intention to serve a national, as well as local, catchment, the proposed development cannot be considered only as a 'community centre', which are envisaged in the South Dublin County Development Plan 2022-2028 (CDP) as serving a local catchment, and 'childcare facility', but also constitutes a 'Cultural Use' and 'Place of Worship', all as per the definitions in Appendix 6 of the CDP. All of these uses are open for consideration on RU-zoned lands in Table 12.16 of the CDP, but only in limited circumstances, including in existing premises and in Villages to serve local needs, which do not apply in this instance. Therefore, the proposed development would materially contravene the RU zoning objective for the subject site and would be contrary to the proper planning and sustainable development of the area.
2. The proposed development would result in the intensification of use of a substandard rural road network, which is narrow in width, lacks dedicated pedestrian facilities and public lighting. It would therefore endanger public safety by reason of traffic hazard. The traffic and road safety concerns arising from the proposed development cannot be satisfactorily addressed through a request for additional information alone, as the deficiencies identified are considered fundamental to the current proposal and would require a level of infrastructural intervention and design reassessment extending beyond the scope of the current application. Accordingly, the proposed development, in its current form, would be contrary to the provisions of the South Dublin County Development Plan 2022-2028, in particular SM5 Objective 4, which seeks: 'To prioritise safety on rural roads and junctions, while considering the protection of biodiversity, green infrastructure and rural character present in roadside trees, hedgerows and banks, and so on'. The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area.

Reasons not yet available here. View the official case.

1. The subject site is located on unzoned lands in a rural area. Having regard to the nature and scale of the an development and the uses which are proposed to be carried out, being a manufacturing activity Pl unconnected to existing permitted enterprises at the subject location (as per the description of development activity as set out in the planning application documentation), it is not considered that the il, subject development constitutes either small scale or rural based indigenous activity as required under nc the provisions of Section 6.3 (The Role of Rural Roscommon) of the Roscommon County Development ou Plan 2022- 2028, nor does it represent diversification in the indigenous rural based economic sector. The C subject development represents a significant departure from the permitted warehouse origins of the development and would introduce industrial activity which is not related to the rural area and in addition y nt is unrelated to the permitted uses at this location and which should be more appropriately located on serviced, zoned lands. The proposed development is therefore contrary to Economic Development Policy ou Objectives ED6.9 and ED6.10 and Core Strategy Policy Objective CS2.3 of the Roscommon County C Development Plan 2022-2028, the latter of which directs growth towards designated settlements, on subject to the availability of infrastructure and services. The proposed development would set an undesirable precedent for further similarly inappropriate manufacturing/light industrial m developments in the vicinity in this rural area, would militate against the co-ordinated development m of appropriate zoned and serviced lands and would accordingly be contrary to the proper planning co and sustainable development of the area. os R
2. It is considered that the nature of the proposed development has the potential to attract increased traffic movements, including HGVs into this rural area. The extent of traffic likely to be generated on a minor local road has the potential to endanger public safety by reason of a traffic hazard and the proposed development would therefore be contrary to the proper planning and sustainable development of the area. !y nl

1. It is the policy of the Council under Policy RD POL 13 of the Meath County Development Plan 2021–2027 “to protect agricultural or agri-business uses from unplanned and/or incompatible urban development” and under Objective DM OBJ 62 to ensure that agricultural development proposals are genuinely required for the purposes of farming and are appropriately justified. The Planning Authority notes that a previous application on the site under Pl. Ref. 25/61110 y! was refused, in part, due to the failure to demonstrate a clear need for the proposed agricultural nl building. Having regard to the information submitted with the current application, it is considered that the applicant has failed to provide sufficient evidence to demonstrate a bona O fide agricultural requirement for the proposed development or to satisfactorily address the concerns raised in the previous refusal. In particular, no robust information has been submitted s regarding the nature and scale of the agricultural enterprise, the operational need for the se proposed building, or the functional relationship between the structure and the agricultural activity being carried out on the lands. po Accordingly, the Planning Authority is not satisfied that the proposed development constitutes a genuine agricultural development consistent with the provisions of Policy RD POL 13 and r Objective DM OBJ 62 of the Meath County Development Plan 2021–2027. If permitted, the Pu proposed development would establish an undesirable precedent for similar development in the countryside in the absence of a clearly demonstrated agricultural need and would therefore be contrary to the proper planning and sustainable development of the area. g
2. in It is the policy of the Meath County Development Plan 2021-2027 under HER POL 6 to seek w ‘to protect the Outstanding Universal Value of the UNESCO World Heritage Site of Brú na Bóinne in accordance with the relevant guidelines and national legislation, so that its integrity, ie authenticity and significance are not adversely affected by inappropriate development or -V change’ and HER POL 8 ‘to ensure that development within the UNESCO World Heritage Site of Brú na Bóinne shall be subject to the Development Assessment Criteria set out in Appendix 8, and the Development Management Guidelines in Chapter 11’. il There is a presumption against development within the Buffer Zone which is likely to have an nc adverse impact on the World Heritage Site and landscape within the immediate area. Having regard to the information submitted, and the development assessment criteria outlined in ou Appendix 8(a), it is considered that the proposed development, by reason of its excessive height, scale and massing, within the Buffer Zone of the UNESCO World Heritage Site of Brú C na Bóinne, would result in an unacceptable visual intrusion within this highly sensitive archaeological and cultural landscape. y nt The proposed development would adversely affect the character, setting and appreciation of the World Heritage Site and its associated heritage assets, thereby undermining the protection ou of its Outstanding Universal Value. The proposed development would therefore be contrary to Policies HER POL 6 and HER POL 8 of the Meath County Development Plan 2021–2027. C Furthermore, if permitted, the development would establish an undesirable precedent for similar forms of development within this sensitive landscape. The proposal would therefore be contrary to the proper planning and sustainable development of the area. th ea
3. Policies HER POL 1 and HER POL 2 of the Meath County Development Plan 2021–2027 seek to protect, conserve and enhance the archaeological heritage of the County and to preserve the M character, setting and amenity of archaeological monuments and sites, including their associated views and landscapes. The application site is located in close proximity to Donore Church and Graveyard, a Recorded Monument of significant archaeological and cultural heritage value. 2660955 Notwithstanding the sensitive nature of the receiving environment, the applicant has failed to submit an adequate Visual Impact Assessment, photomontages, or other satisfactory evidence demonstrating that the proposed development would not adversely affect the character, setting, or visual amenity of Recorded Monuments Donore Church and Graveyard and its wider archaeological landscape. In the absence of such information, the Planning Authority is not satisfied that the proposed y! development would protect the archaeological heritage, character and setting of this monument. The proposed development would therefore be contrary to Policies HER POL 1 nl and HER POL 2 of the Meath County Development Plan 2021–2027 and contrary to the O proper planning and sustainable development of the area. s se r po Pu g in w ie -V il nc ou C y nt ou C th ea M

RECOMMENDATION It is recommended that Planning Permission be REFUSED for the following reason: 1.The applicant has not demonstrated, to the satisfaction of the Planning Authority, a genuine need to reside in proximity to their employment or a genuine need for an additional dwelling in the rural area. While it is acknowledged that the applicant's stated employment relates to the management and operation of Ballinascorney Golf Club, insufficient information and supporting documentary evidence have been submitted to establish a clear and compelling justification for a one-off dwelling at this location. The proposed development would therefore be contrary to Policy Objective PHP23 - Management of One-off Housing and Section 12.3.10 - One-Off Housing in the Countryside of the Dún Laoghaire-Rathdown County Development Plan 2022-2028, as well as the stated zoning objective 'To protect and improve rural amenity and to provide for the development of agriculture', and would therefore be contrary to the proper planning and sustainable development of the area.

RECOMMENDATION Having regard to the above, I recommend that pursuant to Section 42(4) of the Planning and Development Act 2000, as amended, the Extension of Duration of Permission be refused for the following reason: 1. The Planning Authority notes that the duration of the permission has been extended twice previously. Therefore, the criteria set under Section 42(4) of the Planning and Development Act 2000 are not met.

1. The subject site is located within an area zoned City Hinterland in the Cork City Development Plan 2022-2028 as varied. Objective 3.13, Sections 3.51, 3.52 and 3.53 Housing in the City Hinterland and Objective 11.9 Demonstrable Rural Housing Need of the Cork City Development Plan 2022-2028 as varied seek to manage the development of rural housing in the countryside by requiring applicants to demonstrate an exceptional rural housing need based on their demonstrable economic and / or social links to a particular local rural area and compliance with one of the categories of housing need. The Planning Authority is not satisfied, having regard to the information submitted with the application, that the applicant has established full compliance with Objective 3.13 and Objective 11.9 as set out in the City Development Plan as varied. It is considered therefore that the applicant does not come within the scope of exceptional housing need criteria for a house at this location and that the proposed development would materially contravene the zoning and policy objectives for the site and would be contrary to the proper planning and sustainable development of the area.
2. Having regard to the nature of the site, it is considered that the proposed development would constitute disorderly and haphazard development. The proposed development would not comply with the provisions of the “Code of Practice - Wastewater Treatment and Disposal Systems Serving Single Houses (p.e. < 10)” issued by the Environmental Protection Agency, 2009 in light of the inadequacy of the separation distances. Accordingly, it is considered that the proposed development would result in an unsatisfactory standard of residential amenity for the future occupants of the proposed development, would be prejudicial to public health and would, therefore, be contrary to the proper planning and sustainable development of the area.
3. Having regard to the substantial amount of one-off housing already existing in this rural area, the Planning Authority finds that the proposed development would lead to an erosion of the rural and landscape character of the area, contribute to an excessive density of development that mitigates against the amenities of residents and gives rise to an overconcentration of residential development in the area. The proposed development would lead to increased demand for the uneconomic provision of public services and facilities would, therefore, be contrary to the proper planning and sustainable development of the area.

Reasons not yet available here. View the official case.

1. Notwithstanding the location of the site relative to existing and planned public transport provision, it is considered that justification has not been demonstrated for the proposed density of 291dph, which would substantially exceed the maximum density range of 50-250dph for a ‘City - Urban Neighbourhoods’ area, as defined within the 2024 Compact Settlements Guidelines. Having regard to same, it is the opinion of the Planning Authority that the development as proposed would not accord with the provisions of QDP8 High Quality Design – Building Height and Density Guide (BHDG) Objectives 1 and 2 of the 2022-2028 CDP. It is considered that the proposed density together with insufficient public open space, insufficient green space factor score, insufficient play spaces, poor access to sunlight performance in terms of 24% of units failing to achieve the minimum 1.5hr sunlight to a habitable room as recommended in BRE 209:2022 and surface water attenuation, are in combination indicative of overdevelopment of the subject site which would be contrary to the proper planning and sustainable development of the area.
2. The proposal has not adequately demonstrated to the satisfaction of the Planning Authority that the subject development would not result in adverse impacts on the residential amenity of units within the subject scheme by way of potential inward noise and odour, and that the proposed development of this site would not give rise to isolated piecemeal pockets of residential development that are disconnected from shops, amenities and/or other residences. It is therefore considered that the proposed development has not demonstrated compliance with the criteria of Section 12.9.1 Regeneration Zone of the 2022-2028 CDP. The proposal, if permitted, would set an undesirable precedent for other similar developments, which would in themselves and cumulatively, be harmful to proper planning and sustainable development of the area.

1. The proposed development fails to satisfy the requirements of Section 12.18 (Tourism and Recreation Facilities) of Volume I of the Roscommon County Development Plan 2022-2028, which requires a site- ou specific locational justification for tourism and recreation proposals. The details presented fails to justify C the location, scale and design of proposed tourism accommodation development in an un-serviced rural y area, devoid of essential infrastructure and remote from services and facilities. The proposed nt development would give rise to inappropriate, sporadic development in the rural area, would militate ou against the preservation of the rural environment and would be contrary to the proper planning and sustainable development of the area. C on
2. On the basis of the details submitted and observations on site, including high water table conditions, mottling and existing drainage networks, it has not been demonstrated that the proposed wastewater m treatment system would provide adequate treatment for the wastewater generated on site or that the m site is capable of accommodating satisfactory wastewater treatment arrangements safely and adequately co to dispose of effluent in accordance with EPA requirements, including as per the provisions of the EPA os Wastewater Treatment Manual for Small Communities, Businesses, Leisure Centres and Hotels. The proposed development, if permitted, would be prejudicial to public health and give rise to adverse R environmental impacts. The proposal is contrary to the provisions of Section 7.8 (Water Services) of Volume I of the Roscommon County Development Plan 2022-2028 in respect of wastewater, would set a precedent for similar inadequate servicing arrangements of this nature and would be contrary to the proper planning and sustainable development of the area. Page 1 of 2
3. Based on the information submitted, it has not been demonstrated that the development onsite is served by a potable water supply. Accordingly, the proposed development, if permitted, would be prejudicial to public health and contrary to the proper planning and sustainable development of the area.

Reasons not yet available here. View the official case.

Reasons not yet available here. View the official case.

Policy HO P6 and objective HO O7 of the Kildare County Development Plan 2023-2029 (as varied) rp seeks to encourage residential consolidation and sustainable intensification where good quality accommodation is achieved; and promote increased densities where proposals are sensitive to the Pu characteristics of the receiving environment. The proposed development, by reason of inadequate car parking, bicycle parking and bin storage provision, would result in a substandard level of residential amenity for proposed residents and over development of this restricted site and therefore would not n constitute good quality accommodation. As such, the proposed development would set an undesirable io precedent for other developments in the area, would contravene HO P6 and HO 07 of the Kildare ct County Development Plan 2023-2029 and would be contrary to the proper planning and sustainable development of the area. pe ns -I il nc ou C y nt ou C e ar ld Ki

I recommend that a decision to REFUSE PERMISSION be made under the Planning and Development Act 2000 (as amended) for the following reasons:- Having regard to the nature of the dwelling which provides for an independent two bedroom dwelling and to the inadequate quantum of private open space proposed, the Planning Authority considers that the proposed development fails to accord to Section 12.8.3.3 Private Open Space of the County Development Plan 2022-2028 and SPPR 2 of the Sustainable Residential Developments and Compact Settlement Guidelines by reason of the 18.5 sq.m. of private amenity space proposed. Furthermore, additional concerns arise in respect of the quality of the rear amenity space proposed, by reason of its orientation, as well as the reduction in usable open space to the front of the dwelling due to the siting of the bin stores, bike storage areas and general access routes within same. Accordingly, to permit the proposed development would set an undesirable precedent for similar development in the area. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.

1. Having regard to the location of the site within a transitional zone between Grants Row and Grattan Street and the adjoining residential conservation area to the north and north-east, the Planning Authority considers that the applicant has not satisfactorily demonstrated that the proposed development would not result in an overconcentration of tourist accommodation in the immediate area. Such overconcentration would result in an unacceptable intensification of activity, including increased night-time activity, noise and disturbance, within the adjoining residential area, to the serious detriment of the residential amenities of that area, and would fail to provide an appropriate transition in land use between the two areas. The proposed development would therefore be contrary to Policy CEE28 (Visitor Accommodation), Section 15.14.2 (Bed and Breakfast/Guesthouses) and Section 14.6 (Transitional Zone Areas) of the Dublin City Development Plan 2022-2028 and would, therefore, be contrary to the proper planning and sustainable development of the area.
2. 2. The proposed development fails to provide for adequate dining, kitchen and laundry facilities to cater for a Tourist Hostel of this scale. The proposed development would therefore result in over intensification of this site which would be seriously injurious to the residential amenities of the area and would be contrary to Section 15.14.2 (Bed and Breakfast/Guesthouses) of the Dublin City Development Plan 2022-2028. The proposal would create a precedent for similar type development and would be contrary to the proper planning and sustainable development of the area.

The proposed development is in an area which is at risk of flooding, bounding the Bridewell River and within Flood Zone A and Flood Zone B as identified in the Cork County Development Plan, 2022. Objective WM 11-16 of the Cork County Development Plan, 2022 seeks to avoid highly vulnerable development in these areas where there is a high probability of flooding (Flood Zone A and Flood Zone B). The proposed development seeks permission for a change of use to a new highly vulnerable use in Flood Zone A and Flood Zone B. The proposed development does not meet the minimum requirements of a Justification Test. Therefore, the proposed development would be contrary to the recommendations outlined in Section 28 ‘The Planning System and Flood Risk Management Guidelines’ 2009, would contravene materially Objective WM 11-6 of the Cork County Development Plan, 2022 and would thus, be contrary to the proper planning and sustainable development of the area.

1. The provisions of the Cork City Development Plan 2022-2028, specifically sections 3.53, 3.54 and Objective 11.9 as varied set out the criteria for the assessment of single houses in the City Hinterland. Having regard to the size of the landholding, the location of the site in close proximity to the city boundary, and the number of dwellings already constructed within a limited landholding, it is considered that no exceptional social or economic rural housing need has been demonstrated by the applicant and the proposed development is contrary to these provisions, Objective ZO 20.4 and the protection of the City Hinterland. The proposed development would therefore contravene the development plan, which seeks to protect and improve the rural amenity and provide for the development of agriculture, and would be contrary to the proper planning and development of the area.
2. The proposed development is located on an open and elevated site, within the City Hinterland which is the area under the strongest urban generated pressure for rural housing. The precedent which a grant of permission would set for similar type development in the vicinity would result in an excessive density of development in a rural area, would be contrary to the zoning Objective ZO – 20 of the Cork City Development Plan 2022-2028 as varied and would be contrary to the proper planning and sustainable development of the area.
3. The proposed development would amount to an excessive density of development where there is no public sewer, in a rural area and would represent disorderly and haphazard development. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.

Reasons not yet available here. View the official case.