Refusal decisions · 28 Sep–4 Oct 2026

2. As set out in the Cork County Development Plan 2022, it is a stated objective of the Council to encourage new dwelling house design that respects the character, pattern and tradition of existing places, materials and built forms and integrates appropriately into the landscape, in accordance with Objective RP 5-22. Furthermore, Objective GI 14-9 seeks to (a) protect the visual and scenic amenities of County Cork’s built and natural environment and (c) ensure that new development achieves high standards of siting and design. It is considered that the proposed development would constitute an inappropriate backland development detached from the established road frontage pattern in the area and would result in a fragmented and piecemeal form of development that would be out of character with the prevailing settlement structure. As such, the proposal would detract from the visual and landscape character of the area and would set an undesirable precedent for similar development. The proposed development would therefore be contrary to Objectives RP 5-22 and GI 14-9 of the Cork County Development Plan 2022 and, as such, would be contrary to the proper planning and sustainable development of the area.

1. The proposed development, by reason of its scale, bulk and massing in conjunction with its proposed an siting at a considerable setback from the public road, would result in a development which is incompatible with the site, and which would fail to integrate into the landscape at this location. The Pl development, if permitted, would result in a visually obtrusive feature in the context in which it is il, proposed and would, as a consequence be contrary to the provisions of Section 12.7 (Rural Design nc Considerations) and Policy Objective PPH 3.13 of the Roscommon County Development Plan 2022- ou 2028 (Volume 1) and would fail to accord with the siting and design principles set out in the C associated County Roscommon Rural Design Guidelines. The proposed development would accordingly seriously injure the visual amenities of the area and would be contrary to the proper y nt planning and sustainable development of the area. ou C
2. Having regard to the previous refusal of permission on the site, which referred to the visual indicators of poor percolation on site, evidence of unacceptably high water table levels underlying the on proposed wastewater treatment system, and the sites location overlying a locally important aquifer m and area of extreme groundwater vulnerability, the detail submitted in respect of the current m application is insufficient to demonstrate that the site can attenuate and dispose of waste water co safely and in accordance with the Environmental Protection Agency (E.P.A) Code of Practice 2021 for os Domestic Wastewater Treatment Systems (Population Equivalent ≤ 10). It is therefore considered R that the development has the potential to be injurious to public health and would therefore be contrary to the proper planning and sustainable development of the area.

1. Policy HO P26 of the Kildare County Development Plan 2023-2029 (as varied) seeks to O “Sensitively consider the capacity of the receiving environment to absorb further development of the nature proposed through the application of Kildare County Council’s ‘Single Rural s Dwelling Density’ Toolkit (see Appendix 11)” and “examine and consider the extent and density se of existing development in the area”. Having regard to the level of existing development in the wider area it is considered that the proposed development would result in the further o suburbanisation of the receiving environment and would erode the rural character of the rp immediate area and therefore would be contrary to the provisions of HOP26 of the Kildare County Development Plan 2023-2029 (as varied) and to the proper planning and sustainable Pu development of the area.
2. Objective HO O59 of the Kildare County Development Plan 2023-2029 (as varied) seeks to n “Carefully manage Single Rural Dwelling Densities to ensure that the density of one-off housing io does not exceed 30 units per square kilometre, unless the Applicant is actively engaged in ct agriculture, or an occupation that is heavily dependent on the land and building on their own landholding.” In conjunction with the level of existing development in the vicinity which is pe measured at over 30 units per square kilometre, it is considered that the proposed development would exacerbate an excessive density of development in this rural area and would contribute ns to the increasing suburbanisation of the area. The proposed development would materially contravene Objective HO O59 of the Kildare County Development Plan 2023-2029 and would -I therefore be contrary to the proper planning and sustainable development of the area. il nc ou C y nt ou C e ar ld Ki

Reasons under review. View the official case.

1. It is considered that the proposed demolition and development is out of character and incongruous with the existing form and pattern of permitted development in the vicinity and would seriously injure the visual amenities within the Architectural Conservation Area of Glenamaddy. Accordingly, to grant the development as proposed, by reason if its demolition and design, would materially conflict with Policy Objective AH 4 (Architectural Conservation Area), SGV 12 (High Quality, Contextually Sensetive Design) and DM Standard 60 which seeks to ensure that development conserve and enhances the character and appearance of the Architectural Conservation Area. Accordingly, to grant the proposed development would interfere with the character of the Architectural Conservation Area, would contravene materially a policy objective and development management standard contained in the current County Development Plan, would detract from the visual amenity of the area, would militate against the preservation of the Architectural Conservation Area and would set an undesirable precedent for similar future development in the area, and therefore would be contrary to the proposed planning and sustainable development of the area.
2. Based on the lacunae associated with the proposal from a wastewater perspective, and considering the observations of the Department of Housing, Local Government & Heritage with respect to gravity flow and the potential hydrological link from the site to the adjacent SACs, it is considered that the development has, in the absence of satisfactory evidence to the contrary, the potential to adversely affect the qualifying interests and conservation objectives of the localised Natura network, and would therefore materially contravene Policy Objective NHB 1 Natural Heritage and Biodiversity of Designated Sites, Habitats and Species, Policy Objective NHB 2 European Sites and Appropriate Assessment, and Policy Objective WR 1 Water Resources, and DM Standard 50 Environmental Assessments of the Galway County Development Plan 2022-2028 and would therefore be contrary to the proper planning and sustainable development of the area. The Planning Authority in conjunction with the application of the precautionary principle, consider that adverse effects on the integrity and conservation objectives of the European sites, cannot be ruled out, as a result of the proposed project. Therefore, the Planning Authority cannot be certain that the project will not adversely affect the integrity of designated sites in the immediate site environs, in light of the conservation objectives which would contravene materially policy objectives and a development management standard contained in the Galway County Development Plan 2022- 2028 and would be contrary to the proper planning and sustainable development of the area.
3. Based on the information submitted and having regard to (inter alia) the following lacunae: - the absence of a Road Safey Audit and auto track analysis pertaining to larger vehicles entering, exiting and circulating through the development as per TII standards section 4.3 Design vehicle DN-03060 GEO- Geometric Design of Junctions (priority junctions, direct accesses, roundabouts, grade separated and compact grade separated junctions) May 2023, - the layout lacking in terms of adherence with the Traffic Sign Manual and the design lacking in respect to compliance with DMURS best practice principles for access roads, turning bays, footpaths and vulnerable road users, - ambiguity regarding connection points pertaining to the storm water management system to serve the development and the lack of a public lighting report/scheme accompanying the application, the overall scheme is considered to be contrary to policy objectives NR 3 (Traffic and Transport Assessment and Road Safety Audit) and NNR2 (Safeguard Regional and Local Roads) & NNR3 (Design Manual for Urban Roads and Streets) of the Galway County Development Plan 2022 – 2028 and therefore if permitted as proposed, would interfere with the safety and free flow of pedestrians/traffic within the scheme and on the public road and would endanger public safety by reason of traffic hazard, obstruction of road users, or otherwise, and therefore would be contrary to the proper planning and sustainable development of the area.
4. Based on submissions received and the lack of a satisfactory pre connection enquiry response from the water and wastewater utility provider accompanying the application content, it is considered that the development has, in the absence of appropriate evidence to the contrary, the potential to be prejudicial to public health, and therefore if permitted would therefore materially contravene Policy Objective WW 4, Policy Objective WS 4, and DM Standard 36 of the Galway County Development Plan 2022-2028 and would be contrary to the proper planning and sustainable development of the area. 3

1. Having regard to the sensitive nature of the lands proposed to be developed within the ‘Overall Project’, the inconsistencies within the technical assessments submitted, the lack of robust technical justification for the development at this location zoned ‘Less Likely Viable’ in the Local Authority Renewable Energy Strategy (LARES), and overall uncertainty regarding the proposed future application for the grid connection and substation, the Planning Authority cannot confidently assess the viability and integrity of the proposed development in this context. The proposed works are considered premature without the assurance of the viability of the necessary grid connection infrastructure at this location. To permit the development in this context would be premature and would be contrary to the proper planning and sustainable development of the area.
2. On the basis of the submissions made in connection with the planning application, the Planning Authority is not satisfied that the application has been made by an applicant who has (i) sufficient legal estate or interest in the land the subject of the application to enable the applicant to continue the existing use of, or carry out the proposed works on, the land, or (ii) the approval of the person who has such sufficient legal estate or interest. The applicant has not clearly and efficiently demonstrated all appropriate legal consents, and the development is considered premature on this basis.
3. Based on the details received, the Planning Authority is not satisfied that adverse effects on the integrity of the Lough Corrib SAC [Site Code: 000297] in view of its conservation objectives cannot be excluded. Therefore, if permitted as proposed the development would materially contravene Policy Objective MEQ 2 Protection of the Environment, Policy Objective NHB 1 Natural Heritage and Biodiversity of Designated Sites, Habitats and Species, Policy Objective NHB 2 European Sites and Appropriate Assessment, Policy Objective WR 1 Water Resources, and DM Standard 50 Environmental Assessments of the Galway County Development Plan 2022-2028. Therefore, to permit the development as proposed, would contravene materially policy objectives and a development management standard contained in the Galway County Development Plan 2022-2028 and would therefore be contrary to the proper planning and sustainable development of the area.
4. Having regard to the deficiencies identified in the Environmental Impact Assessment Screening Report submitted with the application, the inconsistencies within the technical assessments submitted, the lack of robust assessments of the impact of the overall development, and the likelihood of significant effects on the environment having regard to the criteria set out in Schedule 7 of the Planning and Development Regulations, the Planning Authority is not satisfied that the proposed development would not be likely to have significant effects on the environment. In the absence of adequate information to carry out a robust Environmental Impact Assessment screening determination, the Planning Authority consider the proposed development would be contrary to the proper planning and sustainable development of the area.
5. It is considered that proposed grid connection works will both directly and indirectly impact the public road carriageway and the scale of these units, combined with the associated infrastructure, would effectively sterilise the public roadway preventing Galway County Council from carrying out essential future works, restrict future new services, drainage upgrades, installation or extension of Group Water Scheme mains, and/or the provision or alteration of house service connections. The Planning Authority considers the proposed unacceptable and to permit the development as proposed, would therefore be contrary to the proper planning and sustainable development of the area.
6. Having regard to the subject site location within a flood zone, and the absence of detailed design requirements for PV panels within sensitive areas, the Planning Authority is not satisfied that the subject site is not at risk of flooding, cause or exacerbate such a risk at other locations or flooding in the future. Therefore, if permitted as proposed, the development would materially 4 contravene Policy Objectives FL 1, FL 2 and FL 18 of the Galway County Development Plan 2022-2028 and the Flood Risk Management Guidelines for Planning Authorities and Best Practice Planning Guidance Report for Large Scale Solar Energy Development in Ireland (ISEA) and would be contrary to the proper planning and sustainable development of the area.
7. The Applicant has not referenced or submitted evidence of any consultation with the ESB/EirGrid regarding the proposal presented in this planning application in relation to the overhead lines traversing the subject site in accordance with the Guideline Clearances for Solar Farm to DSO Overhead Network. Having regard to the submitted Site Layout Plan, which does not accurately demonstrate every location of all overhead lines traversing the site or demonstrate the appropriate separation distances required from the proposed ground-mounted PV layout, if permitted as proposed, the development would represent a safety hazard and would be contrary the to the proper planning and sustainable development of the area.
8. Having regard to the submission received from Uisce Eireann, the proposed development layout includes the potential to build over multiple existing public infrastructure assets and does not adhere to the separation distances as per Uisce Éireann’s Standards Codes and Practices. Therefore, if permitted as proposed, the development would represent a health and safety hazard and would be contrary the to the proper planning and sustainable development of the area.
9. Having regard to the proposed development access points, traffic and haulage routing being proposed onto/from public local road network where considerations of public road capacity, width, alignment, surface and structural condition/composition of this pavement, in conjunction with future maintenance requirements, would render the road network or any part of it, unsuitable to carry the additional HGV/ articulated rigids traffic likely to result from the proposed development(s). These matters, in conjunction with the suitability of the proposed external and internal traffic circulation regime and the potential for conflicting traffic movements to occur directly and indirectly to the local public road network due to restricted vehicle manoeuvrability within and adjoining the site which may negatively impact public road and vulnerable road users’ safety. The Planning Authority considers that if permitted as proposed, the development would endanger public safety by reason of traffic hazard, obstruction of road users or otherwise, contrary to CDP policy objectives NNR2, and DM Standards 28, and DM standard 33a of the Galway County Development Plan 2022-2028.
10. The Glint and Glare Assessment submitted is considered inefficient due to direct and indirect impacts have not been satisfactorily addressed with due consideration to the control of development potentially affecting National Roads, as outlined in the DoECLG Spatial Planning and National Roads Guidelines for Planning Authorities (2012). Therefore, if permitted as proposed the development would endanger public safety by obstruction of road users or otherwise and would materially contravene DM Standard 70: Solar Energy of the Galway County Development Plan 2022-2028 and would be contrary to the proper planning and sustainable development of the area.
11. Having regard to the submission received from the DHLGH, the submitted Archaeology and Cultural Heritage Assessment is not in accordance with National Policy for protection of the archaeological resources and it is considered that the assessment process submitted is deficient and incomplete. Therefore, if permitted as proposed, the development would materially contravene DM Standard 61: Archaeological Conservation and Preservation of the Galway County Development Plan 2022-2028 and would be contrary to the proper planning and sustainable development of the area. 5

1. Having regard to the nature and extent of the works undertaken and proposed, including the removal of the roof structure and significant elements of the external walls, the Planning Authority considers that the proposal constitutes, in effect, a substantial reconstruction of the dwelling. The Planning Authority is not satisfied that the extent of demolition has been adequately justified, having regard to the absence of a detailed structural assessment or engineering report to demonstrate the necessity for such works. In these circumstances, the proposed development is considered to be contrary to Section 12.3.7.1 and Section 12.3.9 Demolition and Replacement Dwellings of the Dún Laoghaire Rathdown County Development Plan 2022-2028, and to Policy Objectives CA6 and PHP19 which seek to promote the retention and reuse of existing housing stock; the proposal would therefore be contrary to the proper planning and sustainable development of the area.
2. The proposed roof alterations, including the rear dormer extension, front dormer, front roof terrace and reconstructed roof profile, fail to accord with Section 12.3.7.1 Extensions to Dwellings (iv) Alterations at Roof/Attic Level of the Dún Laoghaire Rathdown County Development Plan 2022-2028. The rear dormer, by reason of its position at the ridgeline and eaves and its scale relative to the rear roof slope, would not appear as a subordinate roof addition. Furthermore, the front dormer and associated roof alterations fail to have sufficient regard to existing roof variations within the streetscape and would not maintain harmony with adjoining and surrounding structures. The cumulative effect of the proposed roof alterations would appear incongruous and visually obtrusive. The Planning Authority is not satisfied that the proposed rear dormer openings has been demonstrated to protect adjoining residential amenity. The proposal is therefore contrary to Section 12.3.7.1 of the Dún Laoghaire Rathdown County Development Plan 2022-2028 in respect of design quality and the protection of residential amenity, and would be contrary to the proper planning and sustainable development of the area.

The proposed vehicular entrance would result in the removal of on-street parking spaces on Iona Road to accommodate a private vehicular entrance, is contrary to Policy SMT25, Section 8.5.7, Section 4.1 and Appendix 5 of the Dublin City Development Plan 2022- 2028, which aims to manage on-street parking to serve the needs of the city alongside the needs of residents, visitors, businesses, kerbside activity, and accessible parking requirements. A reduced supply of on-street parking would detract from the convenience of road users and the residential amenity of surrounding properties for other similar developments on adjacent roads. In addition, the removal of part of the existing front boundary railings and granite plinth walls would injure the visual amenities and undermine the integrity of this Residential Conservation Area contrary to Policy BHA9 of the Dublin City Development Plan 2022-2028 and would set an undesirable precedent, and therefore, would be contrary to the proper planning and sustainable development of the area

Reasons under review. View the official case.

Based on the details submitted with the planning application, it is considered that the retention of n amendments to the estate road layout previously approved under Planning Ref. 2560299 would io result in an area of public open space, which forms part of the development to be retained, which ct is not adequately over-looked and which is not considered to be usable open space due to the pe narrow width of the area, would result in a poor provision of public open space to serve the ns residential development and would thereby constitute a substandard form of development which would seriously injure the visual, residential and general amenities of the area and as such would -I be contrary to the proper planning and sustainable development of the area. y rit t ho Au ng ni an Pl C C C rd erfo at W

The retention of the front boundary wall would give rise to a traffic hazard at this location because n the required visibility splays cannot be achieved or maintained at the existing vehicular entrance io due to the presence of the wall in its current form and position within the visible sightline. The ct retention of the front boundary wall would therefore be contrary to Section 4.4.5 of the Design pe Manual for Urban Roads and Streets (DMURS) and Section 8.7 of the Waterford City and County ns Development Plan 2022–2028 and would be contrary to the proper planning and sustainable development of the area. -I y rit t ho Au ng ni an Pl C C C rd erfo at W

1. It is a policy (HER POL 21) of the Meath County Development Plan 2021-2027, “To encourage the retention, sympathetic maintenance and sustainable re-use of historic buildings, including vernacular dwellings or farm buildings and the retention of historic streetscape character, fabric, detail and features.” y! nl The proposed development would involve the demolition of an existing traditional vernacular dwelling. The Planning Authority considers that the existing structure makes a positive O contribution to the rural historic character of the area and has not been demonstrated to be incapable of retention, repair, refurbishment or sensitive adaptation for continued use. The s proposed development would, therefore, result in the loss of a traditional vernacular structure, se contrary to the aforementioned policy provisions of the Meath County Development Plan 2021 – 2027 and be contrary to the proper planning and sustainable development of the area. r po
2. It is an objective (HER OBJ 35) of the Meath County Development Plan 2021 – 2027, “To Pu ensure that development does not have a significant adverse impact, incapable of satisfactory avoidance or mitigation, on plant, animal or bird species protected by law”. g The Planning Authority is of the view that the existing residential structures on the site have a in likelihood of containing roosting bats, nesting birds and rare, protected or invasive species. It w is considered that development on the subject lands, more particularly that relating to ie demolition of the existing structures, requires a brief EcIA. The applicant has not submitted a EcIA with the application. The proposed development would therefore be contrary to the -V aforementioned objective of the Meath County Development Plan 2021 – 2027 and therefore be contrary to the proper planning and sustainable development of the area. il nc
3. It is a policy (HER POL 37) of the Meath County Development Plan 2021 – 2027, “To encourage the retention of hedgerows and other distinctive boundary treatments in rural areas ou and prevent loss and fragmentation, where practically possible. Where removal of a hedgerow, stone wall or other distinctive boundary treatment is unavoidable, mitigation by provision of C the same type of boundary will be required.” y The Planning Authority is not satisfied that the proposed removal of the existing hedgerow and nt ditch along the site frontage is necessary to achieve the required sightlines. The proposed removal would therefore be contrary to the aforementioned policy provisions of the Meath ou County Development Plan 2021 – 2027 and be contrary to the proper planning and sustainable development of the area. C th
4. It is a policy (RD POL 48) of the Meath County Development Plan 2021 – 2027, “To ensure all septic tank/proprietary treatment plants and polishing filter/percolation areas satisfy the ea criteria set out in the Environmental Protection Agency ‘Code of Practice Domestic Waste Water Treatment Systems (Population Equivalent ≤10)’ (2021) (or any other updated code of M practice guidelines) in order to safeguard individual and group water schemes”. The submitted Site Characterisation Report (SCR) does not accurately reflect the number of bedrooms proposed and consequently does not demonstrate that the percolation area has been 2661000 appropriately calculated for the proposed development. On the basis of the failure of the subject application to demonstrate that the development meets the minimum standards as set out in ‘2021 Environmental Protection Agency Code of Practice’. The Planning Authority is not satisfied that the subject site can cater for the safe and effective treatment and disposal of effluent in accordance with the necessary standards and therefore would be prejudicial to public health. y! nl O s se r po Pu g in w ie -V il nc ou C y nt ou C th ea M

1. It is a policy (DM OBJ 50) of the Meath County Development Plan 2021 – 2027 that, All applications for residential extensions in urban and rural areas shall be of High quality design which respects, harmonises and integrates with the existing dwelling in terms of y! height, scale, materials used, finishes, window proportions, etc; inter alia. nl The proposed garage by virtue of its scale, height and design is considered to represent O an inappropriate form of domestic structure which would be detrimental to the visual amenities of the area. The proposal would fail to remain subordinate to the parent es structure and would diminish the character and visual integrity of the building, setting an undesirable precedent for other similar development and would be contrary to the proper os planning and sustainable development of the area. rp Pu
2. Based on the information submitted, in particular the absence of any documentation in relating to the need for the proposed garage extension, it is not considered that the applicant has demonstrated a justification or need for a garage of this scale at this location. The g proposed development would, therefore establish an undesirable future precedent for in developments of this kind and be contrary to the proper planning and sustainable development of the area. w ie -V il nc ou C y nt ou C th ea M

1. The proposed development constitutes a larger-scale group medical practice and would O not be subordinate to the existing residential use of the dwelling. Section 11.5.3 of the es Limerick Development Plan 2022–2028 provides that larger-scale and group medical practices should normally be located within local, district and major Town/City Centre os zonings and should not give rise to adverse impacts in terms of car parking, traffic hazard rp or residential amenity. Having regard to the scale and nature of the proposed use and its Pu location on lands zoned Existing Residential, the development would be contrary to Section 11.5.3 and would, therefore, be contrary to the proper planning and sustainable n io development of the area. t ec
2. In the absence of a comprehensive traffic assessment and satisfactory evidence that the sp development could be accommodated without exacerbating existing parking pressures or In creating a traffic hazard, the Planning Authority cannot be satisfied that the proposed development would not endanger public safety by reason of traffic hazard, obstruct the t. en free flow of traffic or adversely affect residential amenity and would therefore be contrary to the proper planning and sustainable development of the area. a rtm
3. The development as proposed and the precedent which a grant of permission would set ep for similar type development, would constitute an over-development of the site, would D injure the residential amenities and be contrary to the proper planning and sustainable g development of the area. in nn
4. The proposed development by reason of scale and intensification of use would P la seriously injure the amenities and depreciate the value of properties in this residential area. il nc ou C y nt ou C & ity C k ic er m Li

The proposed development is located within a site boundary that differs from that permitted under Planning Reference 21/492, the parent permission relating to the subject lands. The Planning Authority notes that Condition No. 2 of Planning Reference 25/60 expressly requires compliance with the conditions of Planning Register Reference No. 21/492, including the demolition of the substandard dwelling house and decommissioning of the existing septic tank. The proposed revision to the site boundary would be inconsistent with the extent of lands subject to the parent permission The proposed development, if permitted would therefore lead to materially contravening a condition of permission attached to a grant of permission on the site under 25/60 and would be contrary to the proper planning and sustainable development of the area. 3

Reasons under review. View the official case.

Having regard to the Z2 zoning objective, which seeks to protect and/or improve the amenities of residential conservation areas, and the policies set out in Dublin City Development Plan 2022-2028 regarding residential extensions, specifically Appendix 18, Section 1.7 (Appearance and Materials) and Section 4.0 (Alterations at Roof Level/ Attics/ Dormers/ Additional Floors), it is considered that the proposed development, by reason of its excessive scale and design, would be contrary to the relevant provisions of the Development Plan and would adversely impact on the visual amenities of the area. The extent of the amendments to the roof profile would result in the existing house appearing visually incongruous and out of character with the existing street and, by itself and by the precedent it would set for other developments of this type and would be seriously injurious to the visual amenities of the area. The proposal would be contrary to the proper planning and sustainable development of the area

Having regard to S42(a) of Planning and Development Act 2000 (as amended) the appropriate period cannot be extended in relation to permission 20/6168 as substantial works have not been carried out.

Having regard to evidence of a high water table and intermittent saturated conditions observed on site, the minimum required separation distances as set out in Section 5.4.2 of the EPA Code of Practice 2021 cannot be ni achieved. Therefore, it has not been satisfactorily demonstrated that the site can attenuate and dispose of waste an water safely and in accordance with the Environmental Protection Agency (E.P.A) 2021 Code of Practice for Pl Domestic Wastewater Treatment Systems (Population Equivalent ≤ 10). The proposed development would therefore be injurious to public health and would be contrary to the proper planning and sustainable development il, of the area. nc ou

Objectives HO P6 and UD O1 of Kildare County Development Plan 2023-2029 (as varied) require o consolidation, intensification and regeneration of infill development and a high standard of urban rp design to be integrated into the design and layout of all new developments. Having regard to the backland nature of the subject site, and the inadequate consideration of adjoining undeveloped sites Pu within the same land ownership and the wider urban block, which is located in An Architectural Conservation Area, it is considered that the proposed development has been designed in isolation and would constitute a haphazard and piecemeal approach to development of this town centre site. A grant n of permission would prejudice the comprehensive, consolidated development of these lands and would io negatively impact the urban regeneration potential of the wider urban block, which would therefore be ct contrary to the provisions of Objectives HO P6 and UD O1 of Kildare County Development Plan 2023- 2029 (as varied). Having regard to the foregoing it is considered that the proposed development would pe be contrary to the proper planning and sustainable development of the area. ns -I il nc ou C y nt ou C e ar ld Ki

1. The retention of the widening of the vehicular entrance would represent an unnecessarily wide entrance at this location (which is an established residential estate with grass verges and street trees) and would endanger public safety by reason of a traffic hazard. It would also set an unacceptable precedent for similar development which would result in a cumulative effect of unnecessary wide entrances, jeopardise and reduce the future potential for informal on-street visitor carparking in residential areas and would be contrary to the proper planning and sustainable development of the area.
2. Based on the information submitted, by virtue of its height, depth and its relationship with adjoining properties to the east and west, the proposed development would result in an unacceptably overbearing and overshadowing development, detrimental to the residential amenities of adjoining occupiers to the north, and would also result in loss of outlook to both adjoining occupiers to the north and south. Accordingly, the proposed development would directly conflict with Policy SPQHP41, Objective SPQH043 and Objective SPHQO45 of the Fingal County Development Plan 2023-2029 and would set an undesirable precedent for similar development in the locality.

The proposed change of use to short-term letting for an indefinite or a temporary period would result in the house being withdrawn from the available supply of residential accommodation for permanent occupation within a designated ‘Rent Pressure Zone’ and would exacerbate the existing shortage of residential accommodation for permanent occupation within the County. As a result, the proposed development would be contrary to the Housing Strategy and Core Strategy which seeks to secure national policy in meeting the housing needs of the County, ensure a speedy effective and sustainable step-up in future housing supply and, to reverse the scale of unmet housing needs in line with the policy objectives for encouragement of permanent residential communities in mixed use sustainable neighbourhoods provided for in the Fingal Development Plan, 2023-2029. The proposed development would therefore be contrary to national and local policy and would be contrary to the proper planning and sustainable development of the area.

1. Having for the height, scale and massing of the proposed development it is considered that that it is not in accordance with Sections Section 11.4.2.1 Policy Objective HER13: Architectural Conservation Areas and 12.11.4 New Development within an Architectural Conservation Area of the Dun Laoghaire Rathdown County Development Plan 2022-2028, as varied (September 2026), and will negatively impact on the Dalkey Village Architectural Conservation Area. Therefore, the proposed development would, therefore, be contrary to the provisions of the Dun Laoghaire Rathdown County Development Plan 2022-2028, as varied (September 2026), and to the proper planning and sustainable development of the area.
2. The proposed development does not meet the minimum gross floor area requirements for a 3-bed (3 storey – 6 person) house as set out in the Quality Housing for Sustainable Communities – Best Practice Guidelines for Delivering Homes Sustaining Communities (2007) as referenced in Section 12.3.4.2 of the Dun Laoghaire Rathdown County Development Plan 2022-2028, as varied (September 2026). Additionally, due to the restricted layout and limited quality of the proposed private amenity space it is not considered to accord with qualitative requirements set out in SPPR 2 of the Sustainable Residential Development and Compact Settlements: Guidelines for Planning Authorities (2024) and the Dun Laoghaire Rathdown County Development Plan 2022-2028, as varied (September 2026). Therefore, the proposed development, would set an undesirable precedent for other similar developments and would be contrary to the proper planning and sustainable development of the area.

RECOMMENDATION Pursuant to the Planning and Development Act 2000 (as amended), it is hereby recommended to REFUSE PERMISSION for said development for the reason set out in the Schedule hereto: 1. Having regard to the Objective A zoning of the subject site, the proposed development which includes new extensions to and refurbishment of 9 Clifton Lane and the construction of a 2-storey garage / studio in the rear garden of 9 Clifton Terrace, it is considered that, cumulatively, the proposed development(s) would seriously injure the residential amenity of 9 Clifton Lane due to the scale, height and massing and location on the common boundary of the proposed 2-storey garage (in addition to reduced private amenity space to 9 Clifton Lane), which if permitted, would have an overbearing impact and unacceptable level of overshadowing on the rear garden to 9 Clifton Lane resulting in a poor level of amenity for its residents. The proposed development is therefore, not considered to be in accordance with the zoning objective A, which seeks 'to provide residential development and improve residential amenity while protecting the existing residential amenities'. Accordingly to permit the proposed development, would be contrary to the proper planning and sustainable development of the area.

1. It is considered that the proposed development, when taken in conjunction with existing concentration of one-off housing in the vicinity, would constitute an undesirable excessive concentration of suburban type of development in a rural area. The intensification of such a pattern of development, would militate against the preservation of the rural environment and lead to demands for the uneconomic extension of public facilities to the area, would contribute to the continued incremental erosion of the rural character of the area and would create an undesirable precedent for similar development on adjoining lands. The proposed development would therefore not be in accordance with the Sustainable Rural Housing Guidelines published by the Department of the Environment, Heritage and Local Government (2005) and Section 5.6.3 of the Cork County Development Plan 2022 and would be contrary to the proper planning and sustainable development of the area.
2. It is an objective of the Cork County Development Plan 2022, as set out in Policy Objective RP 5-22, to encourage new dwelling house designs that respect the character, pattern and tradition of existing places, materials and built forms and that fit appropriately into the landscape. This is reinforced by Policy Objective GI 14-9 which highlights landscape as an important factor in all land-use proposals and encourages high standards of design and siting while also striving to protect the visual and scenic amenities of the built and natural environment. Having regard to the pattern and character of development in the area, it is considered that the proposed development, by reason of the open and exposed nature of the site, the limited capacity of the landscape to absorb the development and the works to the roadside boundary to achieve the requisite sightlines, would constitute a highly obtrusive feature on the landscape, which would seriously detract from the visual amenities and character of this area. The proposed development conflicts with Objectives RP 5-22, GI 14-9 and PL 3-5 of the Cork County Development Plan, 2022 and is, therefore, be contrary to the proper planning and sustainable development of the area.