Refusal decisions · 12–18 Oct 2026

1. The proposed development would be contrary to the zoning objective of the land, which is 'To protect and provide for recreation, open space and amenity areas' and to Objective TM55, which states that the principle of such camping, glamping and campervan/touring sites should only be supported where they satisfy normal planning and environmental considerations. The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area.
2. The application site is located within a Category A (high risk) and Category B (medium risk) flood zones. The applicant has not provided a site-specific flood risk assessment for the proposed development, which is a requirement for all developments incorporating (or partly incorporating) a zone of medium to high risk flooding. In the absence of such an assessment, the proposed development is likely to be prejudicial to public health, would be contrary to Section 1.5.3, of Volume 2, and Objective FRM 08 set out in Section 9.11.10 (Volume 1) of the Wexford County Development Plan 2022-2028 and would, therefore, be contrary to the proper planning and sustainable development of the area.
3. The proposed development is located on a site that has a direct hydrological link to the Slaney River Valley SAC (Site code: 000781), designated Natura 2000 site. Having regard to the location of the site within a flood zone and having regard to the absence of an Appropriate Assessment and any potential mitigation measures, that the Planning Authority cannot conclude that the development would not adversely impact the integrity of the Natura 2000 sites and the associated conservation objectives. The proposed development would, therefore, be contrary to Objective NH08 of the Wexford County Development Plan 2022-2028, Volume One and contrary to the proper planning and sustainable development of the area.
4. The development, which proposes works within the Riparian Corridor of the River Slaney would be contrary to Objective GI04 of the Wexford County Development Plan 2022-2028, Volume One and contrary to the guidance contained within 'Planning for Watercourses in the Urban Environment' (Inland Fisheries Ireland, 2020) whereby riparian buffer zones of sufficient width are required from streams and rivers.
5. The site is located within a Proposed Natural Heritage Area and it is considered that a full ecological impact assessment report is required to assess both flora and fauna, such as bats, that may be impacted by the proposed development and having regard to the absence of such an assessment and any potential mitigation measures, that the Planning Authority cannot conclude that the development would not adversely impact the integrity of the proposed Natural Heritage Area and the associated conservation objectives. The proposed development would, therefore, be contrary to Objective NH04 of the Wexford County Development Plan 2022-2028, Volume One and contrary to the proper planning and sustainable development of the area.
6. Inadequate information has been submitted to properly assess the potential traffic impacts associated with the proposed development along a busy section of the N-80 national secondary road. The proposed development may therefore result in an unacceptable traffic hazard and may be contrary to Objective TS67 of the Wexford County Development Plan 2022-2028, Volume One.

The proposed development by virtue of its location in a rural area characterised by an existing pattern of roadside housing, together with the fact that this would be the second infill site in the row, would result in a pattern of ribbon development that would negatively impact on the rural character of the area. The proposed development is therefore contrary to Section 4.9.3 and to Objective SH43 of the Wexford County Development Plan 2022-2028 and to the proper planning and sustainable development of the area.

1. The Planning Authority is not satisfied that the proposed two-storey granny flat complies with the requirements of Section 3.3, Self-Contained Residential Unit for a Family Member, of Volume 2 of the Wexford County Development Plan 2022-2028. While a link structure is proposed between the main dwelling and ancillary unit, the development is not considered to provide a satisfactory integrated and fully accessible arrangements in accordance with the policy. Furthermore, insufficient evidence has been submitted to demonstrate a current functional need for the unit in accordance with Section 4.9.5 of Volume 1 of the Wexford County Development Plan 2022-2028. The development is therefore contrary to the provisions of the Wexford County Development Plan 2022-2028 and to the proper planning and sustainable development of the area.
2. The applicant has failed to satisfactorily address previous concerns regarding wastewater treatment. The proposed wastewater treatment system as detailed in the submitted Site Assessment Report does not correspond with the manufacturer's specifications and insufficient information has been provided to demonstrate that the system can adequately serve the proposed development. In addition, the applicant has failed to submit adequate details of nearby private wells and wastewater treatment systems, together with a relevant cross-section of the proposed percolation area/polishing filter. The Planning Authority is therefore not satisfied that the proposed development can be accommodated on the site without risk to public health or groundwater quality. The proposal would therefore be contrary to the proper planning and sustainable development of the area.
3. Insufficient information has been submitted to demonstrate that the site can adequately accommodate the proposed surface water drainage system. While soakpits are identified as the proposed means of surface water disposal, their location has not been shown on the submitted site layout plan. Accordingly, the Planning Authority is not satisfied that the proposed drainage arrangements are satisfactory or that the development can be accommodated on the site without adverse environmental impacts. The proposal is therefore contrary to the proper planning and sustainable development of the area.
4. Insufficient information has been submitted regarding the water supply serving the development. The submitted site layout plan identifies only the approximate location of a communal well and fails to provide details regarding its exact location or the number of dwellings served by it. In the absence of this information, the Planning Authority is unable to adequately assess the adequacy of the water supply serving the development. The proposal is therefore contrary to the proper planning and sustainable development of the area.

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