Refusal decisions · 12–18 Oct 2026

1. The proposed retention of the existing structure and development of a residential unit to the rear of a residential property of this design and extent in such close proximity to the existing house is seriously injurious to the setting of the existing house and the Z2 conservation area, in contravention of Policy BHA9 of Section 11.5.3 of the Dublin City Development Plan 2022-28. Therefore, the proposed development is considered contrary to the proper planning and sustainable development of the area
2. 2. The applicant has not demonstrated to the satisfaction of the planning authority that the proposed retention of the existing structure and development of a residential unit therein to the rear of a residential property of this design and extent in such close proximity to the existing house that residential amenity to the parent dwelling would not be unduly affected, having regard to impacts upon privacy, overbearing impacts and impacts on daylight and sunlight. As such that the Planning Authority cannot be assured that proposed development would therefore not be seriously injurious to the residential amenities of the parent dwelling and its occupants. Therefore, the proposed development is considered contrary to the proper planning and sustainable development of the area.
3. 3. No evidence is provided that the proposed 1-bedroom unit or that existing dwelling would both be provided with sufficient usable private open space contrary to the requirements of the 2024 Compact Settlement Guidelines. Also, insufficient evidence has been provided that the combined development and occupational levels on site would be adequately serviced in terms of on-site bicycle and refuse storage. As such that the Planning Authority cannot be assured that the proposed development would therefore not be seriously injurious to the residential amenities of the parent dwelling and its occupants and proposed residential unit, and also not constitute overdevelopment of a restricted site. The proposed development would therefore be seriously injurious to the residential amenities of the area and contrary to the proper planning and sustainable development of the area

The proposed development by itself and by the precedent for which a grant of permission would be contrary to the objectives and provisions of the City Development Plan 2022-2028. The development would contravene Policy QHSN3 (Housing Strategy and HNDA) and Policy QHSN38 (Housing and Apartment Mix) of the Development Plan which seek respectively to secure the implementation of the Dublin City Housing Strategy and to encourage sustainable residential communities containing a wide variety of housing and apartment types in accordance with the Housing Strategy and the Housing Need Demand Assessment. The applicants have not put forth a sufficiently robust argument for the loss of 5 no. long term residential units and if approved this development would set an undesirable precedent for similar type development and would be contrary to the proper planning and sustainable development of the area.

1. The site of the proposed development is located within an area under strong urban influence as set out in the Sustainable Rural Housing Guidelines for Planning Authorities issued by the Department of the Environment, Heritage and Local Government in April, 2005 and is designated a High Value Landscape and Metropolitan Greenbelt as set out in the Cork County Development Plan 2022 where it is policy to restrict housing development. It is considered that the proposed development when taken in conjunction with existing development in the vicinity, would constitute an excessive density of development and undesirable ribboning in a scenic coastal rural area, would militate against the preservation of the rural and scenic visual amenities of the area, in a rural area where there are no sewerage facilities or water mains and the intensification of such a pattern would be prejudicial to public health and, eventually lead to demands for the uneconomic extension of public facilities to the area. 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 and would be contrary to the proper planning and sustainable development of the area.
2. The proposed development would endanger public safety by reason of a traffic hazard because the application site is served by a restricted, narrow, winding and substandard access road which is inadequate to cater for the additional traffic movements likely to be generated by the proposed development. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.
3. The proposed development would be prejudicial to public health because further proliferation of on-site waste water treatment systems and associated percolation areas in the area would create a significant risk of pollution of ground water and of private wells in the area. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.
4. The application site is located within the Metropolitan Greenbelt, the area under strongest urban pressure for rural housing as identified in the Cork County Development Plan 2022 wherein it is the policy of the Planning Authority to restrict rural housing to persons who can demonstrate an exceptional rural generated housing need. Based on the information provided, the Planning Authority is not satisfied that the applicant has demonstrated compliance with the housing need criteria for a dwelling at this location as set out in Policy Objective RP 5-3. The proposed development would, therefore, contravene the provisions of the Development Plan with regard to the provision of sustainable rural housing and would, therefore, be contrary to the proper planning and sustainable development of the area.

Reasons under review. View the official case.

On the basis of the information submitted, the Planning Authority is not satisfied that adequate sight distances due north-east can be achieved at the junction of the y! private lane [not in charge] with County Tertiary Road L-20184-0. nl Accordingly, it is considered that the proposed development would endanger public O safety by reason of traffic hazard and would therefore be contrary to the proper es planning and sustainable development of the area. os rp Pu g in w V ie y, o rit th Au g in nn la lP n ci ou C n ty ou C s oi La

Following a request for further information, the applicant has provided information which includes inconsistent details andlack of information. Therefore, the applicant has not provided documentation considered necessary to enable the Planning Authority to make a positive determination, and the Certificate of Exemption is refused for this reason.

Having regard to the pattern of development in the area, site selection and the availability of alternative site options, and noting the recent planning history as it pertains to the subject site, it is considered that the proposed development would exacerbate ribbon development at this location which is contrary to Policy Objective RP 5-24 of the Cork County Development Plan 2022 where there is a presumption against development which would contribute to or exacerbate ribbon development. The proposed development would result in the creation of an infill site to the east and would lead to an expectation of permission on adjoining lands in a rural area where there is significant urban pressure for rural dwellings, therefore further exacerbating ribbon development. The proposal would set an undesirable precedent for development of a similar nature and would therefore be contrary to Policy Objective RP 5-24 in the Cork County Development Plan and would not be in accordance with the proper planning and sustainable development of the area.

1. The proposal seeks permission for the construction of a dwelling within a rural area that is categorised as a Transitional Rural Area in the Cork County Development Plan 2022 where Objective RP 5-7 applies. Within this area, applicants must demonstrate that their proposal constitutes a genuine rural generated housing need based on their social / economic links to a particular local rural area. Based on the information submitted, the Planning Authority is not satisfied that the applicant has demonstrated a rural generated need for a house at this location. It is therefore considered that the proposed development would conflict with the settlement policy, would materially contravene the objectives RP 5-2 and RP 5-7 contained in the Cork County Development Plan 2022 and would, therefore, be contrary to the proper planning and sustainable development of the area.
2. The proposed development would be situated on a prominent and exposed site, in the rural townland of Clashduff and Baurnahulla, approximately 2 km south of Drimoleague Village. It is the Council’s stated objective under RP 5-22, GI 14-9 and GI 14 - 12 of the Cork County Development Plan 2022 to ensure that new development meets a high standard of siting and design, can fit appropriately into the landscape, protect skylines and ridgelines from development and protect the character of special views and prospects of upland areas. Having regard to the elevated and exposed nature of the site and to the siting, height, scale and design of the dwelling being proposed, it is considered that this proposal would represent an inappropriate form of development that would be out of character with the established settlement pattern of development in the area and the proposal would not fit appropriately into the surrounding landscape, would interrupt the skyline and result in a visually intrusive feature on the landscape which would seriously detract from the essential rural character and visual amenities of the area. The proposed development would, therefore, contravene materially policy objectives RP 5-22, GI 14-9 and GI 14-12 of the Cork County Development Plan 2022 and would be contrary to the proper planning and sustainable development of the area.

Having regard to the proposed development being located in an area served by public combined sewers which are Uisce Éireann assets, and the Confirmation of Feasibility (CoF) from Uisce Éireann which prohibits the discharge of storm water to the foul network, the Planning Authority is not satisfied that a valid storm water drainage strategy for the site/ development has been provided. The proposed development would, therefore, lead to disorderly development and would be contrary to the proper planning and sustainable development of the area.