What was refused this week.

The retention of the use and temporary change of use of this existing apartment to short-term letting accommodation for a 2-year period would result in the loss of long-term residential housing supply in an area currently characterised by an undersupply of private rental accommodation and housing supply. The change of use would set an undesirable precedent for similar development in the area, would be contrary to the provisions of government circular on Short-Term Letting in the Planning System (Ref SPI 01/2026, January 2026) and would undermine national housing strategy, as set out in the National Planning Framework, First Revision. Furthermore, the continued intensification and nature of short-term letting within an established residential area would seriously injure the residential amenities and depreciate the value the property in the vicinity. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.

Having regard to the existing pattern of development and the established building style in the area, the proposed development would, by reason of its inappropriate scale, orientation and relationship to dwellings immediately adjoining the site, constitute an inappropriate form of infill development, be visually obtrusive and overbearing in relation to existing dwellings and set an undesirable precedent for the area. The proposed development would, therefore, seriously injure the residential and visual amenities and depreciate the value of these properties, contrary to the proper planning and sustainable development of the area.

Having regard to the character of the area and the pattern of development which occurs adjacent to the site, it is considered that, by reason of its scale, design, height, and the extent of site coverage, the proposed dwelling would represent the overdevelopment of a small, restrictive and physically constrained urban site, which would be out of character with the surrounding development and would have an overbearing impact on adjoining dwellings that would detract from their residential amenity. Furthermore, the proposed development fails to meet the minimum standards as set out within the Quality Housing for Sustainable Communities – Best Practice Guidelines for Delivering Homes, Sustainable Communities (2007) Ministerial Guidelines, in addition to the provision of deficient private amenity space standards, as set out in the Guidelines on Sustainable Residential Development. The proposed development does not provide an acceptable standard of residential amenity for future residents. Therefore, the proposed development represents a substandard form of development that would seriously injure the amenities of the area and of adjoining properties, would be inconsistent with Objective ZU 18-9: Existing Residential/Mixed Residential and Other Uses of the Cork County Development Plan 2022 and would, therefore, be contrary to the proper planning and sustainable development of the area.

The proposed development would be located on a site to the north west of Mallow town, overlapping the defined greenbelt of Mallow town and an area identified as a Rural Area Under Strong Urban Influence. On the basis of the information submitted and having regard to the lack of a justification for the proposed development, its nature, siting, design, layout and configuration of the site along with the excessive vehicular entrances and driveway, it is considered that the proposed development would be haphazard and disorderly and it would detract from the amenities of the area. It is considered that the proposal would be contrary to objective HE 16-21 of the County Development Plan 2022 which seeks to ensure that new development respects the character, pattern and tradition of existing places and fits appropriately into the landscape and objectives GI 14-9, BE 15-2 and BE 15-6 of the County Development Plan 2022 which seek to protect hedgerows, trees and biodiversity. The proposal would set an undesirable precedent for similar developments. It is considered that the proposed development would be contrary to the proper planning and sustainable development of the area.

The proposed development, by reason of the failure of the applicant to demonstrate that the proposed accommodation is required to meet the housing needs of an older person or a person with a disability and having regard to the information submitted, would not constitute ancillary accommodation of the type envisaged under Section 6.6.23 of the Cork County Development Plan 2022. The proposed development would therefore be contrary to Objectives SC 6-11 and SC 6-12 of the Cork County Development Plan 2022 and contrary to the proper planning and sustainable development of the area.

The Planning Authority is not satisfied that the applicant has demonstrated that the proposed drive-through coffee shop would not adversely affect traffic circulation, pedestrian safety or the efficient operation of the Golden Island Shopping Centre road n etwork. The submitted Transport Assessment does not provide adequate quantitative evidence, including traffic generation, queueing or operational analysis, to substantiate its conclusion that the proposal would have no material traffic impact. Furthermore, by reason of its inherently car-dependent nature, the proposed development would encourage additional private vehicle trips at a centrally located site where sustainable modes of travel should be prioritised. The proposal would reinforce reliance on private car use, undermine the transition to sustainable mobility and a low-carbon pattern of development, and is therefore contrary to the sustainable transport and climate action objectives of the National Planning Framework, including National Po licy Objectives 37, 66, 69 and 93, the Westmeath County Development Plan 2021–2027, and the proper planning and sustainable development of the area.

It cannot be concluded that the development under Pl Ref 21/762 was commenced and substantial works were carried out pursuant to this permission. The proposal therefore fails to satisfy the requirements of Section 42(1) (a) (i) parts (I) & (III) of the Planni ng and Development Act 2000, as amended.

1. Having regard to the zoning objective of the site which is designated as ‘A1 Existing Residential’, within the Meath County Development Plan 2021-2027, and has a zoning objective ‘To protect and enhance the amenity and character of existing residential communities’, and the provisions relating to public open space as set out in Section 11.5.11 of the Development Plan and the Sustainable Residential Development and Compact Settlements Guidelines for Planning Authorities, it is considered that the proposed development, by reason of the reduction and loss of existing public open space associated with the adjacent ‘The Hollies’ development, would constitute a substandard form of development and an overdevelopment of the subject site and would seriously injure the residential amenity of the area and the amenities of the future occupants of the proposed dwellings and the existing and future occupants of ‘The Hollies’ development. Furthermore, the application and development description do not include a request for the amendment of Condition Nos. 1 and 5 of Planning Permission Ref. 21/387, which relate to the provision and retention of public open space serving the development, nor do they provide for the inclusion of ‘The Hollies’ development within the application site by way of an extension of the red line boundary. In the absence of such information and accompanying planning justification, the Planning Authority is not satisfied that the proposed loss of public open space is acceptable. To grant permission in these circumstances would be contrary to the provisions of the Meath County Development Plan 2021- 2027 and the Sustainable Residential Development and Compact Settlements Guidelines for Planning Authorities. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.
2. The Planning Authority is not satisfied, based on the information submitted, that the proposed development provides for a satisfactory access arrangement and internal road layout. In particular, the applicant has failed to demonstrate adequate and unobstructed visibility splays at the proposed priority junction, the proposed junction arrangement is not designed perpendicular to the Hazelwood Estate Road, and the proposed corner radii have not been demonstrated to comply with the principles and standards contained in the Design Manual for Urban Roads and Streets (DMURS). Furthermore, the proposal fails to provide adequate details in relation to tactile paving, traffic signs and road markings, bin storage and bicycle storage facilities serving the proposed terraced dwellings. In addition, a Stage 1 Road Safety Audit has not been submitted to demonstrate that the proposed development can be accommodated safely. The Planning Authority is therefore not satisfied that the proposed development would provide for adequate pedestrian, cyclist and vehicular safety or a satisfactory standard of residential amenity and, consequently, the proposed development would endanger public safety by reason of traffic hazard and would be contrary to the proper planning and sustainable development of the area.
3. The Planning Authority is not satisfied that the proposed development can be adequately served by an appropriately designed surface water drainage system. The applicant has failed to provide sufficient information in relation to the proposed surface water management strategy, including details of the proposed flow control device and associated infrastructure, evidence that the required greenfield runoff rate can be achieved, a breakdown of impermeable and permeable areas used in the drainage design, BRE 365 infiltration testing and groundwater level information, a detailed design of the proposed attenuation system, and written confirmation of consent to discharge surface water to the existing drainage network. In addition, the submitted proposals have not demonstrated compliance with sustainable drainage principles, including the appropriate location of soakaways, the provision of permeable paving, treatment of surface water runoff and pollution control measures. In the absence of this information, the Planning Authority is not satisfied that the proposed development would not give rise to flooding, pollution, inadequate drainage infrastructure or adverse impacts on adjacent lands and the receiving drainage network. To grant permission in such circumstances would be contrary to Policy INF POL 16 of the Meath County Development Plan 2021-2027, which seeks to ensure that all planning applications for new development have regard to the surface water management policies contained within the Greater Dublin Strategic Drainage Study (GDSDS). The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area.

1. It is a policy (RD POL 9) of the Meath County Development Plan 2021-2027, “To require all applications for rural houses to comply with the ‘Meath Rural House Design Guide”. Furthermore, policy RD POL 30 seeks, “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”. The existing dwelling is considered to be a good example of vernacular dwelling in the rural area. The proposed development by reason of its siting and form is considered out of keeping and fails to integrate with the highly sensitive character of the immediate surrounding rural area and would form a visually obtrusive feature, which would not respect and integrate with the surrounding landscape. Accordingly, to permit the proposed development would be contrary to the policies and provisions of the Meath County Development Plan 2021-2027 and thereby contrary to the proper planning and sustainable development of the area.
2. It is a policy (RD POL 9) of the Meath County Development Plan 2021-2027, “To require all applications for rural houses to comply with the ‘Meath Rural House Design Guide”. Having regard to the siting and nature of the mobile home to be retained, it is considered that the development constitutes a substandard and temporary form of development that is out of character with the immediate surrounding rural area and would form a visually obtrusive feature, which would not respect and integrate with the surrounding landscape and would seriously injure the residential amenities of occupants of the structure, and would set an undesirable precedent for similar forms of development. Accordingly, to permit the proposed development would be contrary to the aforementioned policy provisions of the Meath County Development Plan 2021-2027 and thereby be contrary to the proper planning and sustainable development of the area.

1. Policy Objective HOU 49 of the Louth County Development Plan 2021- 2027 (as varied) requires applications for rural dwellings to comply with the standards and criteria for Housing in the Open Countryside set out in Section 13.9 of Chapter 13. Having regard to the location of the subject site set back c.130m from the public road it is considered to be contrary to Section 13.9.6 ‘Backland Development’ of the Louth County Development Plan 2021- 2027 (as varied) and would militate against the preservation of the rural environment which would set an undesirable precedent for other similar inappropriate development in the vicinity. In addition, the development would also be contrary to Policy Objective HOU 44 which seeks to manage the development of rural housing in the open countryside by requiring any new dwelling to be appropriately designed and located so it integrates into the local landsca pe and not erode the rural character of the area in which it would be located. The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area.
2. The Planning Authority is not satisfied, on the basis of the information submitted, that adequate visibility sightlines can be achieved and maintained at the vehicular entrance in accordance with the requirements of Table 13.13 of the Louth County Development Plan 2021-2027, as varied. The applicant has failed to demonstrate that minimum visibility splays of 4.5 metres x 75 metres, measured to the nearside road edge in both directions, can be provided and retained free from obstruction within lands under the applicant's control or otherwise secured through legal ly binding agreements. In the absence of satisfactory evidence demonstrating the provision and long-term maintenance of the required sightlines, the Planning Authority cannot be satisfied that the proposed development would not endanger public safety by reason of traffic hazard or obstruction of road users. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.
3. The Planning Authority is not satisfied, based on the information submitted, that the proposed development would not be at risk of flooding or that it would not exacerbate flood risk in the surrounding area. It is noted that the OPW Flood Maps and the Geol ogical Survey Ireland (GSI) Winter 2015/2016 Surface Water Flooding mapping indicate historical flooding in the vicinity of the pond adjacent to the application site. In the absence of a site- specific Flood Risk Assessment prepared by a suitably qualified competent professional, the Planning Authority cannot determine whether all elements of the proposed development are located outside areas at risk of flooding, whether the development would increase flood risk on adjoining lands or the public road network, or whether any residual flood risks can be adequately managed. The proposed development would therefore be contrary to the proper planning and sustainable development of the area. -2- REFERENCE NO: 26/60384.
4. The Planning Authority is not satisfied, on the basis of the information submitted, that adequate provision has been made for the collection, attenuation and disposal of surface water arising from the proposed development. The applicant has failed to submi t sufficient information demonstrating that surface water can be managed within the site in accordance with Sustainable Drainage Systems (SuDS) principles and the requirements of Policy IU19 of the Louth County Development Plan 2021- 2027, as varied. In particular, insufficient information has been provided in relation to the proposed surface water drainage design, including soakaway testing, infiltration rates, soakaway sizing and layout, and the means by which surface water generated from the proposed dwelling, access roads, driveways and other hardstanding areas will be disposed of. In the absence of this information, the Planning Authority cannot be satisfied that the proposed development would not give rise to surface water flooding, adverse impacts on adjoining lands, or impacts on water quality. The proposed development would therefore be contrary to Policy IU19 of the Louth County Development Plan 2021-2027 (as varied) and would be contrary to the proper planning and sustainable development of the area.
5. The Planning Authority is not satisfied, on the basis of the information submitted, that the proposed domestic wastewater treatment system and associated percolation area comply with the Environmental Protection Agency Code of Practice for Domestic Wastewater Treatment Systems (2021). Insufficient information h as been provided regarding the status, construction, certification and compliance of the wastewater treatment system and percolation area, including their relationship to nearby water features, groundwater conditions and the private water supply. In the absence of adequate information demonstrating that the site can accommodate the proposed wastewater treatment arrangements without risk to public health, groundwater or surface water quality, the Planning Authority cannot be satisfied that the proposed development would not adversely affect the environment and would therefore be contrary to the proper planning and sustainable development of the area.
6. The Planning Authority is not satisfied, having regard to information available regarding the historical use of the site and indications that asbestos -containing waste may be present on part of the lands, that the site is suitable for the proposed resident ial development. The applicant has failed to submit a comprehensive contaminated land assessment, including a conceptual site model, site investigation and quantitative risk assessment, sufficient to establish the nature, extent and environmental significance of any contamination present on site. In the absence of such information, the Planning Authority cannot determine whether the proposed development would pose a risk to human health, groundwater, surface water, private wells or the wider environment, nor can it be satisfied that appropriate rem ediation and long- term management measures can be implemented. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.

1. The applicant has failed to adequately demonstrate a locational or resource based, regional or national requirement for the joinery workshop and ancillary buildings used for the manufacture of timber frame houses in this rural location. Such a use conflict s with the provisions of section 5.19.3 of the Louth County Development Plan 2021- 2027, as varied. Whilst it is a policy objective under EE 56 of the County Development Plan to support rural entrepreneurship and rural enterprise, the nature of the use, location, and scale of the operation is not appropriate for a rural location and therefore the development would be contrary to policy objective EE 55. The Planning Authority is not satisfied that the applicant has demonstrated a site- specific, resource- based or other rural locational requirement for the development, nor that the enterprise could not be accommodated on suitably zoned and serviced employment lands within a designated settlement. Furthermore, the scale and nature of the development cannot reasonably be regarded as a small -scale rural enterprise or farm diversification project. A ccordingly, the development would be contrary to the economic strategy, rural enterprise provisions and policy objectives EE56, EE60 and EE62 of the Louth County Development Plan 2021-2027, as varied, would undermine the strategic objective of directing employment growth to designated settlements, and would therefore be contrary to the proper planning and sustainable development of the area.
2. The applicant has failed to provide sufficient information to demonstrate that the proposed surface water drainage arrangements comply with Policy Objective IU19 of the Louth County Development Plan 2021- 2027 as varied, which requires all development proposals to incorporate Sustainable Drainage Systems (SuDS) and to demonstrate that surface water can be managed in a sustainable manner without adverse impacts on water quality, groundwater or the receiving environment. In the absence of adequate details regarding the design, capacity and operation of the proposed surface water drainage infrastructure, the Planning Authority cannot be satisfied that surface water arising from the development can be appropriately managed on site in accordance with SuDS principles. The proposed development would therefore be contrary to Policy Objective IU19 of the Louth County Development Plan 2021- 2027, as varied, and contrary to the proper planning and sustainable development of the area.
3. Having regard to the requirements of the Louth County Development Plan 2021- 2027, as varied, in respect of road safety and access design, the applicant has failed to demonstrate that adequate visibility sightlines can be achieved and maintained at the junction of the private access lane and the LP -1170. Furthermore, insufficient information has been submitted regarding the volume, nature and extent of traffic associated with the proposed timber frame manufacturing and joinery enterprise, including details of delivery vehicles, service vehicles and emergency vehicles, together with evidence that such vehicles can safely access, manoeuvre within and egress the site. In the absence of this information, the Planning Authority cannot be satisfied that the proposed development would provide for the safe and efficient movement of vehicles or that it would not endanger public safety by reason of traffic hazard. The proposed development would therefore be contrary to the road safety and development management provisions of the Louth County Development Plan 2021-2027 as varied and contrary to the proper planning and sustainable development of the area.

Policy Objective HOU 49 of the Louth County Development Plan 2021-2027 (as varied) requires applications for rural dwellings to comply with the standards and criteria for Housing in the Open Countryside set out in Section 13.9 of Chapter 13. Having regard to the location of the site some 270m from the public road on a narrow unsurfaced track it is considered to be contrary to Section 13.9.6 ‘Backland Development’ and would militate against the preservation of the rural environment which would set an undesirable precedent for other similar inappropriate development in the vicinity. In addition, the development would also be contrary to Policy Objective HOU 44 which seeks to manage the development of rural housing in the open countryside by requiring any new dwelling to be appropriately designed and located so it integrates into the local landscape and not erode the rural character of the area in which it would be located. The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area.

1. The applicant has failed to demonstrate compliance with the provisions of Development Management Standard DMS16.80 of the Longford County Development Plan 2021-2027 and the ‘Sustainable Residential Development and Compact Settlements Guidelines for Planning Authorities’. The planning application lacks sufficient information to demonstrate that the proposed development would not have a serious impact on the residential amenity of the existing dwelling and any future residents of the proposed dwelling by reason of its siting and design. The development would therefore set an undesirable precedent within the area and is considered contrary to the proper planning and sustainable development of the area.
2. The proposed development would result in inadequate off-street parking provision, with only two parking spaces provided to serve both the existing dwelling and the proposed dwelling, contrary to the parking standards contained within the Longford County Development Plan 2021-2027. Furthermore, the site fails to provide adequate turning space, resulting in vehicles reversing onto the N55 National Road. The Planning Authority considers that this would give rise to a traffic hazard and would be prejudicial to the safety and convenience of road users. The development would establish an undesirable future precedent and would therefore be contrary to the proper planning and sustainable development of the area.

The applicant has not sufficiently demonstrated that the proposed wastewater treatment system and percolation area can adequately manage the disposal of wastewater from the site in accordance with EPA Code of Practice, Domestic Wastewater Treatment Systems (Population Equivalent ≤ 10), 2021. In the absence of this information in order to properly assess the impact on the local environment, to permit the said development would be prejudicial to public health due to risk of pollution and would not be in accordance with the proper planning and sustainable development of the area.

1. Having regard to the apparent evidence and confirmation of commercial use of the structures proposed for retention and their intrinsic connection with the larger site of which the application unit forms part and which includes unauthorised development, it is considered that the proposed development would potentially result in the consolidation and intensification of unauthorised development. Therefore, it is considered by the Planning Authority that the proposed development would, if permitted, perpetuate a nd intensify existing unauthorised development on site and it would be inappropriate for the Planning Authority to consider a grant of permission for the proposed development in such circumstances.
2. The Planning Authority considers that the development type cannot be accommodated in a rural location with regards to satisfying requirements under DM Standard 13: Agricultural Buildings, DM Standard 17: Rural Enterprise, policy objectives CD1: Rural Enter prises and RD1: Rural Enterprise Potential of the Galway County Development Plan 2022 -2028. The principle of the proposed development is therefore not considered acceptable at this location.
3. In the absence of a detailed storm management strategy for the development, including a satisfactory surface water layout for the subject site, the Planning Authority considered that the development would contravene Policy Objective WW7 and Policy Objective WW8 of the Galway County Development Plan 2022 -2028 and would be contrary to the proper planning and sustainable development of the area.
4. Having considered the planning history on site, no evidence of the nature, storage, condition, capacity and functionality of the existing effluent treatment system and how this affects the proposed development has been provided with this application. Accor dingly, to grant the proposed development would be prejudicial to public health, would be contrary to Objective WW6 and DM Standard 38 of the Galway County Development Plan 2022 -2028, would pose an unacceptable risk to receiving waters, and be contrary to the proper planning and sustainable development of the area.
5. The proposed development access points 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 traffic likely to result from the proposed development. These matters, in conjunction with the suitability of the proposed external and internal traffic circulation regi me and the potential for conflicting traffic movements to occur directly and indirectly to the LS 7229 due to restricted vehicle manoeuvrability within and adjoining the site which may negatively impact public road and vulnerable road users’ safety. It is considered that if permitted as proposed that 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.

Having regard to Section 42(1)(c)(ii) of the Planning and Development Act 2000 (as amended), the Planning Authority is not satisfied that substantial works were carried out pursuant to planning permission during the appropriate period. The statutory requirements necessary to permit an Extension of Duration have therefore not been complied with and the application is refused.

The proposal site is located in the Western Corridor Working Landscape where it is an objective inter alia to ensure that siting and design of new developments are directed towards minimising visual impact. Having regard to the elevated nature of the site, and the design and height of the dwelling as proposed, it is considered that the proposed development would constitute a prominent feature in the local landscape which would fail to integrate satisfactorily into the local area and would seriously injure the visual amenities and rural character of the area. The proposed development would therefore be contrary Objectives CDP14.3 of the Clare County Development Plan 2023-2029 (as varied) and would be contrary to the proper planning and sustainable development of the area.

It is considered that the dwellings to be retained, by reason of bulk, scale, height and relationship to neighbouring houses, would, given difference in site levels, constitute an over-dominating presence in relation to adjoining residential property which would seriously injure the residential amenities of the area by reason of visual obtrusiveness and over-bearing impact. Retention of the development as constructed would, therefore, be contrary to the proper planning and sustainable development of the area.

The subject site is located in open countryside that is identified as ‘Rural Area Under Strong Urban Influence’ in the Offaly County Development Plan 2021- 2027. In such areas it is development plan policy that certain categories of applicant, which are defined in policy SSP -27 of the County Development Plan, will be given a positive presumption for the development of a permanent rural home. As the applicant (a) currently owns a house in the open countryside and (b) in the absence of sufficient supporting evidence that the applicant has a justifiable need to reside in this specific rural location, the Planning Authority considers that the applicant does not comply with policy SSP-27 of the Development Plan, and that the proposed development, if permitted, would materially contravene the Offaly County Development Plan 2021- 2027 and would be contrary to the proper planning and sustainable development of the area.

1. Policy RUR DEV SP 2 of the Meath County Development Plan 2021-2027 seeks to ensure that individual house developments in rural areas satisfy the housing requirements of persons who are an intrinsic part of the rural community in which they are proposed, subject to compliance with normal planning criteria. The applicant applied for permission based on Section 9.4 Persons who are an Intrinsic Part of the Rural Community under the following definition, “Persons who have spent substantial periods of their lives, living in rural areas as members of the established rural community for a period in excess of five years and who do not possess a dwelling or who have not possessed a dwelling in the past in which they have resided or who possess a dwelling in which they do not currently reside”. It is considered the applicant has failed to provide adequate and verifiable information to establish a rural housing need and hence the Planning Authority is not satisfied that that a rural housing need in accordance with the above provisions of the plan has been established. The proposed development would be contrary to the policy of the Ministerial Sustainable Rural Housing Guidelines for Planning Authorities and the Meath County Development Plan 2021 – 2027 and would, therefore, be contrary to the proper planning and sustainable development of the area and would establish a very undesirable future precedent.
2. It is the policy of the Council under RD POL 9 of the Meath County Development Plan 2021- 2027 ‘to require all applications for rural houses to comply with the Meath Rural House Design Guide’. Having regard to the elevated nature of the application site and design and appearance of thproposed development in particular the excessive height it is considered that the proposed development by reason of its siting, design, and layout would result in a strident and obtrusive physical development prominent in the landscape when viewed from the public road. In addition, it would set an undesirable precedent of a disorderly form of physical development currently free of development into the host environment in a manner seriously injurious to visual amenity of the rural landscape.
3. The proposed development would involve the creation of a new vehicular entrance onto the L‑2807 -0 public road where adequate traffic sightlines have not been demonstrated. In particular, the applicant has failed to provide unobstructed sightlines of 90 met res in both directions, measured to the nearside edge of the road from a set‑back of 2.4 metres, as required for a road with a 60 km/h speed limit. Furthermore, the entrance layout does not adequately demonstrate compliance with TII document DN‑GEO‑03060 and the Meath Rural Design Guide, including requirements relating to sight distance, entrance geometry, and the positioning of gates and entrance piers. In the absence of satisfactory sightlines and a compliant entrance design, the proposed development would endanger public road users by reason of traffic hazard and obstruction of visibility and would therefore be contrary to the proper planning and sustainable development of the area.
4. The proposed development would involve the removal of substantial sections of front boundary/hedgerow to facilitate the domestic entrance. The Planning Authority actively discourages hedgerow removal in accordance with HER POL 37 of the Development Plan. The proposed development would therefore be contrary to policy HER POL 37 of the Meath County Development Plan 2021-2027, would set an undesirable precedent for similar type future development, would mitigate against the preservation of the rural environment, and would be contrary to the proper planning and sustainable development of the area.

The proposed development is located within a rural ‘Area Under Strong Urban Influence’ where it is a requirement for applicants to (i) comply with the Local Needs Qualifying Criteria as outlined in Section 9.4 of the Meath County Development Plan 2021 – 2027 and to (ii) demonstrate a rural housing need. It is considered, based on the information submitted, that the applicant has not established a site specific rural generated housing need for a dwelling in this rural location. The proposed development would be contrary to the policy of the Sustainable Rural Housing Guidelines for Planning Authorities and the Meath County Development Plan 2021 – 2027 and would, therefore, be contrary to the proper planning and sustainable development of the area and would establish a very undesirable future precedent.

1. Policy RUR DEV SP 2 of the Meath County Development Plan 2021-2027 seeks to ensure that individual house developments in rural areas satisfy the housing requirements of persons who are an intrinsic part of the rural community in which they are proposed, subject to compliance with normal planning criteria. The applicant applied for permission based on Section 9.4 Persons who are an Intrinsic Part of the Rural Community under the following definition, “Persons who have spent substantial periods of their lives, living in rural areas as members of the established rural community for a period in excess of five years and who do not possess a dwelling or who have not possessed a dwelling in the past in which they have resided or who possess a dwelling in which they do not currently reside”. It is considered the applicant has failed to provide adequate and verifiable information to establish a rural housing need and hence the Planning Authority is not satisfied that that a rural housing need in accordance with the above provisions of the plan has been established. The proposed development would be contrary to the policy of the Ministerial Sustainable Rural Housing Guidelines for Planning Authorities and the Meath County Development Plan 2021 – 2027 and would, therefore, be contrary to the proper planning and sustainable development of the area and would establish a very undesirable future precedent.
2. The proposed development is located in a rural area where the pattern of development is characterised by low-density housing on road frontage sites. The proposed development by reason of its back- land location is considered to be out of context with the nature of existing development in the area and if permitted would constitute the unacceptable and haphazard development of back lands. The proposal would, therefore, be seriously injurious to the residential amenities of property in the vicinity and would set an undesirable precedent for further such development and as such would be contrary to the proper planning and sustainable development of the area.

The trial hole excavated on the site has revealed that because of the high level of the ground water and the very poor percolating property of the soil, the ground is unsuitable for the safe disposal of effluent from a septic tank or propriety effluent treatment unit and the proposed development therefore would be prejudicial to public health and contrary to the proper planning and sustainable development of the area.

1. Having regard to the existing derelict structure on site, in conjunction with the absence of satisfactory evidence verifying that the structure was formerly a dwelling, and in the absence of a structural report on the existing structure on site, to the requirements of Policy Objective RH 7 contained in the Galway County Development Plan, 2022-2028, and to the information included with the planning application, the Planning Authority considers that the proposed development would be contrary to the requirements of Policy Objective RH 7. Accordingly, to grant the development as proposed, would materially contravene a policy objective contained in the current county development plan and would be contrary to the proper planning and sustainable development of the area.
2. The subject site is located in the rural area within the GCTPS, which is subject to strong urban influence as identified in the Sustainable Rural Housing Guidelines for Planning Authorities issued by the Department of the Environment, Heritage and Local Government in April 2005. Based on the information submitted with the planning documentation, and taking account of the existing derelict structure on site that is not verifiable as a former dwelling nor appears to be currently habitable, and in the absence of satisfactory substantiation under Policy Objective RH 7 Renovation of Existing Derelict Dwelling, it is considered that the proposal would not comply with the rural housing objectives as set out in the current Galway County Development Plan 2022-2028, in particular Policy Objective RC 2, Policy Objective RH2 and DM Standard 7 in the absence of sufficiently detailed local rural links substantiated. Therefore, if permitted as proposed, the proposed development is considered contrary to the rural housing provisions of the said county development plan. Accordingly, to grant the proposed development would contravene materially policy objectives and a development management standard contained in the Galway County Development Plan 2022-2028, would be contrary to ministerial guidelines issued to the planning authorities under Section 28 of the Planning and Development Act 2000 (as amended), would set an undesirable precedent for similar future development in the area, and would be contrary to the proper planning and sustainable development of the area.
3. In the absence of a comprehensive bat survey surveying the bats and their roosts utilising the site and adjoining mature trees for foraging or commuting at different times including that of dawn, the Planning Authority cannot be satisfied, that the potential impact of the development on bats has been comprehensively addressed. In this regard, in the absence of contrary evidence, the development as proposed is considered contrary to Policy Objective NHB 9 to protect bats and bats habitats, of the Galway County Development Plan 2022-2028. Therefore, if permitted as proposed, it would materially contravene a policy objective contained in the current county development plan and would therefore be contrary to the proper planning and sustainable development of the area.
4. Having regard to the following: a) The absence of sufficient legal interest demonstrated on the submitted documents in accordance with Article 22 (2)(b) (ii) of the Planning and Development Regulations, 2001 (as amended) in respect of the proposed development; b) the requirement to connect to third party infrastructure to provide for water services necessary to operate the proposed development located outside the application unit boundaries; c) the requirement to traverse road lands/infrastructure outside the application unit boundaries to access the subject site: It is considered that the works proposed outside of the application site area cannot be implemented under the current planning application, as per Section 34(4)(a) of the Planning and Development Act 2000 (as amended), as such development works are outside the control of the applicant. Accordingly, in the absence of this information, the development as proposed would be prejudicial to public health, would endanger public safety by reason of traffic hazard or obstruction of road users or otherwise, would be contrary to DM Standards 30 and 36 and would be contrary to the proper planning and sustainable development of the area.

Having regard to the provisions of the Childcare Facilities Guidelines for Planning Authorities (2001), the provisions of the Sustainable Urban Housing: Design Standards for New Apartments Guidelines for Planning Authorities (2023), the documents submitted with the application and based on submissions received, it is considered by the Planning Authority that insufficient evidence has been provided to indicate that proposed change of use of the crèche facility would not result in a significant loss of residential amenity and community services to existing and future residents of the existing and permitted residential development and surrounds. As such, the proposal is contrary to the aforementioned Guidelines and is therefore contrary to Policy Objective CF1 Childcare Facilities, CF 3 Creche Facilities and DM Standard 3: Apartment Developments (Urban Areas) of the Galway County Development Plan 2022-2028.

1. The Galway City Development Plan 2023 – 2029 gives priority to protecting the character and enhancing the amenity of City Centre Residential Areas, by ensuring that new development does not adversely affect their character and has regard to the prevailing pattern, form and density of these areas. Having regard to the scale, height, form, roof terrace and elevational treatment of the proposed development, it is considered that the proposal would constitute an excessive and visually discordant addition to the existing dwelling. The proposed increased ridge height and substantial dormer form would be unduly prominent within the Riverside streetscape and would fail to adequately respect the established character, scale and building heights of the Woodquay Residential Area. The proposal would also be visible from the public realm adjoining the River Corrib and from the opposite riverbank. The submitted information has not adequately demonstrated that the proposed development would integrate appropriately within this prominent riverside setting. Therefore, if permitted, the development would be contrary to Section 3.8, Chapter 8 and Section 11.3.1(l) of the Galway City Development Plan 2023–2029 and would be contrary to the proper planning and sustainable development of the area.
2. Having regard to the constrained triangular nature of the site, the substantial increase in floorspace and height proposed, the introduction of roof -level accommodation and a roof terrace, and the limited retention of functional ground -level private amenit y space, it is considered that the proposed development would constitute overdevelopment of the site. Furthermore, having regard to the elevated roof -level accommodation, rear dormer windows and roof terrace, together with the limited separation distances to adjoining lands and deficiencies in the sunpath analysis, it is considered that the proposed develo pment would result in undue overlooking, overshadowing and would adversely affect the residential amenities and privacy of adjoining properties. Therefore, if permitted, the development would be contrary to Sections 11.3.1(c), 11.3.1(d) and 11.3.1(l) of the Galway City Development Plan 2023 –2029, SPPR 1 of the Sustainable Residential Development and Compact Settlements Guidelines for Planning Autho rities and would be contrary to the proper planning and sustainable development of the area.

It is a policy of the Buncrana Town Plan, 2024-2030 (Policy TC-G-P-4 refers) to ‘Consider proposals for food take- away units, bookmakers, amusement arcades, and casinos within the ‘Urban Core’ zoning provided that they: (a) Are not located within or abutting premises consisting of residential accommodation, schools or religious institutions. (b) Do not contribute to the over concentration of such uses in a given area which would result in excessive noise, litter and anti-social hours of operation; and (c) Do not detract from the streetscape and vitality and viability of the area.’ On the basis of the information submitted, which (i) fails to clarify the permitted use/s of the upper second and third floor areas above ground floor units in the overall building previously indicated as residential in historical applications and (ii) otherwise seeks permanent excessive late opening hours on the basis of an heretofore unapproved late- night licence from a third party premises as an acceptable rational for same, the Planning Authority are not satisfied that the application has sufficiently demonstrated compliance with the above policy or otherwise presented a valid planning rationale for same. Accordingly, to permit the development on as proposed would materially contravene the aforementioned policy, would set an undesirable precedent for future forms of similar development and would therefore, be contrary to the proper planning and sustainable development of the area.

1. The subject site is partially located in the county side and partially located in the settlement of Ballyveskil/Teermaclane, which is designated as a Cluster in the settilement hierarchy of the Clare County Development Plan 2023- 2029, as varied. It is an objective of Clare County Council under CDP4.10 'Countryside' to ensure that the countryside continues to play its role as a place to live, work, recreate and visit, having careful regard to the viability of smaller towns and rural settlements, the carrying capacity of the countryside, siting and design issues and environmental sensitivities. It is an objective under CDP4.9 Clusters' to ensure that clusters throughout the county maintain their existing character providing only for very small-scale growth of dwellings and/or small enterprises where they can be suitably integrated with respect to the setting and context. It is considered that the proposed retention would constitute a form of development that is not consistent with the established character of the cluster within a rural area, and that to permit the development as proposed to be retained would set an undesirable precedent for other such development on individual sites in the countryside and in clusters. The subject development would therefore seriously injure the visual and residential amenities of the area, and constitute haphazard development of the site, which would be contrary to Policy Objective CDP4.9 'Clusters' and CDP 4.1o 'Countryside' of the County Development Plan, as varied, and would therefore be contrary to the proper planning and sustainable development of the area.
2. The proposal site is located on the outside of a bend on the Ls8254 local secondary road. This road serves a number of local dwellings, agricultural lands, and is a connecting road between the village of Ballyea and the R473 regional road. Having regard to the nature and extent of the existing and permitted developments in the area, the narrow nature of the road, the poor horizontal alignment of the road at the front of the site, and the nature of the traffic that would be associated with the proposed development, the Planning Authority considers that the proposed development would result in an intensification of commercial and industrial activity in this rural area, would result in additional traffic movements along the local road network, would have adverse impacts on traffic safety and free flow and would therefore be contrary to the proper planning and sustainable development of the area.
3. Having regard to the commercial nature and relatively large scale of the proposed development within this rural area, the location of the site both within and immediately adjacent to the Ballyveskil/Teermaclane Cluster, the close proximity of the site to existing dwellings, the backland nature of the site relative to the existing settlement pattern in the area, the nature of the existing and proposed site boundaries, and the proposed retention would constitute haphazard backland development that is not in accordance with the existing settlement pattern of the area, would have adverse impacts on adjacent amenities by reason of noise and general disturbance, would militate against the preservation of the character of this rural area, would depreciate the value of property in the vicinity, would be contrary to objective CDP4.9 "Clusters" of the Clare County Development Plan 2023-2029 and therefore would not be in accordance with the proper planning and sustainable development of the area.
4. The subject site is located within a rural area that is the “Western Corridor Working Landscape", and as per the objective CDP14.3 of the Clare County Development Plan 2023-2029, developments are required to ensure the selection of appropriate sites in the first instance within this landscape, together with consideration of the details of siting and design, are directed towards minimising visual impact. Having regard to the views available towards the site from the south, the existing built vernacular and settlement pattern of the area, the bulk, scale, massing, design and finishes of the existing shed, the Planning Authority considers that the proposed retention is not be in keeping with the existing built vernacular or settlement pattern of the area, would seriously injure the visual amenities and character of this rural area, and would set an undesirable precedent for similar developments in this area. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.
5. The Planning Authority considers that the proposed commercial development, which is located in an unsewered rural area, and which is operated and accessed by multiple employees on a daily basis, would be premature due to the existing non-provision of onsite wastewater treatment facilities. Therefore, the proposed development would constitute substandard and haphazard development, would set an undesirable precedent for other similar type developments in this rural area and would not be in accordance with the proper planning and sustainable development of the area.
6. The Planning Authority notes the nature and extent of unauthorized works on site and works ongoing at the time of inspection which constitute both ‘works’ and ‘development’ in accordance with Sections 2(1) and 3(1) of the Planning and Development Act 2000, as amended and do not benefit from exempted development status under Schedule 2 of the Planning and Development Regulations 2001 (as amended). Therefore, the proposed retention would facilitate further development at the location of these unauthorized works, and would therefore be contrary to the proper planning and sustainable development of the area.

Having regard to: a) The constrained nature of the site and its proximity to existing residential properties; b) The density, scale, height and massing of the proposed mixed-use development relative to the size and context of the site resulting in a development which would be visually inconsistent with the established pattern of development in the area; c) The proximity, height and bulk of the proposed development in relation to adjacent properties, which would have an overbearing impact on these properties; d) The loss of natural sunlight to the existing properties and lack of sufficient direct sunlight to the proposed development; e) The provisions of the Bray Municipal District Local Area Plan 2018, in particular Objective BT3, which provides that ‘Generally, a height of 4 storeys (including ground floor) will be considered appropriate in the Bray ‘town centre’ zone, irrespective of adjoining property heights. However, the Council may permit heights above this, where the specific context of the site and the design of the building allow it (for example where additional storeys are set back from street frontage).’ It is considered that the proposed development would be incongruous, disproportionate, and out of character with its surrounding context in terms of its density, height, scale and massing, would have an overbearing impact on adjoining properties and would have a negative dominant impact in this area. The proposed development would be contrary to the provisions of the Wicklow County Development Plan 2022 – 2028 and the Bray Municipal District Local Area Plan 2018 (Objective BT3), would seriously injure the visual and residential amenities of property in the vicinity and would, therefore, be contrary to the proper planning and sustainable development of the area.

The application site is located within the 'Uplands Landscape' of the County, which is one of the areas that is 'afforded a high level of protection' under the Wexford County Development Plan 2022-2028. Under the requirements of Point 4, Table 4-6 of the Wexford County Development Plan 2022-2028, an applicant must never have previously owned a rural house to qualify for a new rural house in this type of rural area. The applicant in this instance has previously owned a rural house. Whilst exceptions to this requirement do exist, the applicant has failed to demonstrate compliance with any of these exceptions. The proposed development is therefore contrary to the Rural Housing Policy as set out in Section 4.9 and Table 4-6 of the Wexford County Development Plan 2022-2028 and would be contrary to the proper planning and sustainable development of the area if supported.

Retention permission is not sought for an access point which has already been constructed. The Planning Authority therefore cannot properly determine an application which does not fully and accurately describe the nature of the development on site and for which permission is sought.

1. The nature and extent of the proposed hardstanding and the stated use of the area for car parking.
2. The significant level of ground excavation required and design of the boundary treatment proposals.
3. The development location relative to an adjoining residential property. The Planning Authority is not satisfied that a clear and demonstrated need has been provided for the development proposed, in particular the requirement for the 2 way circulation route serving the proposed parking spaces. Furthermore, the Planning Authority is not satisfied that the development is visually acceptable for the site and would not have a negative impact on the amenity of the residential property that adjoins the site. The proposed development is considered contrary to the proper planning and sustainable development of the area.

‘Motor Sales Outlet’ use, defined in Appexdix 6 of the South Dublin County Development Plan 2022-2028 as ‘A building or part thereof or land used for the display and sale of motor vehicles, agricultural machinery and related equipment, ' is not permitted within areas subject to land use zoning objective 'RU', which applies to the subject site. The proposed development, for the change of use to Motor Sales Outlet with ancillary office cabin, and associated ancillary development, would thus be contrary to the ‘RU’ zoning objective of the subject lands, which seeks ‘To protect and improve rural amenity and to provide for the development of agriculture’, the provisions of the South Dublin County Development Plan 2022- 2028, and to the proper planning and sustainable development of the area. Please note that upon receipt of this document you are obliged to remove the planning site notice in compliance with Article 20 of the Planning and Development Regulations 2001 (as amended). Please note that any valid submissions or observations received in accordance with the provisions of the Planning and Development Regulations 2001 (as amended), have been considered in the determination of this application. Register Reference: SD26A/0133W.

Section 42(1) of the Planning and Development Act 2000-2023 states that, on application and subject to subsection (8), a planning authority shall extend the appropriate period by such additional period not exceeding five years as it considers requisite to enable the development to be completed, provided that the authority is satisfied that the development commenced before expiration of the appropriate period, substantial works were carried out pursuant to the permission during that period, and the development will be completed within a reasonable time. The development to which the permission relates has not commenced nor have substantial works been carried out on site. Therefore, the application to extend the appropriate period is not considered to be in accordance with Section 42(1) of the Planning and Development Act 2000-2023.

1. Having regard to the state of the existing structure on the site, which has fallen into a ruinous state and in this regard, the former residential use is considered to have been abandoned, the proposed development, which comprises the demolition of the existing structure and replacement of same with a new dwelling, is not considered to come within the scope of Objective HO O22 Refurbishment/Replacement of Traditional Rural Dwellings of the Limerick Development Plan 2022-2028 as the existing structure to be refurbished/replaced must still be a dwelling. On this basis the proposal would not comply with the requirements of Objective HO O22 of the Limerick Development Plan 2022-2028 and would be contrary to the proper planning and development of the area.
2. Having regard to the nature of the proposal which seeks the provision of an additional dwelling, the proposed development would result in the intensification of an existing direct access to a national road (N69) at a point where the speed limit of 100km/h applies and the traffic turning movements generated by the proposed development would interfere with the safety and freeflow of traffic on the adjoining road. The proposed development would therefore be contrary to Objective TR 039 (National Roads) of the Limerick Development Plan 2022-2028.
3. In the absence of a full site suitability assessment and proposals for a new wastewater treatment system on the site the Planning Authority cannot be satisfied that the proposed development would not be prejudicial to public health. Therefore, this proposal would be contrary to Objective IN O11 of the Limerick Development Plan 2022-2028, which requires waste water treatment systems to be in accordance with the EPA Code of Practice for Domestic Waste Water Treatment Systems 2021 and would be contrary to the proper planning and development of the area.

1. Having regard to the provisions of Section 13.11.1 (Domestic Garage/Shed/Store Development) of the Leitrim County Development Plan 2023-2029, it is considered that the proposed retention and completion of the detached garage structure, by reason of its excessive scale, form, design, siting and external finish, fails to constitute a subordinate ancillary domestic structure associated with, or incidental to the enjoyment of, a dwelling house but rather for a commercial / light industrial use. If permitted, the development would set an undesirable precedent for the provision of similarly disproportionately large structures on unzoned lands without any association to an existing domestic or agricultural use to which the structure would be ancillary to. The subject development is therefore contrary to the provisions of Section 13.11.1 of the Leitrim County Development Plan 2023-2029 and contrary to the proper planning and sustainable development of the area.
2. The Planning Authority notes that the structure is located within the original curtilage of Tullaghan House, a protected structure (Record of Protected Structures Ref. No. 129), and is situated in close proximity to the protected structure, fronts onto the N15 National Primary Route and occupies a highly prominent position within views available from the public realm. Owing to its siting, scale, industrial appearance and visual prominence, the development is readily perceived as forming part of the setting and curtilage of Tullaghan House and introduces an intrusive and discordant feature into a sensitive historic environment. The development undermines the legibility, character and special interest of the protected structure and erodes the quality of its setting, which forms an integral element of its heritage significance. The subject development therefore fails to respect, conserve and enhance the character and setting of this protected structure and is contrary to BH POL 1, which seeks to protect protected structures and their special character, and BH POL 4, which seeks to ensure that development within the curtilage or attendant grounds of a protected structure respects the protected structure and its setting, as set out in the Leitrim County Development Plan 2023-2029. The subject development would, therefore, be contrary to the proper planning and sustainable development of the area and would materially diminish the architectural heritage value of Tullaghan House and its attendant grounds.

1. Having regard to the elevated and sloping nature of the site, the significant fall in levels across the site, the extent of site regrading and modification of existing ground levels required to facilitate the proposed development, together with the provision of a proposed raised percolation area and associated engineering works, the Planning Authority considers that the proposal would result in an excessive and unacceptable alteration of the natural topography of the site. The proposal would represent an overly engineered form of development which would adversely affect the rural character and visual amenities of the area. Accordingly, the proposed development would be contrary to the proper planning and sustainable development of the area and to the provisions of the Galway County Development Plan 2022-2028.
2. The Planning Authority is not satisfied that a safe and satisfactory vehicular access can be provided to serve the proposed development as satisfactory sightlines have not been demonstrated. Furthermore, the significant scale of roadside boundary intervention required would negatively impact the public road and vulnerable road users. Accordingly, it is considered that if permitted as proposed, the development would endanger public safety by reason of traffic hazard, obstruction of road users or otherwise and would be contrary to Policy Objective NNR2 and DM Standards 28 and 33a of the Galway County Development Plan 2022-2028 and would be contrary to the proper planning and sustainable development of the area.
3. The Planning Authority notes that the proposed development would necessitate the removal of established roadside hedgerows, mature trees, roadside vegetation and existing drainage features along the site frontage. The Planning Authority considers that these features form an important biodiversity, landscape and rural character resource and that their removal would materially alter the established character of this section of road. Accordingly, the proposed development would be contrary to DM Standard 47 and Policy Objective TWHS1 of the Galway County Development Plan 2022-2028 and would be contrary to the proper planning and sustainable development of the area.
4. Having regard to the proposed proprietary wastewater treatment system and raised percolation area, the location of the site within a Regionally Important Karstified Aquifer (Rkc) of Extreme Groundwater Vulnerability, the proximity of the Ballygar Stream, the River Suck catchment and the River Suck Callows SPA (Site Code 004097), together with the inconsistencies identified within the submitted Site Characterisation documentation and the absence of sufficient information regarding the hydrological setting of the site and receiving environment, the Planning Authority is not satisfied that the safe and sustainable disposal of domestic effluent has been satisfactorily demonstrated or that the hydrological characteristics of the site have been adequately assessed. Therefore, the Planning Authority cannot exclude the possibility of likely significant effects on the River Suck Callows SPA, either individually or in combination with other plans and projects, including the adjoining planning application Pl. Ref. 2660939. Accordingly, the proposed development would be contrary to Policy Objectives NHB1, NHB3, WR1, WS7, WW6 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.
5. In the absence of any details submitted on file relating to water supply to serve the dwelling, it is considered that the development if permitted as proposed would pose a serious risk to the public health of persons occupying this dwelling house, would be contrary to 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.

1. Having regard to the elevated and sloping nature of the site, the significant fall in levels across the site, the extent of site regrading and modification of existing ground levels required to facilitate the proposed development, together with the provision of a proposed raised percolation area and associated engineering works, the Planning Authority considers that the proposal would result in an excessive and unacceptable alteration of the natural topography of the site. The proposal would represent an overly engineered form of development which would adversely affect the rural character and visual amenities of the area. Accordingly, the proposed development would be contrary to the proper planning and sustainable development of the area and to the provisions of the Galway County Development Plan 2022-2028.
2. The Planning Authority is not satisfied that a safe and satisfactory vehicular access can be provided to serve the proposed development as satisfactory sightlines have not been demonstrated. Furthermore the significant scale of roadside boundary intervention required would negatively impact the public road and vulnerable road users. Accordingly, it is considered that if permitted as proposed, the development would endanger public safety by reason of traffic hazard, obstruction of road users or otherwise and would be contrary to Policy Objective NNR2 and DM Standards 28 and 33a of the Galway County Development Plan 2022-2028 and would be contrary to the proper planning and sustainable development of the area.
3. The proposed development would necessitate the removal of established roadside hedgerows, mature trees, roadside vegetation and existing drainage features along the site frontage. The Planning Authority considers that these features form an important biodiversity, landscape and rural character resource and that their removal would materially alter the established character of this section of road. Accordingly, the proposed development would be contrary to DM Standard 47 and Policy Objective TWHS1 of the Galway County Development Plan 2022-2028 and would be contrary to the proper planning and sustainable development of the area.
4. Having regard to the proposed proprietary wastewater treatment system and raised percolation area, the location of the site within a Regionally Important Karstified Aquifer (Rkc) of Extreme Groundwater Vulnerability, the proximity of the Ballygar Stream, the River Suck catchment and the River Suck Callows SPA (Site Code 004097), together with the inconsistencies identified within the submitted Site Characterisation documentation and the absence of sufficient information regarding the hydrological setting of the site and receiving environment, the Planning Authority is not satisfied that the safe and sustainable disposal of domestic effluent has been satisfactorily demonstrated or that the hydrological characteristics of the site have been adequately assessed. Therefore, the Planning Authority cannot exclude the possibility of likely significant effects on the River Suck Callows SPA, either individually or in combination with other plans and projects, including the adjoining planning application Pl. Ref. 2660939. Accordingly, the proposed development would be contrary to Policy Objectives NHB1, NHB3, WR1, WS7, WW6 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.
5. In the absence of any details submitted on file relating to water supply to serve the dwelling, it is considered that the development if permitted as proposed would pose a serious risk to the public health of persons occupying this dwelling house, would be contrary to 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.

1. It is considered that the development as proposed will overly intensify the scale of built development in the immediate area and is not in keeping with much of the surrounding built up established footprint on these lands zoned for Residential Existing use. The proposed density significantly exceeds the density as set out in the Core Strategy and DM Standard 2 (Table 15.1 Residential Density) of the Galway County Development Plan 2022 -2028 and also exceeds the density range set out in the Sustainable and Compact Settlement Guidelines for Planning Authorities. The Planning Authority considers that the density as proposed is too high as an appropriate incremental infill residential development having regard to prevailing development consisting primarily of one -off dwellings surrounding the site to the south, north and east. The development as proposed is not considered appropriate infill residential development in accordance with the principles of good design and protection of existing residential amenity and therefore, contrary to DM Standard 2, Policy Objective BMSP1, Policy Objective GCMA4, Policy Objective PM8 and Policy Objective UL1 of the Galway County Development Plan 2022-2028, and accordingly, to grant the development as proposed, would be contrary to the principles of the proper planning and sustainable development of the area.
2. In the absence of satisfactory demonstration of required setback of the adjoining northern front boundary behind the sightline envelope, in conjunction with lack thereof of neighbouring consent, this restricted visibility splay remains outside the control of applicant and therefore, sightlines for the proposed development are not deemed in accordance with DM Standard 28 of the Galway County Development Plan 2022 -2028. In addition, the pr oposed visibility splay from 2.0m x -distance set back further highlights the visibility constraints whereby vehicular movements are expected to encroach into the public road to seek forward visibility. The horizontal and vertical envelope of visibility at 2.0m set back further remains restricted as shown to traverse third -party lands in a northern direction. Accordingly, it is considered that if permitted as proposed that the development would endanger public safety by reason of traffic hazard, or obstruction of road users or otherwise, would be contrary to Policy Objective NNR2, DM Standard 28, and DM Standard 33a of the Galway County Development Plan 2022-2028, and therefore would be contrary to the proper planning and sustainable development of the area.
3. Whilst having regard to the rural road context, the scale of established entrances, generation of overlapping visibility splays in conjunction with un -demarcated carriageway road marking from northern approaches and whereby cumulatively the potential of traffic conflicts arise, in particular to vulnerable road users safety, it is considered that if permitted as proposed that the development would endanger public safety by reason of traffic hazard, or obstruction of road users or otherwise, contrary to Policy Objective NNR2, DM Standard 28, and DM Standard 33a of the Galway County Development Plan 2022 -2028, and would therefore be contrary to the proper planning and sustainable development of the area.

The proposed amendment, which would significantly extend café opening hours into the late evening and early morning throughout the week beyond those currently permitted, would generate additional noise and disturbance that would significantly undermine the residential amenities of the area within which the commercial operation is located. This would be contrary to the objectives of the Z1 zoning that governs the area and would seriously injure the amenities of property in the vicinity. The development would therefore, by itself and by virtue of the precedent it would set for similar undesirable developments in the vicinity, be contrary to the proper planning and sustainable development of the area.

The proposed development would be situated on an elevated, exposed coastal hillside site within a High Value Landscape area as designated under the Cork County Development 2022-2028. It is the Council’s stated objective under RP 5-22, GI 14-9, GI 14-12 and GI 14-13 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, does not impact on the skyline/ridgelines and to protect views from scenic routes and of unspoilt mountains and retain the open and rural character of the area. Having regard to the elevated and exposed nature of the site, it is considered that the proposed development by reason of siting, height, scale and overall design, would result in a visually obtrusive feature on the landscape which would interfere with the skyline particularly when viewed from the lower public road to the south east which is also a designated Scenic Route (S85) and would diminish the quality of views gained from the protected nearby scenic route and would also significantly detract from the natural beauty of the area and would further erode the essential rural character of the area. The proposed development would therefore contravene materially policy objectives RP 5-22, GI 14-9, GI 14-12 and GI 14-13 of the Cork County Development Plan 2022 and would be contrary to the proper planning and sustainable development of the area.

While the existing permitted uses at the wider site including warehousing and associated storage may be considered to be established non-conforming uses, the proposed development would not align with any Permitted in Principle or Open for Consideration use classes under the OS zoning objective of the site, and would result in the intensification of the use of the subject site and the erosion within the overall landholding of OS zoned land and OS zoned lands intended as a landscaped area of the overall premises, as per development previously granted under SD21A/0051 and SD18A/0126. The proposed development would thus not accord with the OS land use zoning objective of the site. Furthermore, having regard to the nature of the subject proposal and permitted development on site to date, including the conditions of grants of said permissions and implementation of same, 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 set a precedent for similar development. The development as proposed would thus be contrary to the proper planning and sustainable development of the area. Please note that upon receipt of this document you are obliged to remove the planning site notice in compliance with Article 20 of the Planning and Development Regulations 2001 (as amended). Please note that any valid submissions or observations received in accordance with the provisions of the Planning and Development Regulations 2001 (as amended), have been considered in the determination of this application. Register Reference: SD26A/0130W.

1. The Planning Authority notes that the public notices and development description fail to reference the retention of existing temporary structures located on the site. To grant permission for the proposed development in the absence of an explicit applicatio n for retention permission would serve to facilitate unauthorised development on the site, and would, therefore, be contrary to the proper planning and sustainable development of the area. It is also considered that the design of the temporary structures would not be in keeping with the visual amenity or character of the rural area.
2. It is considered that the proposed development by virtue of its temporary nature and intended use as a place of worship and school proposed to be located in the rural area which is zoned RA ‘Rural Area’ in the Meath County Development Plan would not accord with the zoning objective for RA ‘to protect and promote in a balanced way, the development of agriculture, forestry and sustainable rural -related enterprise, community facilities, biodiversity, the rural landscape, and the built and cultural heritage.’ Place of worship is not listed as a permitted use nor a use open for consideration under the RA Zoning Objective. Furthermore, it is considered that the proposed development would not accord with SOC POL 47 of the Meath County Development Plan 2021- 2027, wh ich seeks to encourage and facilitate the development of places of worship in appropriate locations in urban centres and proximate to residential communities. Therefore, the proposed development would not accord with a zoning objective and SOC POL 47 outli ned in the Meath County Development Plan 2021- 2027 and would set an undesirable precedent for other similar developments, which would in themselves and cumulatively not be in the interest of the proper planning and sustainable development of the area.

1. The existing building, for which demolition is proposed, is of architectural significance in the streetscape, history and urban fabric of Salthill, and is worthy of retention. The demolition of such a building would be contrary to the Galway City Development Plan 2023-2029, Section 8.4, Vernacular Heritage, which recognises the contribution of structures outside the Record of Protected Structures and designated Architectural Conservation Areas to local heritage, identity and a continuing sense of place, and also contrary to Policy 8.3 which encourages the conservation, rehabilitation, renovation and reuse of existing structures that contribute to the character of the city. If permitted, the development would adversely impact upon the historic built environment of the city and its urban character and would diminish the visual amenity of the surrounding area.
2. It is a policy of the development plan to protect and enhance existing areas ensuring good urban design quality, highlighted in Chapters 3 and 8 of the Galway City Development Plan 2023-2029, thereby protecting the existing form, character and setting of existing housing. The proposal to demolish an existing historic dwelling and insert a radically different design into an area which contains established and mature housing designs would, by its design, scale, materials and massing, be out of character with the prevailing architectural symmetry established within this mature housing estate. Furthermore, if permitted, it would be a visually obtrusive feature, have a poor contextual reference, detract from the existing built form at this location and within the wider housing estate, contravene the development plan, seriously injure residential amenities and depreciate the value of property in the area, and would be contrary to the proper planning and sustainable development of the area.

1. Having regard to the location and characteristics of the site it is considered that the proposed development by reason of its backland nature and proximityto the built- up area would represent uncoordinated and ad-hoc development on a site abutting the rural village and could prejudice the orderly and sustainable development of Kilmeaden village. The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area.
2. The proposed development is located in an area identified as an 'Area Under Strong Urban Influence'in theWaterford City&County Development Plan2022-2028. Based on the information submitted, owing to the identified location of the applicant's family home within the settlement of Kilmeaden, the Planning Authority is not satisfied that the proposal constitutes a Local Rural Housing Need in accordance with Section 7.11.2 of the Waterford City & County Development Plan 2022-2028. The proposed development would therefore be contrary to the provisions of the Waterford City and County Development Plan 2022-2028, and as such would be contrary to the proper planning and sustainable development of the area.

1. Traffic Hazard The proposed development would be located on a substandard rural road network which is narrow in width, has poor vertical and horizontal alignment, lacks pedestrian, public lighting and drainage facilities. Having regard to this, the proposed development would endanger public safety by reason of traffic hazard and intensification of the use of this road. The road network in the area is incapable of catering for the continuation of ribbon development and, as such, the proposed development would be contrary to the proper planning and sustainable development of the area.
2. National, Regional and Local Policy The proposal is considered to be contrary to Policy Objectives NPO19, NPO33 and NPO3b of the National Planning Framework, Objective RPO4.8 of the Regional Spatial and Economic Strategy (2019) and Policies CS1 and CS11 of the South Dublin County Development Plan 2022 - 2028 which recommend that new residential development be directed to exisitng urban areas and that new rural housing only be supported where there is a demonstrable social or economic justification to do so. The site is located within a rural area under strong urban influence. The site is located within the Dublin Mountains High Amenity Zone, is situated above the 120m contour (but below the 350m contour) and in a sensitive landscape location with protected views. Residential development is not supported at the site unless a demonstrable economic or social need to live in the rural area has been established. Per the assessment, it is considered that the applicant has not provided sufficient information to demonstrate exceptional circumstances that would justify non-application of the policy to restrict rural housing in this area. The proposed development represents unsustainable urban generated housing in a rural area under strong urban influence which is incompatible with the achievement of the policies and objectives of the NPF, RSES and County Development Plan Core Strategy.
3. High Amenity Dublin Mountains The site is located on lands subject to zoning objective HA - DM in the South Dublin County Council Development Plan 2022 – 2028. It is the policy of the Council that within areas designated with Zoning Objective HA - DM (zoning objective - to protect and enhance the outstanding natural character of the Dublin Mountain Area) that new or replacement dwellings will only be considered in exceptional circumstances and subject to the criteria set out in Objective 1 of policy H19. On the basis of the lack of information submitted, it has not been satisfactorily demonstrated that the proposed development would comply with all of the criteria in this policy for housing in this area and no details of exceptional circumstances have been provided. Therefore, the applicant has also failed to provide sufficient justification which would warrant the setting aside of the objective of Policy H16 of the South Dublin County Development Plan 2022-2028, which seeks to ‘Restrict the spread of urban generated dwellings in the Rural 'RU', Dublin Mountain ‘HA-DM’, Liffey Valley ‘HA-LV’ and Dodder Valley ‘HA-DV’ zones and to focus such housing into existing settlements in line with the Settlement Hierarchy.’ Therefore, the proposed development would materially contravene the objectives of the Development Plan and would lead to demands for the uneconomic provision of further public services and facilities in this rural area. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.
4. The proposed development, by reason of its scale, site context and the site works that would be necessary to facilitiate it, has not satisfied Policy H23 of the South Dublin County Development Plan 2022 - 2028 and the mandatory criteria under H23 Objective 1 relating to Rural Housing and Extension Design, in particular in relation to the following: - impact on the landscape; - local ecological impact; - impact on the site's natural contours and natural drainage features; - extent of intrusive engineered solutions proposed, including cut and fill, embankments and retaining walls; and - requirement to remove/replace the existing roadside boundary to achieve sightlines. As such, the proposed development has not been designed and sited to minimise visual impact on the character and visual setting of the surrounding landscape and does not comply with County Development Plan policy relating to rural housing and extension design. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.
5. Green Infrastructure, Landscape, Ecology The proposed development would encroach upon the vegetation at this site, which is located at a Core Area as detailed in the South Dublin County Development Plan 2022 - 2028. The development of this site would, by itself and by the precedent it would undermine the strategic green infrastructure network in the county. Further a lack of environmental or ecological assessment with the application prevents proper assessment of the impacts of the development; however even without such assessment, it is clear that the proposed alterations to and residential development of the site would be contrary to county policy to protect the environmental and ecological capacity of sites in the Dublin Mountains, and to protect the landscape of the Dublin Mountains, and to protect trees and hedgerows above the 120m contour line. Furthemore, having regard to the location of the site on an elevated position in this sensitive landscape area, it is considered that the proposed development, by itself and cumulatively with the precedent it would set for similar development, would negatively impact on this sensitive landscape and the natural beauty of the rural area by contributing to the incremental erosion of its character. The proposed development would thus breach the following policies and objectives: - Table 4.1 Strategic Objectives in GI Corridors - Policy GI1 Overarching (green Infrastructure) - Policy GI2 Biodiversity - Policy H19 Housing in the High Amenity Dublin Mountains Zone - Policy H23 Rural Housing Design - Policy NCBH1 Overarching (Natural, Cultural and Built Heritage) - Policy NCBH2 Biodiversity - Policy NCBH11 Objective 5 (Protection of trees and hedgerows above 120m contour) Please note that upon receipt of this document you are obliged to remove the planning site notice in compliance with Article 20 of the Planning and Development Regulations 2001 (as amended). Please note that any valid submissions or observations received in accordance with the provisions of the Planning and Development Regulations 2001 (as amended), have been considered in the determination of this application. Register Reference: SD26A/0129W.

1. The site is located on lands subject to zoning objective HA - DM in the South Dublin County Council Development Plan 2022 – 2028. It is the policy of the Council that within areas designated with Zoning Objective HA - DM (zoning objective - to protect and enhance the outstanding natural character of the Dublin Mountain Area) that new or replacement dwellings will only be considered in exceptional circumstances and subject to the criteria set out in Objective 1 of policy H19. On the basis of the lack of information submitted and the lack of justification for an additional dwelling at this location, it has not been satisfactorily demonstrated that the proposed development would comply with all of the criteria in this policy for housing in this area and no details of exceptional circumstances have been provided. In failing to comply with these requirements for rural housing development in High Amenity zoned areas, the proposal is considered to be contrary to Policy Objectives NPO8, and NPO28 of the National Planning Framework (2025), Objective RPO 4.8 of the Regional Spatial and Economic Strategy (2019) and Policies CS1, CS11 and H16 of the South Dublin County Development Plan 2022 - 2028 which recommend that new residential development be directed to existing urban areas and that new rural housing only be supported where there is a demonstrable social or economic justification. The proposed development would therefore, unjustifiably increase pressure on the local road network, would lead to demands for the uneconomic provision of public infrastructure and services in an unsustainable manner and would constitute an undesirable precedent for further similar development in the vicinity. The proposal would therefore materially contravene the South Dublin County Development Plan 2022 - 2028, would be contrary to national and regional planning policy objectives and would be contrary to the proper planning and sustainable development of the area.
2. The site is located in an elevated location within the Dublin Mountains High Amenity Zone, within the Athgoe and Saggart Hills Landscape Character Area (LCA) and has protected views to the south and north. Having regard to the location of the site on an elevated and exposed position in this sensitive landscape area, the absence of regard for existing site features and contours and the haphazard form of development represented by the proposed development, it is considered that the proposed development has not been designed and sited to minimise visual impact on the character and visual setting of the surrounding landscape and does not comply with County Development Plan policy relating to rural housing and extension design. The proposed development would therefore, by itself and cumulatively with the precedent it would set for similar development, negatively impact on this sensitive landscape and the natural beauty of the rural area by contributing to the incremental erosion of its character and would contravene Policy H23 and H23 Objective 1 of the South Dublin County Development Plan 2022 - 2028. The proposal is therefore contrary to the proper planning and sustainable development of the area.
3. The proposed development is located on a substandard rural road network characterised by narrow carriageway widths and a complete absence of pedestrian facilities, public lighting and drainage infrastructure. The addition of a further dwelling served by this network would exacerbate existing constraints and would establish an undesirable precedent for further development along this rural lane. It is considered that the proposed development would give rise to a traffic hazard due to the inadequacy of the existing road network to safely and satisfactorily accommodate the additional vehicular movements associated with the development. The proposal would therefore endanger public safety by reason of traffic hazard. Please note that upon receipt of this document you are obliged to remove the planning site notice in compliance with Article 20 of the Planning and Development Regulations 2001 (as amended). Please note that any valid submissions or observations received in accordance with the provisions of the Planning and Development Regulations 2001 (as amended), have been considered in the determination of this application. Register Reference: SD26A/0128W.

Having regard to the site characteristics, the results of the probe testing carried out and the site location in an area of extreme groundwater vulnerability, it has not been satisfactorily demonstrated that the subject site is suitable for the safe disposal of effluent in accordance with the requirements of the EPA Code of Practice: Domestic Wastewater Treatment Systems (P.E≤ 10) (2021). The proposed development would therefore be prejudicial to public health and contrary to the proper planning and sustainable development of the area.

The subject site is located in open countryside that is identified as ‘Rural Area Under Strong Urban Influence’ in the Offaly County Development Plan 2021- 2027. In such areas it is development plan policy that certain categories of applicant, which are defined in policy SSP -27 of the County Development Plan, will be given a positive presumption for the development of a permanent rural home. As the applicant (a) has previously owned a house in the open countryside and (b) In the absence of sufficient supporting evidence that the applicant has a justifiable need to reside in this specific rural location, the Planning Authority considers that the applicant does not comply with policy SSP -27 of the Development Plan, that the proposed development, if permitted, would materially contravene the Offaly County Development Plan 2021- 2027 and would be contrary to the proper planning and sustainable development of the area.

1. Section 15.9.1 (Rural Character) and Policy RCP 1 of the Monaghan County Development Plan 2025-2031 seek to ensure that new rural housing does not further erode the rural character of an area, having regard to the existing pattern of development and the cumulative impact of new development. The proposed development would be located on a site comprising residual lands situated beside existing and permitted residential development and which has been created as an individual development plot. Having regard to the concentration of existing and permitted dwellings in the area, the incremental subdivision of roadside lands for residential development, and the cumulative impact of such development on the character of the rural area, it is considered that the proposal would cause a detrimental impact on, and further erode, the rural character of the area. Accordingly, the development would, if permitted, be contrary to Section 15.9.1 (Rural Character) and Policy RCP 1 of the Monaghan County Development Plan 2025-2031 and be contrary to the proper planning and sustainable development of the area.
2. Section 15.9.2 (Site Selection and Design Guidelines), Table 15.3 (Guidelines for Siting and Designing a Rural House in the Vernacular Style) and Policy RSDP 1 seek to ensure that sites are suitable for the scale and nature of development proposed. The scale and extent of development proposed is excessive relative to the size and configuration of the application site. Having regard to the constrained nature of the site, the proposed dwelling, garage, amenity areas, access arrangements, wastewater treatment infrastructure and associated site works would result in an unsatisfactory form of development that fails to demonstrate a satisfactory relationship between the proposed development and the site available. Accordingly, the development would, if permitted, be contrary to Section 15.9.2, Table 15.3 and Policy RSDP 1 of the Monaghan County Development Plan 2025-2031 and be contrary to the proper planning and sustainable development of the area.
3. Section 15.22.5 (On-Site Wastewater Treatment Systems) and Policy WWTP 1 of the Monaghan County Development Plan 2025-2031 seek to ensure that on-site wastewater treatment systems are located and constructed to the highest standards in order to protect water quality, including groundwater and surface water. The Environmental Health Officer has raised serious concerns regarding the suitability of the application site to accommodate an on-site wastewater treatment system and percolation area, having regard to the low-lying nature of the site. In addition, the Environmental Health Officer has advised that the necessary remedial works would be required over the entire site area in order to satisfactorily demonstrate site suitability. Having regard to the information submitted and the concerns raised, the Planning Authority is not satisfied that the application site is suitable for the satisfactory treatment and disposal of wastewater arising from the proposed development. Accordingly, the development would, if permitted, be contrary to Section 15.22.5 and Policy WWTP 1 of the Monaghan County Development Plan 2025-2031, be prejudicial to public health and environmental protection, and be contrary to the proper planning and sustainable development of the area.

1. The established and permitted use of the premises is as a hotel. Information received by the Planning Authority on the 16/06/2026 confirms that the premises is currently being used to accommodate persons seeking international protection and is not operating as a hotel. The planning status of this accommodation use has not been formally established. Whilst a Section 5 Declaration request has been submitted in respect of the use, that process remains ongoing and no determination has been made. Accordingly, to permit the retention of the development as proposed, to serve the accommodation use currently occurring on-site, would be contrary to the established and permitted hotel use granted under previous planning permissions. To permit the development as proposed would therefore be contrary to the proper planning and sustainable development of the area.
2. Having regard to the current use of the premises as accommodation for protected persons, the scale of accommodation provided, the rural location of the site, its separation from Carrickmacross and other settlement centres, the limited accessibility of services and facilities, and the reliance upon organised transport arrangements, the Planning Authority is of the opinion that the retention of the additional bedroom accommodation and associated alterations represents an unsustainable form of development in this rural location. The proposed development has not been demonstrated to comply with Policy WSP 1 and Section 15.10.8 of the Monaghan County Development Plan 2025-2031, which require such accommodation to be located within a serviced and sustainable setting. The Planning Authority further notes that the Core Strategy seeks to promote sustainable and balanced development through the settlement hierarchy, with population and development growth directed towards settlements with appropriate infrastructure, services and facilities. The applicant has failed to satisfactorily demonstrate that the proposed development is consistent with this approach. The proposed development would therefore be contrary to Policy WSP 1 and Section 15.10.8, the settlement hierarchy, Core Strategy and Housing Strategy of the Monaghan County Development Plan 2025-2031 and contrary to the proper planning and sustainable development of the area.
3. The applicant has failed to satisfactorily demonstrate that the existing and proposed level of occupation can be accommodated within the development to an appropriate standard having regard to resident amenity, communal facilities, accommodation standards, service provision and the nature and intensity of the use proposed on-site. The applicant has not demonstrated compliance with Policy WSP 1 and Section 15.10.8 of the Monaghan County Development Plan 2025-2031. The Planning Authority is not satisfied that sufficient information has been provided to demonstrate that the retained development would provide an appropriate standard of accommodation for occupants having regard to the scale and intensity of the use. The Planning Authority is therefore of the opinion that the retained development would provide a substandard form of accommodation for occupants, would be contrary to Policy WSP 1 and Section 15.10.8 of the Monaghan County Development Plan 2025-2031, and would be contrary to the proper planning and sustainable development of the area.

1. Objective SSO 22 of the Monaghan County Development Plan 2025-2031 seeks “To apply the precautionary principle in relation to development on lands identified as being at risk of flooding and to restrict development to uses that are compatible to the level of flood risk unless supported by a site-specific flood risk assessment and development management justification test”. Policy FRP 1 states “Proposals for developments shall comply with Section 15.22.8 of the Monaghan County Development Plan 2025-2031”. Section 15.22.8 states “Monaghan County Council will restrict development in areas susceptible to flooding except where: a) The proposed development can be justified on strategic grounds. b) The proposed development has addressed the flooding concerns which exist. c) The flood risk can be managed to an acceptable degree and without increasing flood risk beyond the site itself. d) Appropriate and detailed mitigation measures can be implemented to remove/minimise flood effects. The proposal has failed to adequately demonstrate how the potential for flooding from prolonged rainfall events can be managed to an acceptable degree and without increasing flood risk beyond the site itself, and as a result there is a risk that increased water levels would ultimately occur on third party lands as a direct consequence of the infilling of the site area. Consequently, to permit the development as proposed would be contrary to Objective SSO 22 and Policy FRP 1 of the Monaghan County Development Plan 2025-2031 and thus would be contrary to the proper planning and sustainable development of the area.
2. Policy ILP 1 seeks to ensure that ‘Development proposals for infilling of lands shall comply with Section 15.32 of the Monaghan County Development Plan 2025 – 2031, and that development proposals for the infilling of lands with inert construction and demolition waste will only be acceptable where it is demonstrated to the satisfaction of the Planning Authority that there will be no adverse impact upon surface and ground waters, or upon areas which are at risk of flooding. Proposals for the prevention and mitigation of any perceived impacts shall satisfy the targets of any Waterbody and Catchment Management Plans developed by Group Water Schemes. Proposals for infilling of lands at risk of flooding will be required to be accompanied by a site-specific Flood Risk Assessment in accordance with Section 15.22.8 of Chapter 15 of this Development Plan. The proposal has failed to adequately demonstrate how the proposed fill materials will be accepted, stored or utilised, or to determine the total volume of both types of material to be accepted, and therefore, the proposal has not demonstrated that the there will be no adverse impact upon surface and ground waters, or upon areas that are at risk of flooding. Consequently, to permit the development as proposed would be contrary to Policy ILP 1 of the Monaghan County Development Plan 2025-2031 and thus would be contrary to the proper planning and sustainable development of the area.

1. It is an objective (DM OBJ 11) of the Meath County Plan 2021 – 2027 to require “Existing trees and hedgerows of biodiversity and/or amenity value shall be retained, where possible” and a policy (RD POL 9) “To require all applications for rural houses to comply with the ‘Meath Rural House Design Guide’”. The proposed boundary fence and by reason of its design, appearance and siting along the adjoining road would be out of keeping with the rural character of the surrounding area and would have a harmful impact on the visual amenity of the surrounding area and would establish an undesirable precedent for similar types of developments. It is considered that the proposed development would conflict with the policies and objectives of the Meath County Development Plan 2021-2027 and with the provisions of the Meath Rural House Design Guide, would establish an undesirable future precedent and would be contrary to the proper planning and sustainable development of the area.
2. It is a policy of the Meath County Development Plan 2021 -2027, “ To encourage the retention of hedgerows and other distinctive boundary treatments in rural areas 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 the same type of boundary will be require” (HER POL 37) and “To discourage proposals necessitating the removal of extensive amount of trees, hedgerows and historic walls or other distinctive boundary treatments”. (HER POL 53). The proposed removal of c. 60m of hedgerow and the erection of a 2.1m fence is considered to be in contrast to the aforementioned policy and will result in fragmentation of hedges and trees. To permit the proposed development would contravene the policy and objective of the Meath County Development Plan 2021 – 2027 and would thereby establish an undesirable future precedent and would be contrary to the proper planning and sustainable development of the area.
3. It is a policy of the Meath County Development Plan 2021- 2027, “To require all applications for rural houses to comply with the ‘Meath Rural House Design Guide”. (RD POL 9). The applicant has not provided suitable detail relating to the proposed finish of the existing dwelling by way of a sample of the proposed stone finish. It is therefore considered that to permit the proposed development would contravene the aforementioned policy of the Meath County Development Plan 2021 - 2027 and seriously injure the amenities in the vicinity and would thereby be contrary to the proper planning and sustainable development of the area.
4. The applicant has not demonstrated that unobstructed sightlines in accordance with TII document DN - GEO-03060 can be provided from the existing entrance following the proposed works. The development, if permitted, would endanger public safety by reason of traffic hazard, would set an undesirable precedent and would therefore, be contrary to the proper planning and sustainable development of the area.

1. The location of the entrance to the development is onto the N5, a national strategic route, at a location where the maximum speed limit applies. It is the policy of the Spatial Planning and National Roads: Guidelines for Planning Authorities (2012) (DOECLG) as reflected in Policy CPO 5.15 of the Longford County Development Plan 2021-2027 ‘to protect the capacity, efficiency and safety of the national road network in County Longford by complying with ‘Spatial Planning and National Roads – Guidelines for planning authorities’ (2012). The entrance, additional turning movements and intensification created by the proposed development would endanger public safety by reason of a traffic hazard and obstruction of road users and materially contravene Policy CPO 5.15 of the Longford County Development Plan 2021 – 2027.
2. The applicant has not sufficiently demonstrated that the existing septic tank and percolation area can adequately manage the disposal of wastewater from the existing/proposed dwelling. In the absence of this information in order to properly assess the impact on the local environment, to permit the said development could be prejudicial to public health due to risk of pollution and would not be in accordance with the proper planning and sustainable development of the area.
3. The Planning Authority is not satisfied, based on the information submitted with the planning application, that the proposed development, individually or in combination with other plans or projects, would not be likely to have a significant effect on a European site. In the absence of such information, the Planning Authority cannot conclude that the proposed development would not adversely affect the integrity of any European site. The proposed development is therefore contrary to CPO 12.62 of the Longford County Development Plan 2021 – 2027 and the proper planning and sustainable development of the area.

Having regard to proposed development access point onto the local public road network, whilst considering the restricted exit and entry visibility splays including the restricted intervisibility owing to the sub optimum horizontal and vertical alignment on each western and eastern approach as demarcated by the continuous white line at midpoint of road. It is therefore considered traffic conflicts will arise owing to the prevailing speeds of the road, whilst given the additional stopping and turning movements that will arise thus exacerbating the potential of road safety issues at this location. Furthermore, it is considered the significant scale of roadside intervention that will be required, will negatively impact the public road and vulnerable road users’ safety. It is considered that if permitted as proposed that the development would endanger public safety by reason of traffic hazard, obstruction of road users or otherwise, contrary to policy objectives NNR 2, and DM Standards 28, DM standard 33a of the Galway County Development Plan 2022-2028.

The existing building is an example of a traditional building/cottage and is of architectural significance, adding to the streetscape and history of this area. The proposed removal of the existing roof and the erection of a flat roof first floor extension to this existing cottage would radically alter the building ’s appearance and would therefore be contrary to the Galway City Development Plan 2023 – 2029, Section 8.4, Vernacular Heritage, which states ‘In addition to structures of special interest included in the RPS and designated ACAs, the city contains a wide variety of structures and features, that contribute to local heritage and the distinctive character of the city. That character can be extensive ly diminished by their loss through demolition and replacement. The Council will encourage the retention and conti nued use of such structures recognising their contribution to local identity and a continuing sense of place”, and also contrary to Policy 8.3 which requires the ‘ Encourage the conservation and rehabilitation, renovation and reuse of existing structures that contribute to the character of the city’, and if permitted, would adversely impact upon the urban character and visual amenity of the surrounding area.

The subject site is zoned RS Residential with the objective to provide for residential development and protect and improve residential amenity within the Fingal Development Plan 2023-2029. The dwelling by virtue of its design and three-storey form, poorly integrates and fails to respect the form and appearance of the surrounding dwellings and is as an incongruous form of development at odds with the visual amenity of the Castleknock Road streetscene. The proposed rear balcony terrace areas at the first and second floor levels will result in significant overlooking and loss of privacy impact on the neighbouring amenities. Furthermore, the proposed single-storey rear projection which forms a sauna, gym and swimming pool by virtue of its excessive depth, proposed height and proximity to the shared east boundary, will result in a significant overbearing and domineering impact on the private amenity serving the neighbouring dwelling. The development will seriously injure the surrounding residential amenities and depreciate the value of properties in the vicinity. As such, the development will materially contravene the RS Residential zoning objective, Section 14.10.1, Objectives SPQHO39, SPQHO42, DMSO31 and Table 14.4 of the Fingal Development Plan 2023-2029 and will set an inappropriate precedent for other similar forms of development. The development is therefore contrary to the proper planning and sustainable development of the area.

The proposed demolition and loss of a dwelling in the absence of an accompanying proposal for redevelopment of the application site would result in a vacant residentially zoned site for an undetermined period of time. It is considered that the presence of a vacant site in this residential area would seriously injure the residential amenities of properties in the vicinity and would have a negative impact on visual amenity in the area. The proposal would therefore be contrary to the site’s Z1 zoning objective ‘To protect, provide and improve residential amenities’ and the vision for residential development in the city as set out in Section 14.7.1 of the Dublin City Development Plan 2022 - 2028, would depreciate the value of property in the vicinity and would not be in the interest of the proper planning and sustainable development of the area.

The proposed widening of the vehicular access would be contrary to Section 4.3.1, Appendix 5 of the Dublin City Development Plan 2022-2028 by reason that the vehicular access of 3.5m is in excess of Development Plan standards. The widening of vehicular entrance would detract from the convenience of road users and the residential amenity of surrounding properties, would be contrary to the stated policy and would set an undesirable precedent for other similar developments in the area. The development would, therefore, be contrary to the proper planning and sustainable development of the area.

It is the policy of the Council, as set out in Volume 1, Section 4.9.3 of the Wexford County Development Plan to ensure that a proposed development 'would not result in or extend an existing pattern of one-off linear development'. The proposed development would be the 10th entrance to a dwelling in a row and the 6th within 250m and would constitute ribbon development under the meaning of Section 4.9.3 of the Wexford County Development Plan. The proposed development, taken in conjunction with existing development, would constitute an undesirable exacerbation of ribbon development in a rural area, which would further detract from the amenities and rural character of the area. The proposed development is therefore considered contrary to Volume 1, Section 4.9.3 and 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 development as proposed would provide adequate amenity for future residents, specifically access to adequate daylight and sunlight access for the apartments and rear open space and would therefore be contrary to the guidelines and standards contained within Section 5.3.7 of the Sustainable Residential Development and Compact Settlements Guidelines for Planning Authorities 2024 and Section 2.6 of Volume Two of the Wexford County Development Plan 2022-2028.
2. The proposed bedroom floor area fails to achieve minimum floor area requirements and a minimum depth of 1.5 metres private open space is not uniformly achieved throughout the development which would be contrary to the standards and guidelines contained within the Planning Design Standards for Apartments, Guidelines for Planning Authorities 2025.
3. Insufficient bin storage and bicycle storage facilities have been provided for the future residents of the proposed scheme. The proposal in its current form would therefore be contrary to the Wexford County Development Plan 2022-2028 in relation to same.

1. The works to this building as referred to in the application would result in an adverse impact on the character of this protected structure. Furthermore, a report from a suitably qualified conservation professional detailing the works and evaluating their impact on the protected structure has not been submitted. The proposed development would therefore be contrary to Objectives BH01, BH07, BH08 and BH10 of Volume 1 of the Wexford County Development Plan 2022-2028 and to the proper planning and sustainable development of the area.
2. Works to the building appear to have taken place and/or be on-going and the application does not refer to the retention of such works.

1. Habitable room windows and balconies to the apartments in the proposed rear extension would result in significant neighbouring disamenity from overlooking. As such the proposed development would be contrary to Section 2.6 of Volume 2 of the Wexford County Development Plan 2022-2028 and the proper planning and sustainable development of the area.
2. The proposed alterations to the second floor of the frontage of the property would create an incongruous feature in this row of prominent properties, which would be detrimental to the visual amenities of the area. As such the proposed development would be contrary to Objectives TV14 and TV15 of Volume 1 of the Wexford County Development Plan 2022-2028 and the proper planning and sustainable development of the area.
3. Insufficient information has been submitted with regard to management of surface water for the development within the site. As such the proposed development would be contrary to Objective SWM01 of Volume 1 of the Wexford County Development Plan 2022-2028 and the proper planning and sustainable development of the area.

1. It is the policy of the Council as set out Section 11.10.2 of the Wexford County Development Plan 2022-2028 (Objective L04) 'to ensure that new developments are appropriately designed and sited to ensure that no undue visual impact would result, in order to preserve the rural character and visual amenities of the host landscape', in addition Section 3.1.2 of Volume 2 of the Wexford County Development Plan 2022-2028 states that 'sites should be capable of accommodating a dwelling house which blends into, and is not visually intrusive in the landscape'. The proposed development, by virtue of its overall siting in a remote position away from the public road accessed via an unjustified and excessive private lane through an open field would be visually prominent on this exposed and elevated site and would not be easily absorbed by the surrounding landscape and would set an inappropriate and undesirable precedent for similar type development in the area. The proposed development would therefore be contrary to Policy Objective L04 of Volume 1 of the Wexford County Development Plan 2022-2028 and the Design Standards for Single Dwellings in Rural Areas as set out in Sections 3.1. and 3.1.2 of Volume 2 of the Plan, and to the proper planning and sustainable development of the area.
2. The proposed development would create an unacceptable form of standalone backland development. This form of development is non-sequential and may set an undesirable precedent contributing to unacceptable patterns of development emerging. The proposed development would therefore be contrary to the proper planning and development of the area.

The proposed development would create an unacceptable form of standalone backland development which may facilitate a site emerging between the application site and roadway. This form of development is non-sequential and may set an undesirable precedent contributing to unacceptable patterns of development emerging. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.

1. The proposed development, at this highly visible entrance location to Waterford Airport, does not comply with the requirements of Airport Policy Objective ECON 10, Waterford City & County Development Plan 2022-2028, and Section 1.6.2 Business Park, Waterford Regional Airport and Business Park Masterplan, Appendix 12, Waterford City & County Development Plan 2022 - 2028. It is therefore considered that the proposed development would be contrary to the polices and objectives of the Waterford City & County Development Plan 2022 -2028, would set an undesirable precedent for similar proposals in the area and would be contrary to the proper planning and sustainable development of the area.
2. It is considered that t he proposed development, which proposes locating twelve number storage containers at a highly visible site close to the entrance to the Airport Business Park and adjacent to the public road Airport Road R708, would negatively impact upon the visual amenities of the area. Furthermore, Table 5.2 General Standards for New Industrial, Warehousing and Business Development, Development Management Standards, Volume Two, Waterford City & County Development Plan 2022-2028, requires high quality design of buildings within business parks. It is therefore considered that the proposed development given its prominent and highly visible location in close proximity to the entrance to Waterford Airport and adjoining the R708 Regional Road would have a negative impact on and seriously detract from the visual amenities of the Airport Business Park and the surrounding area, would be contrary to development management standards of the Waterford City & County Development Plan 2022-2028, would set an undesirable precedent for similar proposals in the area and would therefore be contrary to the proper planning and sustainable development of the area.

1. Section 15.9.1 (Rural Character) and Policy RCP 1 of the Monaghan County Development Plan 2025-2031 seek to ensure that new rural housing does not further erode the rural character of an area, having regard to the existing pattern of development and the cumulative impact of new development. The proposed development would be located on a site comprising residual lands situated beside existing and permitted residential development and which has been created as an individual development plot. Having regard to the concentration of existing and permitted dwellings in the area, the incremental subdivision of roadside lands for residential development, and the cumulative impact of such development on the character of the rural area, it is considered that the proposal would cause a detrimental impact on, and further erode, the rural character of the area. Accordingly, the development would, if permitted, be contrary to Section 15.9.1 (Rural Character) and Policy RCP 1 of the Monaghan County Development Plan 2025-2031 and be contrary to the proper planning and sustainable development of the area.
2. Section 15.22.5 (On-Site Wastewater Treatment Systems) and Policy WWTP 1 of the Monaghan County Development Plan 2025-2031 seek to ensure that on-site wastewater treatment systems are located and constructed to the highest standards in order to protect water quality, including groundwater and surface water. The Environmental Health Officer has raised serious concerns regarding the suitability of the application site to accommodate an on-site wastewater treatment system and percolation area, having regard to the low-lying nature of the site. In addition, the Environmental Health Officer has advised that the necessary remedial works would be required over the entire site area in order to satisfactorily demonstrate site suitability. Having regard to the information submitted and the concerns raised, the Planning Authority is not satisfied that the application site is suitable for the satisfactory treatment and disposal of wastewater arising from the proposed development. Accordingly, the development would, if permitted, be contrary to Section 15.22.5 and Policy WWTP 1 of the Monaghan County Development Plan 2025-2031, be prejudicial to public health and environmental protection, and be contrary to the proper planning and sustainable development of the area.
3. Section 15.10.4 (Domestic Garages, Sheds, Ancillary Outbuildings and Car Ports) and Policy DGP 1 of the Monaghan County Development Plan 2025-2031 require satisfactory justification where a domestic garage exceeds 80sqm in floor area. The proposed garage has a floor area of approximately 115sqm and no satisfactory justification has been submitted for a structure of this size. Accordingly, the development would, if permitted, be contrary to Section 15.10.4 and Policy DGP 1 of the Monaghan County Development Plan 2025-2031 and be contrary to the proper planning and sustainable development of the area.

1. The subject site is zoned RA – Rural Area with an objective to “To protect and promote in a balanced way, the development of agriculture, forestry and sustainable rural-related enterprise, community facilities, biodiversity, the rural landscape, and the built and cultural heritage. ” The applicant has not provided a satisfactory justification for the need and purpose of this structure. It is considered that the structure due to the nature, scale, mass and bulk would be inappropriate as a domestic ancillary building. The Planning Autho rity consider that the sensory room would be more appropriate as an extension to the main dwelling, while the justification for the remaining elements is not acceptable. It is considered that the proposed development would contravene DM OBJ 62 of the Meath County Development Plan 2021 -2027, and would be and contrary to the proper planning and sustainable development of the area.
2. The proposed development, when taken in conjunction with existing and permitted development in the area would consolidate a haphazard and incongruous pattern of development which would be inappropriate to this rural area, and would result in an unduly precedent in the area, and would therefore be contrary to the proper planning and sustainable development of the area.

The applicant has failed to identify the location of the well to serve the poultry house and has not demonstrated the separation distance between the proposed water supply and the proposed effluent/soiled water storage facilities. In the absence of this information, the Planning Authority is unable to assess the suitability of the proposed water supply arrangements or adequately assess the potential risk to groundwater quality. The Planning Authority is therefore not satisfied that the proposed development can be accommodated without risk to water resources and groundwater and, accordingly, the proposed development would be contrary to the proper planning and sustainable development of the area and to Policy Objective ENV 21 of the Louth County Development Plan 2021–2027 (as varied).

1. The proposed domestic storage shed would contravene Section 1.5.10.9. Vol 6. of the Kerry County Development Plan 2022-2028 which indicates the maximum floor area for sheds/garages is 70sqm. The development itself, and by reason of the precedent that a grant of permission would set, would seriously injure the residential amenities of the area and would be contrary to the proper planning and sustainable development of the area.
2. The proposed development at this location, by virtue of its design and scale would be visually obtrusive and would contravene Objectives KCDP 11-77 and KCDP 11-78 of the Kerry County Development Plan 2022-2028, which is to protect the landscapes of the County by ensuring that any new developments do not detrimentally impact on the character, integrity, distinctiveness or scenic value of their area or materially effect on views designated in the Development Plan. The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area.

1. The proposal site is located in a rural area that is within the "Western Corridor Working Landscape" as designated in the Clare County Development Plan 2023-2029 (as varied). Within such landscapes, as per objective CDP14.3 of the Plan, site selection should seek to avoid visual prominence, and every effort must be made to reduce visual impacts. Having regard to the elevated and exposed nature of the proposal site, the views available from the adjacent road and the longer range views from the southeast, the limited screening on the site and its environs, and taken in conjunction with existing development in the surrounding area, the Planning Authority considers that the receiving landscape does not have the capacity to visually integrate the proposed development and that the proposal would detract from the character and visual amenities of this rural area. The proposed development would therefore conflict with the policies of the Development Plan for this area and would result in an over-concentration of dwellings in this unserviced rural area which would therefore be contrary to the proper planning and sustainable development of the area.
2. Lisheen cluster is located to the east and down slope of the subject site where there is undeveloped land. Under CDP 4.9 it is an objective of the Council to ensure that clusters maintain their existing character providing only for very small-scale growth. The Planning Authority considers that the proposed development taken in conjunction with existing and permitted development would undermine this objective by creating an undesirable haphazard linear pattern of development in the countryside, proximate to, but outside of, the cluster boundary. Such development taken in conjunction with existing and permitted development adjacent undermines the planning status of the cluster and results in the proliferation of haphazard development into the surrounding countryside in an elevated and visually sensitive location which forms part of the designated Western Corridor Working Landscape.
3. Having regard to the proliferation of existing access points along both sides of the LS6318 local secondary road at this location the Planning Authority considers that the proposed development, when taken in conjunction with existing development, would if permitted constitute an over concentration of vehicular entrances serving undesirable linear, haphazard development and the additional traffic movements associated with the development would have adverse impacts on traffic safety and free flow on the public road. Therefore, the proposed development would be contrary to traffic safety and the proper planning and sustainable development of the area.

1. It is considered that the proposed development, by reason of its siting, design and form, on a site, in respect of its elevational/fenestration treatment, the internal functionality, footprint, and its siting within an exposed landscape would fail to integrate appropriately within the surrounding landscape. The development as proposed represents a visually un-integrated design solution, not reflective of the quality design encouraged in the County Development Plan. The proposal as such falls short of design standards and is considered incongruous within the landscape, would seriously injure the visual amenities of the area and depreciate the value of properties in the vicinity. Accordingly, the proposed development is contrary to policy CPO 16.32, CPO 16.33 and CPO 16.34 of the Westmeath County Development Plan 2021 -2027, Westmeath Rural Design Guide (2005), and if permitted would set an undesirable precedent for similar development of this type in the future and would therefore be contrary to the proper planning and sustainable development of the area.
2. In the absence of satisfactory documentation to the contrary, i t is considered that the development would constitute undesirable haphazard development by virtue of its entrance onto the public road would endanger public safety by reason of a traffic hazard due to the unavailability at the proposed entrance of satisfactory sightlines and would interfere with the safety and free flow of traffic at a point where the maximum speed limit applies. Accordingly, t he proposed development is contrary to policy objective CPO 10.52 of the Westmeath County Development Plan 2021-2027, which seeks to safeguard the carrying capacity and safety of the County’s local road network, policy objective CPO 16.33 to provide unobstructed sight distances of 90m from vehicular entrances onto the local road network and policy CPO 9.17 to ensure that the traffic movements generated by the development will not give rise to a traffic hazard.

The Planning Authority is not satisfied that the proposed development, which would result in an adverse impact to a heritage asset through loss of historic masonry boundary wall, is an appropriate intervention or would preserve the character and integrity of the Protected Structure (TRPS 2350) and its curtilage. The proposed development is considered contrary to the requirements of Policy 13 – 1 of the Tipperary County Development Plan 2022 -2028 and the guidance contained in The Architectural Heritage Protection Guidelines for Planning Authorities (Department of Housing, Local Government and Heritage, 2022). The proposed development would set an undesirable precedent for similar development of this nature and would be contrary to the proper planning and sustainable development of the area.

1. The proposed extension by reason of its scale, proportions and overall design concept and general design features is incapable of integrating with the existing dwelling. The proposed extension is neither subordinate in terms of scale nor complementary in terms of design to the existing dwelling and is therefore not in accordance with Section 12.8 (House Extensions) of the Roscommon County Development Plan 2022- 2028 and, if permitted, would set an undesirable precedent for similar types of development, would seriously injure the visual amenities and character of the area and would be contrary to the proper planning and sustainable development of the area.
2. The original traditional cottage is not visually apparent in the design proposal and no elements of the original cottage remain distinguishable. The extent of works proposed would result in the original structure being altered and subsumed into a design concept which is tantamount to a new dwelling. Having regard to this, the proposed development is contrary to Policy Objective PPH 3.18 of the Roscommon County Development Plan 2022-2028, which requires the sensitive refurbishment of existing vernacular dwellings, fails to comply with the policy position set out in Section 12.8 in respect of house extensions and in overall terms fails to accord with the design parameters for rural housing as set out in Section 12.7 (Rural House Design Considerations) of the Plan and the design guidance contained in the associated County Roscommon Rural Design Guidelines. The proposed development, if permitted would be contrary to the proper planning and sustainable development of the area.
3. Insufficient information has been provided to demonstrate that the proposed wastewater treatment system and percolation area is sufficient to serve the proposed development. In the absence of evidence of the adequacy of the proposed arrangement and demonstration of compliance with the requirements of the EPA Code of Practice Domestic Wastewater Treatment Systems (Population Equivalent ≤ 10) (2021), it is considered 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.

Having regard to the location of the dwelling to the rear of the existing dwelling, the absence of independent road frontage, the design and layout of the dwelling which is below the requirements of the Development Management Standards of the Meath County Development Plan 2021-2027 and the Quality Housing for Sustainable Communities-Best Practice Guidelines for Delivering Homes, Sustaining Communities, 2007, and the general pattern of development in the area, it is considered that the proposed development if permitted would result in a poor standard of residential amenity for the intended occupants, would impact on the residential amenity of the existing dwelling and adjoining properties, would be contrary to the policy provisions of the Meath County Development Plan 2021-2027 and National Planning Guidelines, would depreciate the value of the adjoining properties and set an undesirable precedent for future 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 proposed development which would generate increased traffic from an existing substandard vehicular access onto the N5 National Route, the proposal would be contrary to the Mayo County Development Plan 2022-2028 with specific reference to Policy MTP-23 which states ‘To protect the capacity, efficiency and safety of the national road network in Mayo by complying with the ‘Spatial Planning and National Roads - Guidelines for Planning Authorities’ (2012)’ and Policy MTP-24 which states ‘To avoid the creation of additional direct access points from new development adjoining national roads or the generation of additional traffic from existing direct accesses to national roads to which speed limits greater than 60 km/h apply’. The proposed development is considered to be at variance with national official policy in relation to control of development on/affecting national roads, as outlined in the Department of the Environment, Community and Local Government Spatial Planning and National Roads Guidelines for Planning Authorities (2012). Accordingly, to grant the proposed development would be at variance with national policy in relation to development involving access to national roads would endanger public safety by reason of traffic hazard and obstruction of road users, would have a detrimental impact on Planning and Development Section Áras and Chontae, Castlebar, Co. Mayo www.mayo.ie | 0949064000 the capacity, safety or operational efficiency of the national road network in the vicinity of the site, and therefore, would be contrary to the proper planning and sustainable development of the area.
2. The proposed development would endanger public safety by reason of traffic hazard or obstruction of road users or otherwise as the application fails to address the normal sighting and design considerations in relation to road safety at the access/egress point, in accordance with the requirements of the Mayo County Development Plan 2022-2028.
3. The nature of the proposed development and resulting operations, would give rise to certain traffic hazards, with associated requirement for ongoing and stringent control measures to be maintained, would cause undue risk to road safety, would endanger public safety by reason of traffic hazard, and would therefore be contrary to the proper planning and development of the area. END OF SCHEDLE.

1. On the basis of the information submitted the Planning Authority is not satisfied that the proposed development includes adequate measures to ensure the protection of the site and adjoining lands/sites from potential flooding. The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area.
2. The proposed erection of a dwelling at this location by reason of its siting and design would be unduly obtrusive by virtue of its visual impact on the landscape and would interfere with the character of the landscape, which is necessary to preserve, in accordance with Objective KCDP 11 - of the Kerry County Development Plan 2022 - 2028. The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area.
3. It is considered that the proposed development would, seriously injure the amenities of property in the vicinity by reason of over - looking and interference with privacy and would therefore, be contrary to the proper planning and sustainable development of the area.

Having regard to the failure of the Applicant to demonstrate satisfactory evidence in relation to the planning status for the duplication of entrances on site, which was not permitted under the parent permission Pl. Ref. 95/1227, and which is not subject t o retention under the current application, the Planning Authority considers that the proposed development would if permitted and in the absence of demonstratable contrary evidence, perpetuate and intensity existing unauthorised development on site. Accordingly, to grant the development as proposed would therefore be contrary to the principles of the proper planning and sustainable development of the area.

1. The applicant has failed to demonstrate to the satisfaction of the Planning Authority that the development will not result in the creation of a traffic hazard by reason of the intensification of use of the existing side garden access to serve an additional dwelling. It is therefore considered that the development will endanger public safety by reason of a traffic hazard, will lead to a conflict between pedestrian and road users and will be contrary to the proper planning and sustainable development of the area.
2. The subject site is zoned RS Residential with the objective to provide for residential development and protect and improve residential amenity within the Fingal Development Plan 2023-2029. The dwelling by virtue of its layout, is contrived within the restricted plot and is considered overdevelopment which will adversely impact the surrounding pattern of development and the existing residential amenity of surrounding properties. Furthermore, the dwelling by virtue of its design, poorly integrates and fails to respect the height, massing, appearance and the overall character of surrounding dwellings and is an incongruous form of development which is not architecturally appropriate within the streetscene of Saddlers Grove. As such, the development materially contravenes the RS Residential zoning objective, Section 14.10.1, Objectives DMSO26, DMSO31 & DMSO32 and Table 14.4 of the Fingal Development Plan 2023-2029 and will set an inappropriate precedent for other similar forms of development. The development is therefore contrary to the proper planning and sustainable development of the area.

1. The development is located on lands zoned GB-Greenbelt under the Fingal Development Plan 2023-2029 where the zoning objective seeks to protect and provide for a Greenbelt. The proposed development, seeking an extension of an existing childcare facility is permitted within the GB zoning in circumstances where it is demonstrated that the use is ancillary to the use of the dwelling as a main residence. Having regard to the size and scale of the childcare facility proposed, its location and functional relationship to the host dwelling together with existing access arrangements, it is considered that the development if permitted would no longer be considered ancillary to the existing dwelling on site which would contravene the Greenbelt zoning objective and would result in the unreasonable intensification of extensions onsite contrary to objective ZO3 of the Fingal Development Plan 2023-2029. The proposal would therefore be contrary to the proper planning and sustainable development of the area.
2. Insufficient Information/justification has been provided by the applicant in relation to the extension of the existing childcare facility to fully assess the proposed development in terms of its impact on the residential amenity of the existing dwelling and surrounding area which would not be considered acceptable. Therefore, to permit the proposed development in the absence of sufficient justification and details regarding the proposed operation would set a precedent for further substandard development in this location which would be highly inappropriate and contrary to the GB-Greenbelt zoning objective which seeks to Protect and provide for a Greenbelt, DMSO79 of the Fingal Development Plan 2023-2029 and would be contrary to the proper planning and sustainable development of the area.
3. The proposed development would endanger public safety by reason of serious traffic hazard because the applicant has provided insufficient information to show that the proposed entrance on site has been designed appropriately to allow for safe traffic movement. The development is therefore contrary to Objective DMSO118 of the Fingal Development Plan 2023-2029, and contrary to the proper and sustainable development of the area.

1. The proposal fails to satisfactorily respond to the site-specific requirements of this prominent location by virtue of its poor design, weak frontage treatment and its overall failure to deliver a high-quality urban form and layout. Furthermore, the proposed layout lacks permeability and fails to assimilate appropriately into the surrounding area. If permitted, the development would establish an undesirable precedent for similar forms of development which, individually and cumulatively, would be detrimental to the amenities and general character of the area. The proposal is therefore considered contrary to the RS-Residential zoning objective, and contravenes Section 14.10.1, DMSO32, Policy SPQHP35 and Tables 14.3 and 14.4 of the Fingal Development Plan 2023-2029 and will set an unfavourable precedent for other similar forms of inappropriate development. The development is therefore contrary to the proper planning and sustainable development of the area.
2. The application submission fails to provide adequate information with respect to overall design, transportation requirements, landscaping, surface water drainage and public lighting. The Applicant has therefore failed to demonstrate compliance with Objectives DMSO5, DMSO249, DMSO118 and DMSO197 of the Fingal Development Plan 2023-2029. To grant planning permission in such circumstances would be contrary to the above-named objectives of the Development Plan, and therefore contrary to the proper planning and sustainable development of the area.

The proposed development by reason of its inappropriate size, scale and height which sits above the ridge height of the existing dwelling is considered to be excessive, would result in an overbearing and visually intrusive form of development that fails to appropriately integrate with the existing dwelling or respect the existing character of the surrounding area. As such, the proposed development as designed would contravene Policy SPQHP41 (Residential Extensions), Objective SPQHO45 (Domestic Extensions) and Section 14.10.2 Residential Extensions, would seriously detract from the visual amenity of the area and would be contrary to the aims and objectives of the Fingal Development Plan 2023-2029. The proposal would therefore be contrary to the proper planning and sustainable development of the area.

1. Policy TOU-P-5 supports the development of ‘a small retailing element or café/restaurant which is ancillary to, and functionally dependent on, the core tourism product.’ Having regard to the propos ed location of the coffee kiosk and associated infrastructure, the Planning Authority considers that the physical and visual separation of the existing farm business and proposed ancillary development is such that the proposal will result in a standalone form of development that will primarily serve the public and that is not ‘functionally dependant’ on the core tourism business. Therefore to permit the development as proposed would create an undesirable policy precedent for similar one- off developments that would be contrary to the provisions of Policy TOU-P-5 and contrary to the proper planning and sustainable development of the area.
2. Policy TOU-P-8 requires that all tourism based development complies with inter alia, the following criteria – ‘The development will not cause a traffic hazard, and the existing road network can safely handle any extra vehicular traffic generated by the proposed development.’ In the absence of any details with regard to the proposed entrance into the site including visibility splays and surface water drainage measures, and having regard to the additional traffic manoeuvres that will result if the development is permitted in proximity to the existing farm entrance, and the frequency of such movements, the Planning Authority considers that the proposed development constitutes a traffic hazard. Therefore to permit the development would be contrary to the provisions of Policy TOU- P-8 and contrary to the proper planning and sustainable development of the area.
3. Policy T-P-3 of the County Donegal Development Plan 2024- 2030 sets out that ‘ it shall be a policy of the Planning Authority to require that…a. Development proposals protect potential linkages (such as …greenways) where the Authority considers that a strategic opportunity exists to provide linkages to, or between, adjoining areas.’ The Bundoran – Ballyshannon greenway is complete at the subject site. The proposal would entail a new vehicular entrance across the completed greenway track that is considered to be contrary to the provisions of Policy T -P-3 and therefore contrary to the proper planning and sustainable development of the area. Applicant is advised that as per previous discussions, positive consideration may be given to location of the coffee van ADJACENT to the existing farm and tourism facilities making use of an existing entrance and clearly associated with the farm business.

Having regard to the extent of existing and permitted dwellings in the immediate vicinity of the application site, the proposal would contribute to an excessive density of development of a suburban scale in a rural area. To permit the proposed development would result in further expansion and consolidation of a suburban pattern of development, and would set an undesirable precedent for further development along this road frontage which would further erode the rural character of the area, and materially contravene Policies RH- P-9 of the County Development Plan 2024 -2030 and the objectives of National Planning Policy and would thereby be contrary to the proper planning and sustainable development of the area.

1. The Planning Authority is not satisfied that the development for which permission is sought, is safely accessible from the public road by vehicular traffic given the insufficient provision of sightlines. Based on the information submitted, it is unclear if a shared entrance is to be provided or a new individual entrance, and it has not been demonstrated that any entrance can provide adequate sightlines. Furthermore, insufficient detail has been submitted in respect of surface water management proposals for any proposed vehicular access. In the absence of a suitable means of vehicular access to the site, it is considered that the development for which permission is sought would fail to satisfy the requirements of the Wexford County Development Plan 2022-2028, would interfere with the free flow of traffic, would endanger public safety by reason of traffic hazard and would, therefore, be contrary to the proper planning and sustainable development of the area.
2. Insufficient information has been submitted with the application to demonstrate that wastewater generated from the proposed development can be safely and adequately treated and disposed of on site. The site characterisation report (dated 2010) is outdated, and based on the details contained therein regarding soil conditions, the Planning Authority is not satisfied that the site is suitable for discharge to groundwater of any treated wastewater. The proposed development may therefore be prejudicial to public health, and would be contrary to the proper planning and sustainable development of the area.
3. Section 3.2 of Volume 2 of the Wexford County Development Plan 2022-2028 explicitly sets out that any proposed garage shall have a maximum ridge height not exceeding 5.0m. The proposed garage is non-compliant with this policy, and as such is contrary to the Wexford County Development Plan 2022-2028, and to the proper planning and sustainable development of the area.

1. The proposal to connect to a private well at this location is contrary to Objective WS07 of the Wexford County Development Plan 2022-2028 which requires new developments to connect to public water supplies for drinking water where services are available. The proposed development is therefore contrary to the proper planning and sustainable development of the area.
2. The site suitability tests carried out in 2025 were on a different site edged red. It is therefore considered that the applicant has failed to demonstrate that the new site is capable of treating the potential effluent from the proposed development. The proposed development is therefore contrary to public health and the proper planning and sustainable development of the area.

1. The position of the DWWTS proposed for retention is located within 47m of a downgradient neighbouring well. Given the fast percolation <5 and the shale located at 1.25m (according to site assessment submitted under the FI request), the DWWTS may give rise to a public health hazard.
2. The percolation area is undersized given that there is 4No percolation trenches of approximately 10m. Based on the information supplied by the applicant, there is inadequate percolation trench length of the existing wastewater treatment system for the sing le residential unit seeking retention to comply with table 7.2 Percolation Trench length EPA Code of Practice Wastewater Treatment and Disposal Systems Serving Single Houses.

1. The subject site is within the curtilage and the attendant grounds of Rockville, which is a designated Protected Structure (RPS No. WA30319) in the Waterford City & County Development Plan 2022-2028 and adjoins Newtown Villa which is designated as a Protected Structure (RPS No. WA730786), and WA721021 Cul na Grein, 2 Newtown Villas. The submitted Architectural Heritage impact Assessment is of limited scope and fails to consider the impact of the proposed development on protected structures in the vicinity of the site, outside Rockville, RPS No. WA30319. It is considered that the location, scale and height of the proposed residential dwellings, and their relationship with adjoining protected structures, in particular Rockville, RPS No. WA30319, would have a significant negative impact on the character and setting of those protected structures, seriously detracting from the character and setting of same and would therefore contravene Policy Objectives BH 01 Record of Protected Structures, BH 06 Architectural Heritage Impact Assessment, BH 11 Maintaining and Enhancing Special Character and BH 12 Settings and Vistas of the Waterford City & County Development Plan 2022-2028, and would be contrary to the proper planning and sustainable development of the area.
2. Having regard to the site location, context, setting and close proximity to Rockville, RPS No. WA30319, the Planning Authority considers the proposed development to be overly dominant and not subordinate to the adjoining Protected Structures, in particular, Rockville, RPS No. WA30319. It is therefore considered that the proposed development would constitute overdevelopment of the site, with insufficient set back and separation distance from the existing protected structure, negatively impacting on and seriously detracting from the amenities of same and would therefore be contrary to the proper planning and sustainable development of the area.
3. There are a number of mature trees present on the subject site, which are listed for their amenity value in Appendix 11 of the Waterford City & County Development Plan 2022 -2028 and form boundary planting to the attendant grounds of the protected structure, Rockville, RPS No. WA30319. In the absence of an arboricultural assessment to assess the impacts of construction and establishment of the proposed development on the Trees of Special Amenity Value, the Planning Authority cannot determine whether the prop osed development would result in loss of green infrastructure and amenity value on Newtown Road and the wider area. Furthermore the loss of such trees would also impact the setting of Rockville, RPS No. WA30319, which has not been considered in the Architectural Heritage impact Assessment submitted with the Planning Application. The proposed development would therefore contravene Policy Objectives BD 21, BD 23 and BD 24 of the Waterford City & County Development Plan 2022-2028 which seek to protect and enhance the amenity and biodiversity value of the County & City by minimising the loss or damage of existing trees, and seeking to assess the impact of development proposals on existing trees and would therefore be contrary to the proper planning and sustainable development of the area.

1. The proposed development is located within a ‘Low Development Pressure Area’ where it is a requirement for applicants to (i) comply with the Local Needs Qualifying Criteria as outlined in Section 9.4 of the Meath County Development Plan 2021-2027 and to (ii) demonstrate a rural housing need. It is considered the applicant has failed to provide robust evidence to support this requirement, as they presently are in the ownership of a dwelling in which they reside, and hence the Planning Authority is not satisfied that that a rural housing need in accordance with the above provisions of the plan has been established. The proposed development would be contrary to the policy of the Sustainable Rural Housing Guidelines for Planning Authorities and the Meath County Development Plan 2021- 2027 and would, therefore, be contrary to the proper planning and sustainable development of the area and would establish a very undesirable future precedent.
2. Having regard to the failure of the particulars submitted with the application to demonstrate achievable visibility splays in accordance with the requirements the Local Planning Authority, the Planning Authority is not satisfied on the basis of the information submitted that safe visibility splays can be provided in each direction to the required standards. Accordingly, to permit the proposed development would endanger public safety by reason of a traffic hazard, would be contrary to the aforementioned policy provisions of the Meath County Development Plan 2021- 2027 and thereby contrary to the proper planning and sustainable development of the area.

1. The proposed development would seriously injure the visual and residential amenities of the area by reason of its inadequate design and layout, the siting of car parking spaces, the removal of established trees, and insufficient boundary setbacks. The development would result in unacceptable overlooking, overshadowing and loss of privacy to adjoining residential properties and their associated private amenity spaces. Furthermore, the proposal would appear visually intrusive and would fail to integrate satisfactorily with the established character and pattern of development in the area. The proposed development would therefore be contrary to the residential amenity of the RA zoning under the Fingal Development Plan 2023-2029 and would be contrary to the proper planning and sustainable development of the area.
2. The Applicant has failed to demonstrate that the proposal has been adequately considered in the context of the previously permitted development on the site and the wider receiving environment. If permitted, the proposed development would seriously injure the overall layout and design strategy of the permitted scheme, resulting in negative impacts of the proposed amendments on the character, form, appearance and functioning of the overall development. Furthermore, insufficient information has been submitted to demonstrate that the revised units have been designed having regard to the wider context of the site, including the relationship with adjoining development, public realm and landscaping, roofscape and streetscape and location of car parking. In the absence of such information, the Planning Authority is not satisfied that the proposed development would result in a coherent and integrated development of the site or would constitute a high standard of urban design which would contravene Policy SPQHP5-Healthy Placemaking and Objective DMSO4 of the Fingal Development Plan 2023-2029. Having regard to the absence of a sufficient Design Statement, as requested under Objective DMSO5, the Applicant has failed to demonstrate compliance with the provisions of the Fingal Development Plan 2023-2029 and the proposed development could therefore be prejudicial to the proper planning and sustainable development of the area.
3. Having regard to the lack of adequate information submitted with respect to the proposed transportation requirements, daylight and sunlight analysis, tree protection and landscaping, heritage and conservation, water and drainage, ecology and bat protection, public lighting and Part V requirements, the Applicant have therefore failed to demonstrate compliance with the provisions of the Fingal Development Plan 2023-2029.
4. The development as proposed would fail to accord with Objective SPQHO43 of the Fingal Development Plan 2023-2029 which seeks to Promote the use of contemporary and innovative design solutions subject to the design respecting the character and architectural heritage of the area. The proposed development would therefore seriously injure the amenities of the area and property in the vicinity and would be contrary to the proper planning and sustainable development of the area.

Having regard to the location of a medium-sized, mature street tree adjacent to the subject site, it is not considered possible to create a new vehicular entrance in accordance with Development Plan standards and dishing without the negatively impacting on the tree root zone or removal of the existing street tree. As such, the proposed development, due to its detrimental impact on the street tree located in front of the property, would be contrary to Section 15.6.10 (Tree Removal), Policy GIO41 (Dublin City Tree Strategy 2016) and to Sections 4.3.1 (Dimensions and Surfacing) and 4.3.2 (Impact on Street Trees) under Appendix 5 of the City Development Plan 2022 - 2028. The development would set an undesirable precedent, would prove seriously injurious to property in the vicinity, and would, therefore, be contrary to the proper planning and sustainable development of the area.

Having regard to the scale and design of proposed dwelling house, the proposal to partially fill the site to accommodate the proposed development which results in increased finished levels on site, in particular along the northern application site boundary and the extent of the proposed boundary treatments along the norther n a pplication site boundary, it is considered that the proposed development would adversely impact on the visual and residential amenities of house no’s 1, 2, 3 & 4 within Carriag Abhainn by way of overbearing impact. As such, the proposed development would be seriously injurious to the residential amenities of the adjacent dwellings within Carriag Abhainn and would be contrary to the proper planning and sustainable development of the area.

It has not been satisfactorily demonstrated that the site is suitable for the safe disposal of effluent in accordance with the 2021 EPA Code of Practice: Domestic Wastewater Treatment Systems (P.E≤ 10) having regard to the observed conditions on site, the significant slope and drainage present on site, saturated soil, groundworks carried out in the area of the proposed infiltration area and the level of mottling observed in the main trial hole. The proposed development would therefore be prejudicial to public health and contrary to the proper planning and sustainable development of the area.

1. The proposed development is accessed off the L-16182, where sightlines of 90 metres in both directions are required for safe vehicular entry/exit. It is a policy (RD POL 38) of the Meath County Development Plan 2021 – 2027, ‘”To ensure that all development accessing off the county’s road network is at a location and carried out in a manner which would not endanger public safety by way of a traffic hazard”. The applicant has not satisfactorily indicated unobstructed forward visibility stopping sightlines in both directions and has therefore failed to demonstrate the required sightlines from the proposed site entrance. The proposed development would be injurious to public safety by reason of a traffic hazard and would establish an undesirable future precedent which would be contrary to the proper planning and sustainable development of the area.
2. It is the policy (RD POL 9) of the Meath County Development 2021 – 2027, to require “all applications for rural houses to comply with the ‘Meath Rural House Design Guide”. Whilst the design of the proposed dwelling is generally acceptable to the Planning Authority, the proposed development by reason of its siting and lack of a robust landscaping and planting scheme fails to integrate with the character of the surrounding r ural area and would form a visually obtrusive feature, which would not respect and integrate with the surrounding landscape. Accordingly, to permit the proposed development would be contrary the aforementioned policy provisions of the Meath County Development Plan 2021- 2027 and thereby contrary to the proper planning and sustainable development of the area.
3. It is an objective (HER OBJ 33) of the Meath County Development Plan 2021 - 2027, ‘ ensure an Appropriate Assessment in accordance with Article 6(3) and Article 6(4) of the Habitats Directives (92/43/EEC)’. Having regard to the location of the site adjacent to the Delvin River (Delvin_040), which flows north- easterly along the eastern boundary of the subject site and which provides a hydrological connection to the North-West Irish Sea SPA (Site Code: 004236), the Planning Authority is not satisfied, on the basis of the information submitted, that the proposed development, either individually or in combination with other plans or projects, would not be likely to have a significant effect on a European site. In the absence of sufficient information to enable the Planning Authority to undertake an Appropriate Assessment, and having regard to the potential for impacts arising from surface water pollution, habitat disturbance and the spread of invasive species, the proposed development would be contrary to HER OBJ 33 of the Meath County Development Plan 2021–2027 and the proper planning and sustainable development of the area.
4. It is an objective (INF OBJ 14) of the Meath County Development Plan 2021 – 2027, “To co-operate with the EPA and other authorities in the continued implementation of the EU Water Framework Directive”. The subject site is adjacent to the Delvin River (Delvin_040), which is classified by the EPA as an ‘At Risk’ water body with a ‘Poor’ Ecological Status and is located within the Nanny-Delvin hydrometric area (IE_EA_08D010400). Having regard to the absence of a hydrological assessment and the inadequacy of the surface water management proposals submitted, the Planning Authority is not satisfied that the proposed development would not result in a deterioration of the ecological status of the water body or impede the achievement of the Water Framework Directive objective of attaining ‘Good Status’. The proposed development would therefore be contrary to INF OBJ 14 of the Meath County Development Plan 2021–2027 and would be prejudicial to the proper planning and sustainable development of the area.
5. 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 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 practice guidelines) in order to safeguard individual and group water schemes”. The Site Characterisation Report submitted for the proposed wastewater treatment system has failed to identify the location of a waterbody (Delvin_040) flowing along the eastern boundary of the application site in addition to a wetland area indicated as comprising sediment (Alluvium) which is also located on the eastern boundary of the development. As such, the applicant has failed to demonstrate that wastewater generated by the proposed development can be treated on site and would not be compliant with the 2021 EPA Code of Practice for Domestic Wastewater Treatment Systems (PE≤10). The development would therefore be prejudicial to public health and would be contrary to the proper planning and sustainable development of the area.

The applicant has not demonstrated that unobstructed sightlines of 90 metres to the nearside edge of the road, in accordance with TII document DN -GEO-03060, can be provided from the site entrance. The applicant has also not demonstrated that unobstructed forward visibility stopping sightlines of 90 metres, in accordance with TII document DN-GEO-03031 can be provided from the site entrance and therefore the proposed development would result in a traffic hazard. As such, the proposed development if permitted would contravene TII document DN-GEO-03031 and would constitute a traffic hazard at this location connecting to a local road L-34036 and would therefore be contrary to the proper planning and sustainable development of the area.

Based on the information submitted the applicant has failed to demonstrate the availability and achievement of the required sightlines of 90m in both directions from the entrance. The proposed development would therefore result in the intensification of a substandard entrance and result in the creation of a serious traffic hazard by reason of the traffic movements generated at a location where visibility is restricted. The development would establish an undesirable future precedent and would therefore be co ntrary to the proper planning and sustainable development of the area.

1. On the basis of the planning history of the site, it appears to the Planning Authority that the proposed development relates to a site where there are existing unauthorised developments. The proposal for a change of use of an existing garden store ancillary to the existing dwelling to a commercial home -base business, would facilitate the consolidation and intensification of the unauthorised development on the site. Accordingly, it is considered that the Planning Authority is precluded from granting of permission for the proposed development in such circumstances.
2. In accordance with the provisions of Chapter 10 of the Newcastle West Local Area Plan 2023 - 2029, the proposed development is located on lands zoned ‘Existing Residential’ whereby Hair & Beauty Salons uses have been identified as generally not permitted and incompatible with the zoning objective. Therefore, the proposed development materially contravenes the zoning provisions of the Local Area Plan, may give rise to an undesirable precedent of incompatible uses at this location, and would be contrary to the proper planning and sustainable development of the area.
3. In the absence of comprehensive information including a Traffic Assessment, the Planning Authority cannot be satisfied that the development as proposed would not adversely impact on traffic safety and the residential amenity of adjacent residents and the a rea in general. The development would therefore be contrary to Objective HO O3 Protection of Existing Residential Amenity of the Limerick Development Plan 2022 -2028 and the proper planning and sustainable development of the area.

The proposed development would be prejudicial to public health because it would appear that the site in underlain by a high -water table which will not allow wastewater to be effectively treated and dispersed without adverse impact on the environment and public health, notwithstanding the proposed use of a proprietary wastewater treatment system. Therefore, this proposal would be contrary to Objective IN O11 of the Limerick Development Plan 2022 -2028, which requires wastewater treatment systems to be in accordance with the EPA Code of Practice for Domestic Waste Water Treatment Systems 2021 and would be contrary to the proper planning and development of the area.

1. Having regard to the proposed density, which is over 90 dwellings per hectare, and where the site is located within the Naas Architectural Conservation Area and in immediate proximity to a Protected Structure (Almshouse (NS19-011)), where the proposed façade of Block 2 would be located approximately 0.74m from the boundary wall of the protected structure, and where substandard private amenity and open space lacking quality, functionality, size and useability is provided, and having regard to Policy and Objective 3.1, Figure 3.3, Section 3.4 and Section 3.3.6 of The Sustainable Residential Development and Compact Settlements, Guidelines for Planning Authorities (January 2024) which require ‘in the case of very small infill sites...need to respond to the scale and form of surrounding development, to protect the amenities of surrounding properties’ where the design response ‘may take precedence over the densities set out in this Chapter’, the proposed infill development would be an overdevelopment of the site, and would therefore be contrary to current policy objectives and if granted would seriously injure residential and town centre amenities and property in the vicinity.
2. Section 10 of the Naas Local Area Plan 2021-2028 seeks to ‘integrate new and regenerated areas within the historic core in a contemporary manner that complements the existing urban structure and heritage of the town’ and ‘to ensure that best practice urban design principles are applied to all new development, based on the principle that well-planned and integrated development enhances the sustainability, attractiveness and liveability of an area’. The proposed development fails to provide ‘enclosure through the construction of strong urban edges and legible built form’, fails to provide ‘open spaces with character’, ‘a focal point’ and not overly dominated by hard landscaping and fails to ensure that attractiveness in new and regenerated buildings is achieved through the use of layout and material finishes. The proposed development would therefore be contrary to Objective URD 1.2 of the Naas Local Area Plan 2021-2028, which requires that development be in keeping with the relevant Urban Design Principles outlined in Section 10.3.2, and furthermore would be contrary to Kildare County Development Plan 2023-2029 objectives (UD P1, UD O1) which require ‘a high standard of urban design to be integrated into the design and layout of all new development and ensure compliance with the principles of healthy placemaking’. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.

It is considered that the structures impact negatively on Ballyheigue Castle, a designated Protected Structure, Ref. No. RPS KY -21301401 14-1-A, and the Ballyheigue Castle walls which adjoin the proposed site. Furthermore, it is considered that the structures contravene Objectives BE-GO-04 & BE- GO -07 of the Listowel Municipal District Local Area Plan 2020-2026 and Objectives KCDP 8-40 and KCDP 8-50 of the Kerry County Development Plan 2022-2028. The development is, therefore, contrary to the proper planning and sustainable development of the area.

1. The subject site is occupied by an existing thatched cottage which is recorded on the National Inventory of Architectural Heritage (NIAH 30410610). It is considered that the development as proposed involves interventions that are not reversible and destroy historic fabric, represents a loss of Architectural Heritage that is unacceptable and would be contrary to Policy Objectives AH 1, AH 3 & AH 6, and DM Standard 58 of the Galway County Development Plan 2022-2028. Therefore, to grant permission for the proposed development would establish an undesirable precedent for similar future developments in the area and therefore would be contrary to the proper planning and sustainable development of the area.
2. The proposed development, by reason of its scale, massing and design would represent a development which cannot be considered subordinate to the existing dwelling house. The development is therefore contrary to DM standard 4 of the Galway County Development Plan 2022 -2028, would set an undesirable precedent for similar future development and would be contrary to the proper planning and sustainable development of the area.
3. Based on the information submitted and the plans and particulars received, the achievable sightlines from the site entrance onto the national road have not been demonstrated. Therefore, the Planning Authority is not satisfied with the required sightlines can be achieved at this location and to grant the development as proposed would be contrary to DM Standard 28 and DM standard 33(a) of the Galway County Development Plan 2022-2028 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. The applicant has not included any information on the condition or capacity of the existing septic tank proposed to serve the proposed development. In the absence of such information, the planning authority is not satisfied that wastewater arising from the proposed development can be satisfactorily treated and disposed of on site. Accordingly, to grant the proposed development would be prejudicial to public health, contrary to Policy Objective WW6 of the Galway County Development Plan 2022 – 2028 and Policy Objective NHB 1, NHB 2 and NHB 3 and therefore, would be contrary to the proper planning and sustainable development of the area.
5. The applicant has not included any information on the existing garage to be demolished or the proposed garage to be constructed. In the absence of such information, the planning authority cannot carry out a fulsome evaluation. Accordingly, to grant the proposed development would be contrary to Development Management Standard 6 of the Galway County Development Plan 2022 – 2028 and therefore, would be contrary to the proper planning and sustainable development of the area.

1. Having regard to the documentation submitted with the application, the Planning Authority is not satisfied that the applicant has submitted sufficient evidence to show compliance with the Rural Settlement Strategy of the Fingal County Development Plan 2023-2029 including Objective SPQHO81 and Table 3.5 of the current Development Plan whilst the proposed site is also located in excess of 2km from the applicants family homestead which would not be in accordance with Objective SPQHO89 and insufficient justification has been provided for the proposed dwelling in this location in accordance with Objective SPQHO89 of the current Development Plan. Therefore, it is considered that the proposed development would contravene materially objective SPQHO81 and Objective SPQHO89 of the Fingal County Development Plan 2023-2029, and would be contrary to the Ministerial Guidelines and to the over-arching national policy in the National Planning Framework. The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area.
2. The proposed development, by reason of its overall design and layout would provide for an poorly designed dwelling within the context of the site and its surroundings, which is out of character with the prevailing pattern of development in the rural area and would contravene the RU land-use zoning objective, Objective DMSO41 and Table 14.9 of the Fingal Development Plan 2023-2029. Therefore, to permit the development as proposed would set an undesirable precedent for other such inappropriate development on RU zoned lands which would, both in themselves and cumulatively, be seriously injurious to the rural amenities of the area and would be contrary to the proper planning and sustainable development of the area.
3. The proposed development would endanger public safety by reason of serious traffic hazard because the applicant has provided insufficient information to show that the proposed entrance on site has been designed appropriately to allow for safe traffic movement. The development is therefore contrary to Objective DMSO115 and Objective DMSO118 of the Fingal Development Plan 2023-2029, and contrary to the proper and sustainable development of the area.

The proposal development for an additional two floors would result in an unacceptable form of development by virtue of bulk, scale, massing and disjointed design and is considered to adversely affecting the visual amenity of neighbouring properties. The proposed development would set a harmful and undesirable precedent contrary to the Z1 zoning objective ‘To protect and improve residential amenities’ and would therefore be contrary to the proper planning and sustainable development of the area.

Having regard to the provisions of the Telecommunications Antennae and Support Structures Guidelines for Planning Authorities, 1996, as revised by Circular Letter PL 07/12; to Policies IC P3 and IC P4 and Section 16.11.11 of the Carlow County Development Plan 2022-2028, which seek to encourage the sharing and co-location of telecommunications infrastructure and to avoid the unnecessary proliferation of telecommunications structures; and to the permission recently granted under Reg. Ref. PL26/60066 for a 30m high multi-operator telecommunications support structure within close proximity to the application site; the Planning Authority is not satisfied that the need for an additional 30.5m high telecommunications support structure at this location has been adequately demonstrated. In particular, it has not been satisfactorily demonstrated that co-location on the permitted structure would be unavailable or impracticable, and the cumulative visual impact of both structures on the surrounding rural area and on views from the adjoining N80 and M9 road corridors has not been adequately assessed. The proposed development would therefore lead to a proliferation of telecommunications structures where an opportunity for co-location exists within the immediate area, would seriously injure the visual amenities of the area and would therefore be contrary to the proper planning and sustainable development of the area.

Substantial development works have not commenced or have been completed before the expiration of the appropriate period. Therefore, an extension of duration would be contrary to Section 42(1)(a)(i)(I) and (III) of the Planning and Development Act, 2000, as amended.

Section 42(1) of the Planning and Development Act 2000-2023 states that, on application and subject to subsection (8), a planning authority shall extend the appropriate period by such additional period not exceeding five years as it considers requisite to enable the development to be completed, provided that the authority is satisfied that the development commenced before expiration of the appropriate period, substantial works were carried out pursuant to the permission during that period, and the development will be completed within a reasonable time. The development to which the permission relates has not commenced and neither, therefore, have substantial works been carried out on site. As such, the application to extend the appropriate period is not considered to be in accordance with Section 42(1) of the Planning and Development Act 2000-2023.

1. Having regard to an insufficient planning justification for the proposed development as submitted with the application demonstrating how the proposed development would adhere to the relevant policies and objectives of the Meath County Development Plan, 2021-2027, (RUR DEV SO 1 and RUR DEV 10) it is considered that the applicant has not sufficiently demonstrated that the proposed development is in accordance with the proper planning and sustainable development of the area. Accordingly, to grant the development, as proposed, would seriously injure the residential amenities of the adjacent properties, would depreciate the value of properties in the vicinity, would materially contravene said policies of the County Development Plan, and would be contrary to the proper planning and sustainable development of the area.
2. The proposed development would result in the creation of an additional vehicular access onto the R-163 Regional Road which is identified as a Strategic Corridor in the CDP. The unnecessary proliferation of accesses onto this strategic route would increase traffic conflict points and prejudice the safe and efficient operation of the public road.

1. The development to be retained consists of three apartment units with floor areas of 38sq.m, 43.64sq.m and 43.42sq.m all of which fall short of the minimum floor area for one bedroomed apartment development which is 45sq.m as set out in Appendix 1 Minimum floor areas and standards of Planning Design Standards for Apartments: Guidelines for Planning Authorities 2025 and it is considered that the development would result in a substandard level of development, and would seriously injure the amenities of the future occupants of the existing development.
2. The development, if permitted, would result in a poor standard of residential amenity for the inhabitants particularly with regard to apartment size, lack of open space, communal open space, car parking, bicycle parking, storage and refuse storage. The development would constitute the over development of the site and the over concentration of apartment units which, if granted, would set an undesirable precedent for similar type sub-standard developments which would seriously injure the amenities and depreciate the value of the property in the vicinity. Planning and Development Section Áras and Chontae, Castlebar, Co. Mayo www.mayo.ie | 0949064000.

1. Having regard to the planning history of the site, it appears to the Planning Authority that the proposed development relates to a site where there are existing unauthorised developments and uses. The proposal to retain specific unauthorised elements on the site would facilitate the consolidation and intensification of the unauthorised uses. Accordingly, it is considered that the Planning Authority is precluded from granting permission for the proposed development in such circumstances.
2. In accordance with the provisions of Chapter 10 of the Abbeyfeale Local Area Plan 2023-2029, the proposed development is located on lands zoned ‘Local Centre’ whereby vehicle servicing, maintenance and repairs uses have been identified as generally not permitted and incompatible with the zoning objective. Therefore, the proposed development materially contravenes the zoning provisions of the Local Area Plan, and would be contrary to the proper planning and sustainable development of the area.
3. The development site is located c.62m from the River Feakle and the Lower River Shannon Special Area of Conservation (site code 002165). As no details have been submitted in relation to surface water run off and airborne emissions from dust and spray from the development to be retained, and in the absence of an Appropriate Assessment Screening Report, the Planning Authority cannot be satisfied that the proposed development individually or in combination with other plans or projects, would not result in adverse effects on the integrity of the Lower River Shannon SAC in view of the sites conservation objectives. The development would therefore be contrary to Objective EH O1 Designated Sites and Habitats Directive and the proper planning and sustainable development of the area.
4. On the day of inspection, it appeared that there is an existing garage/car sales or other such business operating on the site. No details of same and all other operations/businesses on the overall site have been submitted. In the absence of comprehensive documentation and drawings confirming all operations/businesses on the overall site and identifying associated facilities and services, the Planning Authority cannot be satisfied that the development to be retained on the site can be accommodated in terms of access, car parking, surface water and wastewater treatment. The development would therefore be contrary to the proper planning and sustainable development of the area.
5. In the absence of comprehensive information in relation to noise, dust and chemical and hydrocarbon storage areas (including bunding), dust suppression apparatus, oil interception apparatus and storm and foul water drainage infrastructure on site, and a Noise Impact Assessment Report including details of projected noise levels at the nearest noise sensitive locations and associated mitigation measures, the Planning Authority cannot be satisfied that the development proposed to be retained would not impact negatively on adjacent residents and the area in general. The development would therefore be contrary to Objective HO O3 Protection of Existing Residential Amenity of the Limerick Development Plan (2022-2028) and the proper planning and sustainable development of the area.

1. In the absence of a Screening for Appropriate Assessment as part of the application, there is a gap in the information available to the Planning Authority and it is not possible to conclude with certainty whether or not the proposed development either individually or in combination with other plans or projects, in view of best scientific knowledge and in view of the sites’ conservation objectives, would be likely to have a significant effect on any designated European Sites (in particular the Rogerstown Estuary Special Protection Area (004015) and the Rogerstown Estuary Special Area of Conservation (004122)). Having regard to case law of the Irish High Court and the CJEU (e.g. Case C-258/11, Sweetman and others) which established that determinations cannot have lacunae and must contain complete, precise and definitive findings capable of removing all reasonable scientific doubt as to the effects of a project on a designated European Site, it is not certain that the proposal would not result in adverse impacts on designated European Sites. The development as proposed is therefore contrary to Objective DMSO1 of the Fingal Development Plan, and contrary to the proper planning and sustainable development of the area.
2. Insufficient information has been provided in relation to the applicants’ agricultural enterprise and the status of the existing agricultural entrance to fully justify the proposal for a second agricultural entrance on site in accordance with the objectives of the Fingal Development Plan 2023-2029. The proposed development would result in an excessive level of individual entrances at this location without sufficient justification and the loss of a substantial number of existing trees and hedgerow which contravenes Objective DMSO115 and Objective SPQHO91 of the Fingal Development Plan 2023-2029. To permit the development as proposed would be seriously injurious to the visual and rural amenities of the area, would set an undesirable precedent for similar inappropriate development in this location and would be contrary to the proper planning and sustainable development of the area.

1. The proposal fails to satisfactorily respond to the site-specific requirements of this prominent location by virtue of its poor design, weak frontage treatment, lack of distinctiveness, and its overall failure to deliver a high-quality urban form. Furthermore, the proposed layout lacks permeability and would undermine future integration with adjoining RV-zoned lands. If permitted, the development would establish an undesirable precedent for similar forms of development which, individually and cumulatively, would be detrimental to the amenities and general character of the area. The proposal is therefore considered contrary to the Rural Village (RV) zoning objective, Objectives CSO68, CSO72, CSO79, SPQHO56 of the Fingal Development Plan 2023-2029. The proposed development would therefore be contrary to the proper and sustainable planning of the area.
2. The application submission fails to provide adequate information with respect to overall design, transportation requirements, tree and hedgerow protection, ecology, air and noise, and public lighting. The Applicant has therefore failed to demonstrate compliance with Objectives DMSO5, DMSO245, DMSO249, CIOSO38, CMO45 and CMO47 of the Fingal Development Plan 2023-2029. To grant planning permission in such circumstances would be contrary to the above-named objectives of the development plan, and therefore prejudicial to the proper planning and sustainable development of the area.

The proposed development by virtue of its height, scale, massing and design, would comprise a visually dominant and overbearing addition to the modest host dwelling. The proposed development would appear visually obtrusive and would cause significant harm to the amenities of the existing dwelling, the streetscene, and would also be considered harmful to the amenities of the wider area. To grant permission would set a hugely undesirable precedent in the locality. The proposed development would conflict with Objective SPQHO45 and Policy SPQHO41 of the Fingal Development Plan 2023-2029 and would therefore be contrary to the proper and sustainable development of the area.

The proposed development which comprises the creation of a new vehicular entrance and boundary treatment to a site which is currently served by an existing vehicular entrance, would constitute piecemeal and haphazard development contrary to the provision of the Dun Laoghaire-Rathdown County Development Plan 2022-2028. Therefore, to permit the development as proposed would be contrary to the proper planning and sustainable development of the area.

Having regard to the extent and location of the signage both at ground and first floor level to the front of the site in the public realm, it is considered that the cumulative impact of the signs and outdoor seating areas would seriously injure the residential and visual amenities of nearby residential properties, in terms of noise and general disturbance. The development to be retained would therefore be contrary to the Z1 zoning objective for the site, which seeks to protect, provide and improve residential amenities, to the provisions of Section 15.7.5 of the current Dublin City Development Plan (2022-2028) and to the proper planning and sustainable development of the area.

1. Section 3.2 of Volume 2 of the Wexford County Development Plan 2022-2028 refers to garages and stores which should be for domestic use only and for uses that should remain ancillary to the main use of the dwelling house. The garage/store structure should be used ancillary to the enjoyment of a dwelling house, of which there is none on the site. The proposal would therefore be contrary to Section 3.2 of Volume 2 of the Wexford County Development Plan 2022-2028 refers and would be contrary to the proper planning and sustainable development of the area.
2. The site is largely located within the flood zone A and B. Insufficient information/flood risk assessment has been carried out and submitted with the application that demonstrates the use of the sequential approach in terms of the site layout and design and demonstrating that appropriate mitigation and management measures are put in place. The submitted document also relates to a completely different proposal. The proposed development is therefore contrary to Volume 11 Section 4.5 of the Wexford County development Plan 2022-2028 and the proper planning and sustainable development of the area.
3. The height of the boundary wall is out of character with this rural area and inconsistent with Section 2.9 of the Wexford County Development Plan 2022-2028 which states that "New development in rural areas must respect its rural setting and ensure that it does not erode the rural character of the area" and "Boundary treatments must be appropriate to their setting - urban and rural".

1. The proposed use of the subject property for short -term letting would result in the loss of suitable accommodation for both long -term rental and permanent owner/occupier accommodation at a time of an acute housing shortage. The proposed development would have a negative impact on the residential amenity of the area, would set an undesirable precedent for similar proposals in the surrounding area and would therefore be contrary to the proper planning and sustainable development of the area.
2. Inadequate information has been submitted to demonstrate that wastewater effluent generated on site can be adequately disposed of in accordance with required standards. The development would therefore be prejudicial to public health and the proper planning and sustainable development of the area.

1. The proposed development is on lands which form part of an area of the ‘District Centre’ land use zone as idenƟfied in the currently applicable Monksland/Bellanamullia (Athlone West) LAP 2016-2022. IrrespecƟve of the inclusion of a small retail unit and café in a detached structure adjacent to the L- 7596 local road, the predominant element of the development proposal is for the provision of a large standalone supermarket structure of generic design and lacking in architectural merit. In conjuncƟon with this dominant, uƟlitarian structure and the resultant adverse visual impact arising, the proposed site layout arrangement has been designed to prioriƟse the accommodaƟon of vehicle borne users of the proposed facility, incorporaƟng carparking provision in an isolated manner and insular manner solely to serve the proposed development and segregated from the wider core area of Monksland. Notwithstanding the limited aspects of ancillary development proposed on the western site frontage, the overall development concept, dominated by the aforemenƟoned large, supermarket structure of generic design, fails to provide an integrated mixed land use approach to the development of the ‘District Centre’ zoned lands. The proposed development if permiƩed would fail to saƟsfy the primary land use zoning objecƟves for these centrally posiƟoned lands as set out in the Monksland/Bellanamullia (Athlone West) LAP 2016-2022 and would militate against the achievement of the objecƟves in the Athlone Joint Retail Strategy 2019- 2026 (including Policy ObjecƟve RP IO) for the River Village area to develop as a mixed use centre. In addiƟon, the proposed development would fail to provide a sufficiently high quality built environment nor would it create a disƟncƟve sense of place and consequently is contrary to Policy ObjecƟve TV 4.1 of the Roscommon County Development Plan 2022 – 2028 (Volume I). The proposed development would also fail to enhance the fabric of the exisƟng urban area, with the predominance proposed structure failing to adhere to the principles of good urban design, as required in Policy ObjecƟve TV 4.3 of the County Development Plan. The proposed development would set a precedent for other similarly inappropriate development, would fail to make a posiƟve contribuƟon to the ‘District Centre’ environment and fails to reflect the key principles of placemaking. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.
2. The development if permiƩed in isolaƟon would result in the creaƟon of a development on the subject lands which has a limited mix of uses, would be dominated by vehicular access, would fail to provide connecƟvity to and integrate with other surrounding ‘District Centre’ zoned lands, and would not assist in consolidaƟng the built-up area nor would it be conducive to creaƟng a vibrant centre and sense of place in this core area of Monksland. The proposed development would militate against the achievement of the principles set out in Roscommon County Council’s Smarter Travel IniƟaƟve, which emphasises the prioriƟsaƟon of pedestrian mobility and alternaƟve modes of transport to the car, and would fail to promote the principles of acƟve travel and sustainable development.

1. The proposed development by virtue of an isolated domestic shed/garage and the creation of a new entrance to serve the structure, which is not associated with a residential dwelling and located in close proximity to a Strategic Corridor (N52) in a rural area (RA ‘Rural Area’ as defined in the Meath County Development Plan), would materially contravene RD POL 39 which seeks to ‘ identify and protect those non -national roads of regional or local importance from unnecessary and excessive individual access/egres s points, which would prejudice the carrying capacity and ultimately the function of the road’. The principle of the proposed garage/shed structure and use is not acceptable to the Planning Authority in this rural context as it is not ancillary to an existing residential development and would therefore represent a haphazard form of development in the countryside. As the principle of the development is not considered acceptable, proximity of the subject lands and proposed entrance to the Strategic Corridor (N52) would contravene RD POL 39 and set an undesirable precedent for other similar developments, which would in themselves and cumulatively not be in the interest of the proper planning and sustainable development of the area.
2. The proposed development would generate an intensification of traffic onto the N52 which is a protected route and would therefore materially contravene MOV POL 24 which seeks ‘ safeguard the capacity and safety of the National road network by applying the provisions of the Department of Environment Community and Local Governments – ‘Spatial Planning and National Roads-Guidelines for Planning Authorities, 2012’ to avoid the creation of any additional development access to national roads and intensification of existing access to national roads to which speed limits greater than 60kph apply, save in accordance with agreed ‘exceptional circumstances’ included in MOV POL 33’. For this reason, it is considered that the proposed development would materially contravene MOV POL 24 and would set an undesirable precedent for other similar developments, which would in themselves and cumulatively not be in the interest of the proper planning and sustainable development of the area.

Section 42(1)(a)(i)(III) of the Planning and Development Act 2000 (as amended), for an Extension of the Appropriate Period stipulates, amongst other criteria, that the Planning Authority must be satisfied that the development to which the permission relates was commenced and that substantial works were carried out before the expiration of the appropriate period. The development to which the permission relates has not commenced and substantial works have therefore not been carried out. The Planning Authority is thus precluded from extending the appropriate period beyond what was permitted under Ref. 20/660.

The proposed development for retention, which involved the conversion of an existing living room to a bedroom, would result in a four -bedroom dwelling with an inadequate provision of communal living accommodation and would materially diminish the residential amenity of future occupants. The loss of a principal living space would significantly reduce the functionality and liveability of the dwelling and would result in a substandard form of reside ntial accommodation that fails to provide an appropriate balance between living and sleeping accommodation. The proposal does not meet the standards set out in the Quality Housing for Sustainable Communities (2007), and is contrary to Objective HO O3 and section 11.4.2.2 of the Limerick Development Plan 2022 - 2028, which seeks to secure a high standard of residential amenity and high - quality sustainable residential development for existing and future occupants The proposed development would therefore be co ntrary to the proper planning and sustainable development of the area.

1. Having regard to Section 15.4.12 and Appendix 4 (Rural House Design Guide) of the Kildare County Development Plan 2023-2029, the proposed development, by reason of its scale, form and siting, would result in a visually dominant structure that would not integrate satisfactorily into the landscape and would be out of character with the rural setting of the area. The plans and particulars submitted indicate that significant filling, regrading and levelling of the site would be required. As such, the proposal fails to respond appropriately to the natural topography of the site and would result in excessive and visually intrusive site works. Furthermore, the development would not represent an enhancement of the site and, notwithstanding the limited architectural merit of the existing structure, would fail to achieve a design that responds appropriately to the character and sensitivities of the rural landscape. The proposed development would therefore be contrary to Section 15.4.12 and Appendix 4 of the Kildare County Development Plan 2023-2029 and would be contrary to the proper planning and sustainable development of the area.
2. The proposed garage, by reason of its height, scale and floor area would be contrary to the provisions of Section 15.4.13 of the Kildare County Development Plan 2023-2029, would set an undesirable precedent for similar developments of this scale and nature of the rural area and would therefore be contrary to the proper planning and sustainable development of the area.

The subject site is zoned Food Park with the objective to provide for and facilitate the development of a Food Industry Park. The supporting vision for the Food Park zoning objective seeks to facilitate the development of a state-of-the-art Food Park incorporating the growing, preparation, processing, ripening, packaging, storing, distribution and logistics relating to food, drink, flowers and related products on lands adjacent to major transport infrastructure, operating at a national and international scale and optimising its strategic value to the regional economy. The park will be primarily devoted to developing value added opportunities within the food sector. As demonstrated by the supporting information submitted, the refrigeration centre, by virtue of its operation, its incompatibility with existing land uses and its standalone nature, will not directly link to, provide for, or facilitate the development of the Food Park industry, will result in the unsustainable and uneconomical use of the subject lands and will prejudice the broader vision of the Food Park lands. In this regard, the proposed development materially contravenes the Food Park zoning objective of the Fingal Development Plan 2023-2029 and will set an inappropriate precedent for other similar forms of development. The development is therefore contrary to the proper planning and sustainable development of the area.

1. Having regard to the location of the proposed development within an established residential area, the residential zoning objective ‘A’ of the Dún Laoghaire-Rathdown County Development Plan 2022–2028, which seeks “to provide residential development and improve residential amenity while protecting the existing residential amenities”, and having regard to the Sustainable Residential Development and Compact Settlements Guidelines for Planning Authorities (2024), it is considered that the proposed development, by reason of the scale, footprint and detached housing typology proposed, together with the overall height, massing and site layout configuration, has resulted in an inappropriate form of development that exceeds the capacity of the site to successfully absorb the proposed design scheme. In particular, the proposed arrangement would give rise to unacceptable overbearing and overshadowing impacts on adjoining residential properties, resulting in a significant diminution in residential amenity afforded to existing dwellings, including 2 no. Protected Structures, which would be contrary to Policy PHP 18 of the County Development Plan 2022-2028. Accordingly to permit the proposed development would be contrary to the proper planning and sustainable development of the area.
2. The Planning Authority considers that the proposed development, comprising 8 dwellings at a density of approximately 39.7 units per hectare, fails to achieve the density anticipated for a ‘Suburban–Intermediate’ location, which seeks a density range of 40-150uph and therefore, does not make efficient use of a serviced and accessible residential site. The proposed development would therefore be contrary to the residential zoning objective of the County Development Plan, the principles of compact growth and sustainable residential development set out in the Sustainable Residential Development and Compact Settlements Guidelines for Planning Authorities (2024), and would be contrary to the proper planning and sustainable development of the area.

1. The unauthorised colour scheme of the painted façade at first floor level wholly dominates the façade of the Protected Structure and has given rise to an overly strident visual effect which has resulted in serious injury to the special architectural character of the Protected Structure, adjoining Protected Structures and the Architectural Conservation Area. The proposed retention of the existing colour scheme to the façade would contravene Policies BHA2 and BHA7 of the Dublin City Council Development Plan 2022-2028, the Architectural Heritage Protection Guidelines for Planning Authorities and The Dublin City Council Shopfront Design Guide. The proposal would create an undesirable precedent for similar type development and would be contrary to the proper planning and sustainable development of the area.
2. The proposed projecting (blade) sign at first floor level, by reason of its form, position and excessive visual prominence, would introduce unnecessary visual clutter to the façade and detract from the architectural character of the Protected Structure. The development does not comply with the Dublin City Council Shopfront Design Guide (p. 25, 2001), which states that projecting signs will not generally be permitted in order to avoid clutter in the streetscape. In addition, having regard to the special architectural interest of the building and its sensitive city centre context, the proposed sign would adversely affect the visual amenities and character of the streetscape, would fail to contribute positively to the setting of the Protected Structure, would create an undesirable precedent for similar type development and would therefore be contrary to the proper planning and sustainable development of the area.

1. The proposal includes the demolition of the last remaining structures of the historic circular-plan Roundtown housing development which is recorded on the first edition Ordnance Survey map and earlier maps. This building is of historical interest, makes a positive and unique contribution to the historic streetscape and character of Terenure Village and is of local and regional significance. The proposed demolition would be contrary to Policy BHA6 of the Dublin City Development Plan (2022-2028) - ‘Buildings on Historic Maps’ and Policy BHA11 - ‘Rehabilitation and Reuse of Existing Older Buildings’ and would set an undesirable precedent in this regard. The proposal to demolish the structure, rather than incorporate it into the proposed new development, would result in a seriously adverse visual impact to the historic streetscape within the urban village of Terenure, thus being contrary to development plan policy and to the proper planning and sustainable development of the area.
2. Having regard to the unique characteristics of this prominent corner site, situated on the edge of Terenure village, it is considered that the design of the proposed development fails to adequately respond to the site context, including the historic circle of cottages around the junction, the outline of which partly remains. The proposal, by reason of its scale and massing, would also result in a visually discordant feature, which would fail to successfully integrate into the built form of Terenure village or provide an appropriate transition between the village and adjoining residential areas on Terenure Road West and Templeogue Road. The proposal would therefore be seriously injurious to the visual amenities and character of the surrounding area and to the proper planning and sustainable development of the area.

It is a policy of the Meath County Development Plan 2021–2027 (DM OBJ 52 and DM OBJ 54) to ensure that appropriately sized and conveniently located bin storage facilities are provided within residential developments and are integrated with the design and character of the scheme. The proposed relocation of the bin storage area to the rear of Units 15, 16, 17 and 18 would result in a visually incongruous and poorly integrated element within the development, failing to respect the established character and app earance of the surrounding area. Furthermore, the proposed development would result in the loss of an area previously designated for landscaping and communal open space, thereby diminishing the visual amenity and recreational function of the development. In addition, by reason of its proximity to adjoining residential properties, the proposed bin storage area would be likely to give rise to noise, odour and general disturbance associated with its use and servicing, to the detriment of the residential amenit ies of nearby occupants. The Planning Authority therefore considers that the proposed development would be contrary to DM OBJ 52 and DM OBJ 54 of the Meath County Development Plan 2021–2027 and would be contrary to the proper planning and sustainable development of the area.

It is policy DM OBJ 49 of the Meath County Development Plan 2021 – 2027 that all applications for family flat development shall form an integral part of the structure of the main house with provision for direct internal access to the remainder of the house i.e. not detached. The proposed detached family flat fails to comply with Policy DM OBJ 49 of the Meath County Development Plan 2021–2027, which requires family flats to form an integral part of the main dwelling with direct internal access and to be capable of reverting to part of the original house. Accordingly, the proposed development would be contrary to Policy DM OBJ 49 of the Meath County Development Plan 2021–2027 and would set an undesirable precedent for similar forms of development in the area, thereby being contra ry to the proper planning and sustainable development of the area.

The site of the proposed development is located within the Area of Strong Urban Influence as defined in the Limerick Development Plan 2022-2028. Based on the absence of documentary evidence submitted with the application to demonstrate compliance with housing policy and specifically evidence of living in the local area for at least 10 years, it is considered that the applicant does not come within the scope of the housing need criteria as set out in Objective HO O20 Rural Areas under Strong Urban Influence of the Development Plan, and as such, the proposed development would materially contravene the objectives of the Limerick Development Plan 2022-2028 in relation to rural settlement and be contrary to the proper planning and sustainable development of the area.

1. The proposed development would contravene materially Condition No. 3 attached to an existing permission for the development under Reg. Ref. FW24A/0465E which required that the entire site should be used as a single dwelling unit for residential purposes and shall not be sub-divided or used for any commercial purposes, and the extension shall not be sold, let (including short-term letting), leased or otherwise transferred or conveyed, by way of sale or letting. The development would, therefore, be contrary to the proper planning and sustainable development of the area.
2. The subject site is zoned RS Residential with the objective to provide for residential development and protect and improve residential amenity within the Fingal Development Plan 2023-2029. The development by virtue of its layout and form is indicative of overdevelopment of the site. In this regard the development materially contravenes the RS zoning objective, and contravenes Sections 14.10.3 and 14.10.4, Policy SPQHP41, SPQHP42 of the Fingal Development Plan 2023-2029 and will set an inappropriate precedent for similar forms of development. The development is therefore contrary to the proper planning and sustainable development of the area.
3. The applicant has failed to provide sufficient information to demonstrate that the retention development would not lead to inappropriate parking, thereby endangering public safety by reason of a conflict between pedestrian and road user.

The development to be retained constitutes an ad hoc, haphazard overdevelopment of the site which is incongruous with the pattern of development within the surrounding area and together with the provision of substandard residential amenity and substandard parking arrangements would be contrary to Section 14.10.3; Objectives DMSO21, DMSO27, DMSO28, DMSO32 and SPQH42 of the Fingal Development Plan 2023-2029. To permit the development would set an undesirable precedent which when considered cumulatively would be contrary to the RS Zoning Objective which seeks to ‘Provide for residential development and protect and improve residential amenity’.

The proposed dormer extensions, by reason of their cumulative scale, length, bulk and massing, would not constitute subordinate additions to the existing roof form and would read as an additional storey at roof level. The proposed development would result in an incongruous and visually intrusive addition to the dwelling, would disrupt the established symmetry of the semi-detached pair, and would represent a significant departure from the existing character and form of the roofscape. The proposal therefore fails to comply 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 and would be contrary to the proper planning and sustainable development of the area. Furthermore, if permitted, the development would set an undesirable precedent for similar forms of development within the area.

1. The subject site is located in an area that is upland in nature and isolated from existing clusters of development. It is a policy of the Planning Authority (Policy RH -P-9, County Development Plan 2024-2030) that proposals for individual dwellings shall be subject to the application of Best Practice in relation to the siting, location and design of rural housing - which in turn requires that new buildings in the countryside respect the rural context and demonstrate an informed use of traditional reference. The dwelling proposed is 2 storey and o f a rectangular form with suburban design features that is inconsistent with the general character of the scenic area. It is located on an elevated site that is visually dominant in the local landscape. Accordingly, to permit the development as submitted would create an undesirable policy precedent for similar one-off developments that have the potential to be severely detrimental to preservation of scenic amenities in the rural area and would therefore be contrary to the provisions of the County Donegal Development Plan 2024 -2030 and contrary to the proper planning and sustainable development of the area.
2. It is a policy of the County Donegal Development Plan 2024-2030 ‘To preserve the views and prospects of special amenity value and interest as identified on Map 11.1’ (Policy L- P-7 refers). The subject site falls within the vista from the viewing point from the south west and having regard to the elevated nature of the site and suburban design and scale of the proposed dwelling, it is considered that to permit the development as submitted would be visually detrimental to the protection of the scenic view and would therefore be contrary to the provisions of the County Donegal Development Plan 2024- 2030 and contrary to the proper planning and sustainable development of the area.
3. The subject site is accessed by an agricultural laneway that is of narrow width and steep gradient. The laneway that accesses the subject site is extremely restricted in width and runs north–south along a steeply sloping hillside. The lane crosses the Murl in River by means of a bridge. No details have been submitted with regard to the structural integrity of the bridge or if Section 50 consent has been received from the Office of Public Works. It is considered that the existing lane and bridge, in the absence of any structural details or proposals for improvements to same, lack s the necessary width and capacity to accommodate construction machinery and to provide for adequate passing space for existing and future vehicles. To permit the development as submitted would contravene Policy RH-P-9 (b) (iii) that requires that ‘ the site access/egress being configured in a manner that does not constitute a hazard to road users or significantly scar the landscape’, create an undesirable precedent for similar developments in the area and be contrary to the proper planning and sustainable development of the area.

1. The proposed development relates to an isolated parcel at the prominent northern end of the former Unifi lands and is not supported by an overall masterplan or coordinated framework demonstrating how its layout, access, active- travel infrastructure, servic ing and drainage would integrate with the future development of the wider landholding. The proposal would constitute piecemeal development, would prejudice the comprehensive and orderly regeneration of Opportunity Site 3 and would fail to provide the coordinated, high-quality layout required by Policy ED -P-9(k). It would therefore be contrary to the Opportunity Site Zoning Objective, Policies LK -OPP-3 and ED -P-9(k), and the proper planning and sustainable development of the area.
2. The proposed warehouse, by reason of its basic utilitarian design, siting, orientation and inadequate architectural, landscaping and boundary treatment, fails to provide an appropriate design response to this prominent gateway location or establish a coher ent frontage to the adjoining roads. The proposal would therefore be contrary to Policy ED - P-9(k) and (l) of the County Donegal Development Plan 2024– 2030 and to the proper planning and sustainable development of the area.
3. The proposed standalone vehicular access onto the L- 1144 Lisnenan Road would be located excessively close to the existing roundabout and has not been designed as part of an integrated access strategy for the wider landholding. In the absence of a Transport Assessment, Road Safety Audit and coordinated proposals for the protected signalised junction and adjoining active- travel infrastructure, the Planning Authority is not satisfied that the proposed access would operate safely or would not prejudice the comprehensive development of the wider lands. The proposal would therefore endanger public safety by reason of traffic hazard and would constitute disorderly and piecemeal development.
4. The application has not been accompanied by the site- specific Flood Risk Assessment required under Policy LK -OPP-3. In the absence of this assessment and a coordinated surface-water drainage and attenuation strategy, the Planning Authority is not satisfied that the development would avoid or satisfactorily address flood risk, would not increase flood risk elsewhere or would not prejudice the flood- management requirements of the wider Opportunity Site. The proposal would therefore be contrary to Policy LK-OPP-3 and Policies F-P-1 and F-P-2 of the County Donegal Development Plan 2024–2030.

1. The applicant has failed to adequately demonstrate rural linkage and housing need in accordance with the rural housing policy as set out in Volume 1 Table 4.6 of the Wexford County Development Plan 2022- 2028. It is a requirement that the applicant must have lived in this Uplands Landscape for a minimum period of 10 years and that the site is within 3 km radius of where the applicant has previously lived or is currently living. No supporting documentation has been submitted. The proposal is therefore contrary to the proper planning and the sustainable development of the area.
2. It is the policy of the Council to ensure that developments are appropriately designed and sited to preserve the rural character and visual amenities of the surrounding landscape. The proposed prefabricated timber home (log cabin) by reason of its form, design and characteristics of an alpine dwelling is considered out of character with this rural area and landscape having regard to its setting and character of existing development in the vicinity. The proposed development would likely result in a negative impact on the visual amenities and character of this rural area and would set a precedent for further development of this type within the rural landscape. The proposed development is therefore considered contrary to policies relating to rural design and siting set out in Section 3.1 of Volume 2 of the Wexford County Development Plan 2022-2028 and contrary to the proper planning and sustainable development of the rural area.

The applicant has failed to demonstrate that the proposed waste water treatment system can be accommodated on this site and as such the proposed development is prejudicial to public health and contrary to the proper planning and sustainable development of the area.

Under Section 7 of the Planning and Development (Amendment) Act 2021, Section 42(B) of the Planning and Development Act 2000, the Planning Authority shall as regards a particular permission, extend the appropriate period, by such additional period as the authority considers requisite to enable the development to which the permission relates to be completed, if each of the requirements under Section 42(B) are complied with. Having regard to the above and all the details submitted, this application for a Section 42(B) extension of duration is refused.

Having regard to the proposed siting of the dwelling to the rear of the subject site, which necessitates the provision of an access driveway of c. 65 metres in length, it is considered that the proposed development would result in an excessive and visually intrusive access arrangement that would unnecessarily scar and fragment the rural landscape. The proposed setback from the public road and overall site layout fail to integrate satisfactorily with the existing landscape character and would set an undesirable precedent for sim ilar forms of development in the area. The proposed siting of the development is therefore considered to be contrary to Policy Objective CPO 16.32 of the Westmeath County Development Plan 2021 –2027 which seeks to ensure that the siting of rural dwellings is appropriately integrated into the landscape and minimises visual impact. The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area.

Having regard to the excessive scale, height and design of the proposed development, it is considered that the proposed "granny flat extension" would not constitute a subordinate extension to the existing dwelling but would instead subsume and dominate the original house, resulting in an incongruous and visually confusing form of development. Furthermore, having regard to its scale, layout and level of accommodation, the proposed development would function as a separate dwelling and could not readily revert to forming part of the original dwelling, contrary to the requirements for dependent relative accommodation. The proposed development therefore fails to comply with Policy Objectives CPO 16.27 and CPO 16.29 of the Westmeath County Development Plan 2021-2027 and would constitute an inappropriate form of development and is contrary to the proper planning and sustainable development of the area.

Having regard to the prominent corner location of the site within Dungarvan’s Designated Architectural Conservation Area, it is considered that the demolition of the existing building in the absence of a sufficient justification for such demolition taken in conjunction with its proposed replacement, which by reason of its overall design, finishes and façade including its window positioning and proportions would detract from the historic streetscape, setting an undesirable precedent for similar proposals within the Architectural Conservation Area, contrary to Policy Objectives BH05 and BH11 of the Waterford City and County Development Plan 2022-2028, which seek to preserve the special character and streetscape of Architectural Conservation Areas. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.

Having regard to the design of the proposed extension, including the large amounts of glazing to the southeast elevation, the existing pattern of development in the area and the topography of the site, it is considered that the proposed first floor extension would negatively impact on the residential amenities of existing properties in the immediate vicinity of the site and would result in overlooking of the adjoining properties to the east, southeast and southwest. The proposed extension, due to the design, site location and site levels, would seriously injure the amenities of adjoining residential properties by reason of overlooking of the properties and their associated private amenity space andwould depreciate the value of same.It is therefore considered that the proposed development would seriously injure and detract from the residential amenities of adjoining properties, negatively impacting on same and would, thus, be contrary to the proper planning and sustainable development of the area.

Policy 5- 8 (specialised residential accommodation), Policy 6- 3 (new healthcare) and Objective 6 -F of the Tipperary County Development Plan (TCDP) 2022- 2028 seeks to support the provision of specialised residential accommodation and both public and private healthcare facilities in settlements on suitably zoned lands where residents can readily connect with the services and amenities of the local community. This application seeks permission for an extension to the side of the existing property as an assisted living unit and the proposed use is considered akin to those referred to above. The application site is removed from a designated settlement (0.8km from Dundrum) and is on lands designated as ‘Open Countryside’. If permitted, the development would provide for a residential care /assisted living unit on unzoned and unserviced lands at a location which is removed from the services and amenities offered by settlement centres. The development is therefore considered to be contrary to Policy 5 -8, Policy 6- 3 and objective 6- F of the Tipperary County Development Plan 2022 -2028 and would not be in accordance with the proper planning and sustainable development of the area and would, if permitted, set an undesirable precedent for other similar developments.

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 shal be of High quality design which respects, harmonises and integrates with the existing dwelling in terms of height, scale, materials used, finishes, window proportions, etc; inter alia. It is considered that the proposed development, by reason of its height, scale, massing, form and design, would adversely impact upon the architectural character and setting of the existing dwelling, which is recognised as a structure of architectural merit. The proposal would fail to remain subordinate to the parent structure and would diminish the special character and visual integrity of the building. Accordingly, the proposed development would seriously injure the character of the property and the visua l amenities of the area and would be contrary to the proper planning and sustainable development of the area.
2. 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 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 practice guidelines) in order to safeguard individual and group water schemes”. The applicant is proposing extra bedrooms with the development. The applicant has not submitted a site characterisation form that is compliant with the 2021 EPA Code of Practise for Domestic Wastewater Treatment Systems (PE≤10) Therefore, based on the lack of information submitted the applicant has failed to demonstrate that wastewater generated by the proposed development can be treated on site. The proposed development would therefore be prejudicial to public health and safety.

1. The site is located in a rural area outside any designated settlement and in a Strong Rural Area as defined in the Meath County Development Plan 2021- 2027 where development, which is not rurally generated, should be more properly located in a settlement. It is policy of the County Development Plan to restrict housing in these areas to those who are intrinsically part of the rural community and those who have an occupation predominantly based in the rural community. In such areas, policy RD POL 1 seeks to ‘’ensure that individual house developments in rural areas satisfy the housing requirements of persons who are an intrinsic part of the rural community in which they are proposed, subject to compliance with normal planning criteria’’. It is considered, based on the information submitted, that the applicant has not provided sufficient details or established a long-standing and consistent rural generated housing need for a dwelling in this location. The local need details submitted do not show the applicant’s continuous connection to the rural area over a significant period of time or in excess of five years and neither has the applicant demonstrated that they are sig nificantly involved in agriculture or the bloodstock industry. The proposed development would therefore be contrary to the policy of the Meath County Development Plan 2021 – 2027 and the Sustainable Rural Housing Guidelines for Planning Authorities, would be contrary to the proper planning and sustainable development of the area and would establish a very undesirable future precedent.
2. It is the policy (RD POL 9) of the Meath County Development 2021 – 2027, “To require all applications for rural houses to comply with the ‘Meath Rural House Design Guide”. The proposed dwelling by reason of its size, scale, design and massing would be out of character and fails to integrate with the character of the surrounding rural area and would form a visually obtrusive feature, which would not respect and integrate with the surrounding landscape. Accordingly, to permit the proposed development would be contrary the aforementioned policy provisions of the Meath County Development Plan 2021- 2027 and thereby contrary to the proper planning and sustainable development of the area.

The applicant has not sufficiently demonstrated that the existing wastewater treatment system and percolation area can adequately manage the disposal of wastewater from the existing/proposed dwelling. In the absence of this information in order to properly assess the impact on the local environment, to permit the said development could be prejudicial to public health due to risk of pollution and would not be in accordance with the proper planning and sustainable development of the area.

The permission has not commenced therefore it is considered that the extension of duration does not comply with the requirements of Section 42(1)(a)(i) (I) and (II) of the Planning and Development Act, 2000, (as amended).

1. Having regard to the site assessment and characteristics of the site, the evident highwater table and poor percolation qualities of the soil, the Planning Authority considers there is a risk of ponding and surface and ground water pollution. Therefore, and having regard to Objective IN O11, Private Waste Water Treatment of the Limerick Development Plan, in relation to the EPA Code of Practice for Domestic Waste Water Treatment Systems 2021; it is considered that the proposals would be prejudicial to public health because the site is considered unsuitable for the effective treatment and disposal of domestic effluent.
2. The proposal relates to a new build dwelling in the countryside. The site of the proposed development is located within the Area of Strong Urban Influence as defined in the Limerick Development Plan 2022 -2028. Insufficient information has been submitted, and it is considered that the applicant has not demonstrated compliance with the criteria as set out in Objective HO O20, Rural Areas under Strong Urban Influence of the Development Plan and as such, the proposed development would materially contravene the objectives of the Limerick Development Plan 2022 -2028 in relation to rural settlement, militate against the preservation of the rural environment and be contrary to the proper planning and sustainable development of the area.
3. The development is contrary to Objective HO O11, Subdivision of Dwelling to Accommodate Dependent Relative of the Limerick Development Plan 2022 -2028 which requires additional accommodation for older people by way of an extension attached to the main dwellings and outlines there will be a presumption against detached residential structures in all settings. Therefore, this proposal is considered contrary to the proper planning and sustainable development of the area as it is effectively detached.

1. The planning authority is not satisfied based on the information received and the lack of justification accompanying the application content that the proposed development would be in accordance with the provisions of Policy Objective AD1 Sustainable Agricultural Practices of the Galway County Development Plan 2022-2028. The development would therefore if permitted, materially contravene Policy Objective AD 1 and DM Standard 13 of the County Development Plan 2022-2028, would create a precedent for similar future developments in the area, and would be contrary to the proper planning and sustainable development of the area.
2. Having regard to the failure of the applicant to demonstrate satisfactory evidence in relation to the planning status for the existing built form occupying the subject site, in conjunction with the proposal to hereby augment and further intensify the activity on site, the planning authority considers that the proposed development would if permitted and in the absence of demonstratable contrary evidence, perpetuate and intensity existing unauthorised development on site. Accordingly, to grant the development as proposed would therefore be contrary to the principles of the proper planning and sustainable development of the area.
3. Having regard to the lack of clarity provided regarding the wider agricultural practices and precise use of the proposed shed in respect to same, the siting of the units within the curtilage of a private residence and the scale and bulk of the proposed unit in the context of the local landscape, the planning authority consider that the proposed development will have a negative impact on the residential amenity of the existing property on site and the visual and rural amenity of the wider area, and therefore if permitted as proposed the development would depreciate the value of property in the vicinity of the site and would be contrary to the proper planning and sustainable development of the area.
4. The Planning Authority is not satisfied from a road safety perspective in relation to the proposed development whereby there is serious potential for conflictive movement to arise by virtue of vehicles/machinery utilising the agricultural sheds traversing the private curtilage of domestic residence resulting in a discordant arrangement on the overall site. Therefore, it is considered that, if permitted as proposed, the development would endanger public safety by reason of traffic hazard be contrary to DM Standard 13 of the Galway County Development Plan 2022 – 2028 and therefore would be contrary to the proper planning and sustainable development of the area.
5. The Planning Authority noting the contourings/gravity flow of the subject site and localised environment and the proximity of Lough Hackett to the proposed development and in the absence of an Ecological Impact Assessment Report being submitted, the proposed development is considered to have potential to result in an adverse impact on the Lough Hackett pNHA designation. Having regard to the aforementioned and considering the precautionary principle, the Planning Authority is therefore not satisfied that the proposed development would not result in adverse impact on the proposed Natural Heritage Area. Therefore, if permitted as proposed, the Planning Authority cannot be satisfied that the proposal will not adversely affect the integrity of aforementioned designation and to permit the proposal would therefore materially contravene Policy Objective NHB 4 of the Galway County Development Plan 2022-2028 and would be contrary to the proper planning and sustainable development of the area.

1. Based on the information submitted and having regard to the horizontal alignment of the L-1101 in a northerly direction from the proposed vehicular access site to the proposed development, and that visibility splays are indicated as outside the application site area, and thus any roadside improvement works that may be necessitated cannot be implemented under the current planning application, as per Section 34(4)(a) of the Planning and Development Act 2000 (as amended), and as such development works are outs ide the control of the applicant. In the absence of sufficient details regarding achievable safe sight distances the Planning Authority is not satisfied that safe access arrangements to serve the proposed development can be achieved and therefore, to grant the development as proposed would be contrary to DM Standard 28 and would endanger public safety by reason of traffic hazard or obstruction of road users or otherwise and thus would be contrary to the proper planning and sustainable development of the area.
2. Having regard to the following: - The lack of a formalised/authorised entrance arrangement serving the subject site, - The heavily trafficked nature of the local road directly serving the site, - The excessive scale of the development as hereby proposed and the intensification of vehicular movements on site associated with same; It is considered that, if permitted as proposed, the development would endanger public safety by reason of traffic hazard, be at variance with DM Standard 28 of the Galway County Development Plan 2022 – 2028 and therefore would be contrary to the proper pl anning and sustainable development of the area.
3. Having regard to the existing condition, location, level of mitigation works required, design and scale of the proposed development, in conjunction with the absence of a structural report on the existing structure on site, the requirements of Policy Objective RH 7 contained in the Galway County Development Plan, 2022 -2028, and the information included with the planning application, the Planning Authority considers that the proposed development contravenes materially Policy Objective RH7, as the proposal has not demonstrated the suitability/feasibility of the structure to be redeveloped. Accordingly, to grant the development as proposed, would materially contravene a policy objective contained in the current County Development Plan and would be contrary to the proper planning and sustainable development of the area.
4. Having regard to the following: - The layout, plans and particulars illustrating for and incorporating for a proposed wastewater infrastructure, - Wastewater infrastructure being considered an integral component of development, - The lacunae associated with the development description/public notices whereby this integral wastewater infrastructure is not referenced, To permit the proposed development in the absence of adequate wastewater provision would constitute disorderly development with potential to have an adverse impact on public health and be contrary to DM Standard 38 of the Galway County Development Plan 202 2 – 2028 and to the proper planning and sustainable development of the area.

1. The Council's Rural Settlement Strategy permits a maximum of 2 no. rural dwellings on RU zoned lands per existing house. The applicant's parents and sister have each been granted permission for a new rural dwelling on RU zoned lands since the 19th of October 1999 and, as such, the maximum number of rural dwellings associated with the applicant's family has been reached. The applicant has not demonstrated any exceptional circumstances that would allow another rural dwelling associated with the family home to be permitted. The proposed development directly conflicts with the Rural Settlement Strategy of the Fingal Development Plan 2023-2029 and would be contrary to the Ministerial Guidelines and to the over-arching national policy of the National Planning Framework. The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area.
2. The proposed development, by reason of its siting within an open agricultural field which is not appropriately screened by existing trees/hedgerow or clustered with existing development would be out of character with the existing development at this location; would appear as an unduly obtrusive and visually prominent feature at this rural location within a high lying agricultural landscape character type area; and would therefore materially contravene Objective DMSO41 of the Fingal Development Plan 2023-2029. To permit the development as proposed would be seriously injurious to the visual and rural amenities of the area, would set an undesirable precedent for similar inappropriate development in this location and would be contrary to the proper planning and sustainable development of the area.

1. The subject site is located on lands zoned Objective GB which seeks "to protect and enhance the open nature of lands between urban areas". The proposed development, comprising 6no. enclosed padel courts, ancillary buildings, lighting infrastructure, fencing, access arrangements, hardstanding and 20no. car parking spaces, would introduce a substantial urbanising form of development on greenfield lands within the Green Belt. Furthermore, the site is located within a mature wooded landscape containing significant tree cover and hedgerow features, forms part of the Glendoo Mountain–Shanganagh Ecological Corridor and is adjacent to a Locally Important Site for Biodiversity. The proposed development would result in the encroachment and fragmentation of an area which contributes significantly to ecological connectivity, biodiversity, landscape character and green infrastructure within the area. The Planning Authority considers that the proposal would neither protect nor enhance the open nature of the lands, would adversely affect the established character and function of the Green Belt and would be detrimental to biodiversity, ecological connectivity, mature tree cover and green infrastructure. The proposal is therefore contrary to the Objective GB zoning for the lands as it is contrary to Policies GIB18, GIB20, GIB22, GIB23, GIB25 and GIB27 of the Dun Laoghaire-Rathdown County Development Plan 2022–2028 and would therefore be contrary to the proper planning and sustainable development of the area.
2. Due to endangerment of public safety as a result of additional traffic and vulnerable road users associated with the proposed development and the precedent which the proposed development would set on Quinn’s Road, which do not currently have adequate pedestrian / cyclist facilities - i.e. the proposed development would endanger public safety by reason of traffic hazard or obstruction of road users or otherwise, as per Clause 4 of the FOURTH SCHEDULE (Reasons for the Refusal of Permission which Exclude Compensation) of the Planning and Development Act, 2000.
3. The Planning Authority considers that the proposal detracts from the historic landscape character and setting of Clontra House a Protected Structure of National Importance and would result in an inappropriate subdivision and urbanisation of its historic grounds. The proposal would therefore adversely affect the character and setting of a Protected Structure and would be contrary to the heritage policies and objectives of the Dun Laoghaire-Rathdown County Development Plan 2022–2028 and contrary to the proper planning and sustainable development of the area.

1. The proposed development, by reason of its commercial‑type scale, form and materials, does not constitute a domestic outbuilding ancillary to the existing dwelling. The structure, with a stated floor area of 186.7sqm, corrugated sheeting elevations and a large roller door, is not domestic in nature nor subordinate to the main dwelling. The development therefore materially contravenes Policy Objective CPO 16.34 of the Westmeath County Development Plan 2021–2027, which requires domestic garages and outbuildings to be clearly subordinate and domestic in character. The proposal is contrary to the proper planning and sustainable development of the area.
2. The proposed shed, by reason of its excessive scale, height, massing and proximity to the northern site boundary, would constitute an overbearing and visually dominant structure when viewed from the adjoining residential property located approximately 12 m etres from the proposed development. While mature boundary vegetation currently provides a degree of screening, such screening cannot be relied upon as a permanent mitigation measure and may be reduced or removed over time. The Planning Authority considers that the proposed development would result in an unacceptable adverse impact on the residential amenities of the adjoining dwelling through visual intrusion and overbearing impact. The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area and to the provisions of the Westmeath County Development Plan relating to the protection of residential amenity.

The proposed development is located in Rural Policy Zone A – ‘Areas under Urban Influence’ as set out in Table 3.1: Rural Area Types in the Roscommon County Development Plan 2022-2028. It is the policy of the County Development Plan to restrict housing in this area to applicants who are intrinsically part of the rural community or who have an occupation predominantly based in the rural community. The Planning Authority is not satisfied, based on the information submitted, that the applicants have demonstrated compliance with the criteria for rural generated housing in accordance with the Sustainable Rural Housing Guidelines for Planning Authorities (2005) and Table 3.2 of the Roscommon County Development Plan 2022-2028. The proposed development fails to satisfy the requirements of Policy Objective PPH 3.13 of the Roscommon County Development Plan 2022-2028 which requires applicants to demonstrate a social or economic link (as per Table 3.2 of the Plan) to the rural area in which they propose to build. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.

1. Having regard to the provisions of the Monaghan County Development Plan 2025-2031, the Settlement Plan for Ballybay Town 2025-2031, and the land use objective (LUO 2) for the site on lands zoned as ‘Existing Residential’, which seeks to “protect and enhance existing residential amenity, to facilitate residential development on small infill sites within established residential areas, the comprehensive redevelopment of brownfield residential sites for sustainable residential development, and to facilitate and encourage the completion of commenced and not yet completed residential developments”, it is considered that the proposed development would be contrary to Objective LUO 2 of the Monaghan County Development Plan 2025-2031, would set an undesirable precedent for similar development, and would therefore be contrary to the proper planning and sustainable development of the area.
2. The Strategic Flood Risk Assessment (SFRA) maps indicate the site of the proposed development is located within an area which is vulnerable to fluvial flooding (Flood Zone A and Flood Zone B) and there are concerns that the site is at risk of flooding. Policy FRMP 1 of Monaghan County Development Plan 2025-2031, states “applications for development, as required on previously developed lands within Flood Zones A or B, shall be subject to site specific flood risk assessment and shall provide details of structural and non-structural flood risk management measures, such as those relating to floor levels, internal layout, flood- resistant construction, flood-resilient construction, emergency response planning and access and egress during flood events”. In this regard, the applicant has not submitted a site-specific flood risk assessment and therefore has failed to demonstrate that the proposed development (i) Will not be at risk of flooding, (ii) Will not result in flood water (fluvial) displacement off-site or exacerbate flooding in the immediate vicinity or wider area; (iii) will not obstruct or impede important flow paths; and (iv) Will not result in residual risks to the area and/or development that cannot be managed to an acceptable level. Furthermore, the applicant has failed to provide sufficient information in relation to surface water drainage, having particular regard to hydraulic design of storm water runoff and an attenuation storage system. The proposal is therefore deemed to be unacceptable and would be contrary to the Monaghan County Development Plan 2025-2031 and be contrary to the proper planning and sustainable development of the area.
3. The applicant has failed to demonstrate how the proposed development acceptably complies with the provisions of Policy ICDP 1 and Section 15.12.1 ‘Industrial and Commercial Developments within Tier 1-4 Settlements’ of Monaghan County Development Plan 2025- 2031, having particular regard to providing insufficient information to demonstrate the following criteria; • There is no adverse impact on the character or setting of the settlement or on the amenity of adjoining properties as a result of the use • There is no adverse impact on the adjoining uses in terms of emissions such as noise, light, odours. • A detailed quality landscape plan, planting schedule and planting programme is proposed and carried out which includes semi-mature indigenous trees to reduce the visual impact of the proposed buildings. The proposal is therefore deemed to be unacceptable and would be contrary to the Monaghan County Development Plan 2025-2031 and be contrary to the proper planning and sustainable development of the area.
4. The proposed extension is intrinsically linked to an existing structure, the use of which is unauthorised. Accordingly, the proposed development, if granted, would facilitate the consolidation and intensification of an existing unauthorised development. It would therefore be inappropriate for the Planning Authority to consider granting permission for the proposed extension as it would be contrary to the proper planning and sustainable development of the area.

The proposal, by means of the excessive amount of hardstanding in the front garden area and excessive width of the vehicular entrance, would detract from the character and appearance of the host property and the suburban area. The proposal is visually obtrusive in the street scene and is considered to be contrary to section 11.8.5 Parking in Front Gardens of the Limerick Development Plan (2022 -2028) and the proper planning and sustainable development of the area.

1. The proposed development, comprising the use of an existing garage structure as a kennel facility associated with a charitable animal rescue operation, would constitute a use that is separate and distinct, and not incidental or ancillary to the residential use of the dwellinghouse. The proposed use would therefore represent a material change of use of the structure. Furthermore, the development would be contrary to Condition No.3 of Planning Permission Ref. 22/1254 which restricts the use of the garage to purposes ancillary to the enjoyment of the dwellinghouse. The proposed development would therefore contravene the existing planning permission and would be contrary to the proper planning and sustainable development of the area.
2. The proposed kennel use, by reason of the nature of the activity, and in the absence of mitigation measures, would generate noise, odour and general disturbance that would adversely affect the residential amenities of adjoining properties and the wider rural area. The Planning Authority is not satisfied that the site is suitable for the proposed use or that adequate measures have been demonstrated to prevent unacceptable impacts on the amenities of neighbouring residents. The proposal is therefore contrary to Objective HO O3 – Protection of Existing Residential Amenity of the Limerick Development Plan 2022-2028 and would be contrary to the proper planning and sustainable development of the area.
3. The Camogue River is adjacent to the site and is a potential pathway to the Lower River Shannon Special Area of Conservation (site code 002165). As no details are included in relation to effluent management on site and a potential pathway has been identified, the Planning Authority cannot be satisfied that the proposed development individually or in combination with other plans or projects, would not result in adverse effects on the integrity of the Lower River Shannon SAC in view of the sites conservation objectives. The development would, therefore, be contrary to Objective EH O1 Designated Sites and Habitats Directive and the proper planning and sustainable development of the area.

1. The proposed access is located off the R278 Regional Road at a point where there is a continuous white centre line and where traffic operational speeds and volumes are high. The proposed access is located at a point onto the Regional Road where the horizontal and vertical alignment of the road are poor. The achievement of the required 160m sight distances in both directions from the proposed entrance have not been demonstrated to the satisfaction of the Planning Authority on the basis of the submitted application documentation. The achievement of the required 160 metres of sight distance in both directions will require the removal of additional stone wall and hedgerow outside the applicants’ land ownership in addition to works that will significantly alter the appearance of landscape and topography along the full length of the boundary. On the basis of the foregoing, the proposed access to the development is considered to constitute a serious and unacceptable traffic hazard onto a Regional Road which would result in traffic movements endangering the safety of other road users. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.
2. The proposed works to facilitate the access for the proposal will require an excessive extent of boundary removal and alteration which is considered contrary to policies TWH POL 5 and LCA POL 4 which seek to retain boundary treatments which form local character features such as the dry stone walls which define the boundary at this location. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.
3. The scale and mass of the dwelling and garage proposed on site as submitted are not in accordance with the guidelines set out in the Design Guide for the Siting and Design of Single Houses within the Leitrim Countryside and are therefore contrary to the RUR SET POL 6 and RUR SET POL 7 as set out in the Leitrim County Development Plan 2023-2029.

1. Having regard to the restricted nature and prominent location of this site and the established pattern of development in the surrounding neighbourhood, it is considered that the proposed subdivision of the residential plot, the proposed layout and design of the structure would represent a poorly designed and inappropriate form of infill residential development and would be out of character with development in the vicinity and would therefore be contrary to Policy HO P6 of the Kildare County Development Plan 2023-2029, which seeks to promote and support residential consolidation and sustainable intensification and regeneration subject to the provision of good quality. Furthermore, the proposed development would seriously injure the amenities of the area and adjacent properties by way of overlooking and overshadowing, thereby contravening the zoning objective of the site which seeks to protect and improve existing residential amenity, to provide for appropriate infill residential development and to provide for new and improved ancillary services. The development would set an undesirable precedent for other similar developments, which would in themselves and cumulatively be harmful to the residential amenities of the area and would therefore be contrary to the proper planning and sustainable development of the area.
2. The proposed site entrance is located an unacceptable distance from the adjoining road junction. By reason of its proximity to the junction, the proposed development would result in increased turning movements and vehicular conflict in an area where drivers are required to make manoeuvres and decisions associated with the junction and the proposed entrance would endanger public safety by reason of traffic hazard and would therefore be contrary to the proper planning and sustainable development of the area.

1. The Planning Authority is not satisfied on the basis of submissions made in relation to the application, that a rural housing need has been demonstrated in accordance with Objective KCDP 5 -15, Rural Housing Policy of the Kerry County Development Plan 2022-2028, having regard to the location of the application site in an area designated as a Rural Area Under Urban Influence. The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area.
2. The proposed development would contravene Objectives KCDP 11 -77, KCDP 11 -78 of the Kerry County Development Plan 2022-2028 which seek to protect the landscapes of the County by ensuring that any new developments do not detrimentally impact on the character, integrity, distinctiveness or scenic value of their area or materially detract from views designated in the Development Plan. It is considered that the proposed development would seriously interfere with the character of the landscape as a consequence of the scale, prominent siting and design of the proposed dwelling house and having regard to the excessive density of residential development in the vicinity. The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area.

The proposed development, by virtue of its scale, bulk and massing in relation to the existing roof profile, reads as excessive and visually overbearing relative to the size of the existing dwelling and therefore fails to comply 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 proposal would therefore be injurious to the amenities of adjoining properties and could set an undesirable precedent for similar development within the area.

1. Having regard to the Zoning Objective ‘A’ of the site and Section 12.4 of the Dún Laoghaire–Rathdown County Development Plan 2022–2028, the Planning Authority is not satisfied that the proposed access and services rely on the development outside the site boundary and is further dependent on the implementation of future development on adjacent land. The proposed development, by reason of inadequate suitability of proposed vehicular/pedestrian route, lack of fire tender vehicle access and water service to be dependent on the future development, would constitute a premature development and would constitute an unsatisfactory and uncertain pattern of development, contrary to Section 12.4 Transport of the Dún Laoghaire-Rathdown County Development Plan 2022-2028. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.
2. Having regard to the location of the site and Specific Local Objective (SLO) 73 of the Dún Laoghaire-Rathdown County Development Plan 2022-2028, which seeks to limit development along the Brennanstown Road, the proposed development would be contrary to specific local objective SLO 73 of the Dún Laoghaire-Rathdown County Development Plan 2022-2028, which aims to improve safety along Brennanstown Road. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.
3. Having regard to the location of the proposed development, Policy Objective PHP18 Residential Density, Section 4.3.1 and Section 12.3.3.2 Residential Density of Dún Laoghaire– Rathdown County Development Plan 2022–2028 and the density ranges set out in Table 3.1 in the Sustainable Residential Development and Compact Settlement - Guidelines for Planning Authorities (2024), which outlines anticipated residential densities between 40 dph and 80 dph on the subject site. It is considered that the proposed density of 6.7 units per hectare constitutes an unacceptable low density of development within this ‘City - Suburban / Urban Extension’ which would constitute unsustainable use of this accessible and fully serviced site and, as such, would not meet the requirements of Policy Objective PHP18 Residential Density, Section 12.3.3.2 Residential Density of Dún Laoghaire–Rathdown County Development Plan 2022–2028 nor the guidelines set out in Sustainable Residential Development and Compact Settlement - Guidelines for Planning Authorities (2024). To permit the proposed development would therefore set an undesirable precedent for other similar developments and would be contrary to the proper planning and sustainable development of the area.

1. Having regard to the design, scale and character of the existing development for retention, it is considered that the development has an undue negative visual impact on the rural character and amenity of the area. The Planning Authority also considered that there is a lack of justification outlining the need for a farm shed to be used for agricultural purposes, of this scale at this location. The proposed development would therefore be contrary to ABS 01 and ABS 03 of the Cavan County Development Plan 2022-2028 and would be seriously injurious to the amenities of this rural countryside area and would set an undesirable precedent for similar type development that would be contrary to the proper planning and sustainable development of the area.
2. Having regard to the submission received from Transport Infrastructure Ireland (TII), it is considered that the farm shed used for agricultural purposes, causes an undue increase in vehicular traffic along the national road, N-87. The proposed development of a new entrance and the unauthorised entrance that is currently in use at this location therefore contravenes DoECLG Spatial Planning and National Roads Guidelines for Planning Authorities (January, 2012) and Objective AS 03 of the Cavan County Development Plan 2022-2028, which states that the creation of additional access points from new developments or the generation of increased traffic from existing accesses to national roads should be restricted and as such the development is contrary to the proper planning and sustainable development of the area. ___________________ Senior Staff Officer P.p.

1. The proposed dwellinghouse is considered unacceptable in terms of siting, orientation, design, form and proportions and is considered to be contrary to policy objective CPO16.32 of the Westmeath County Development Plan 2021 -2027 and the Westmeath Rural Design Guidelines. The proposed dwelling represents a visually un -integrated design soluti on, not reflective of the quality design encouraged in the Development Plan. The proposal as such falls short of design standards in the County Development Plan and is considered incongruent and out of character with the area and therefore contrary to the proper planning and sustainable development of the area.
2. In the absence of sufficient details submitted to the contrary and in applying the precautionary principle in identifying operational phase pathways for likely significant effects which includes hydrological connection from the site to the River Boyne and River Blackwater Special Area of Conservation (SAC) (Site Code: 002299), it is considered that the proposed development may pose a risk of significant effects on the conservation objectives and integrity of the River Boyne and River Blackwater Special Area of Conservation (SAC) (Site Code: 002299), (Natura 2000 sites). The proposed development would therefore be contrary to the EU Habitats Directive and the proper planning and sustainable development of the area.
3. The application site is located within benefitting lands, h aving regard to the location of the site in an area of high ground water vulnerability together with the risk of flooding, and in the absence of documentary evidence to the contrary, the proposal would represent a potential risk of groundwater pollution. The proposed development is therefore contrary to CPO10.105 and CPO 10.106 of the Westmeath County Development Plan 2021 -2027 and to the proper planning and sustainable development of the area.
4. The application site is located on a narrow private road where visibility at the proposed site entrance is restricted. The applicant has failed to demonstrate that the required sightlines can be achieved in accordance with Policy Objective CPO16.33 of the Westmeath County Development Plan 2021–2027. The proposed development would therefore endanger public safety by reason of traffic hazard and would be contrary to Policy Objective CPO16.33 of the Westmeath County Development Plan 2021–2027 and to the proper planning and sustainable development of the area.

The proposed use of the subject property for short-term letting would result in the loss of suitable accommodation for both long-term rental and/or permanent owner/occupier accommodation at a time of an acute housing shortage. The proposed development would have a negative impact on the residential amenity of the area, would set an undesirable precedent for similar proposals in the surrounding area and would therefore be contrary to the proper planning and sustainable development of the area.

1. Policy REP 1 of the Mayo County Development Plan 2022-2028 outlines Mayo County Council’s commitment to support Ireland’s commitment to facilitate the development of renewable energy resources, where; such development does not have a negative impact on the surrounding environment (including water quality), landscape, biodiversity or local amenities. The site of the proposed development is located within an exposed and open landscape, designated Policy Area 4 in Landscape Sensitivity Matrix, Mayo County Development Plan 2022-2028 Volume 1, with high to medium potential to create adverse impacts on the existing landscape character. In taking account of the exposed and open landscape of the receiving environment and as illustrated in the photomontages submitted with the application, and by reason of the overall height of the turbines, it is apparent that the proposed development will directly impact both significantly and negatively on this sensitive Policy Area 4 and on designated scenic route with a protected view as set out in Mayo County Development Plan 2022-2028 Landscape Appraisal. Therefore, to grant the proposed development would interfere with the character of the landscape, which it is necessary to preserve and would be contrary to the proper planning and sustainable development of the area.
2. It is considered that the proposed development sited at this location would constitute a highly obtrusive development that would detract from the existing cultural heritage of the area, and would undermine the setting of Mayo Abbey Cemetery and Church ruins, a very important early Christian ecclesiastical site, would erode the local landscape and visual quality of the public open views in the vicinity and would adversely impact on the unique rural character of the immediate local area. The proposed wind turbines would therefore constitute excessively dominant features and a visually obtrusive form of development in this rural landscape and would seriously injure the landscape which it is necessary to preserve and injure the visual amenities of the area. The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area.
3. It is considered that the extent of technology required to attempt to address the potential for the proposed development to impact negatively on the residential amenity of 40 residential properties as a result of the potential for excessive shadow flicker, indicates that the proposed site location is unsuitable for a development of this nature and scale, due to the existing level of residential properties in the immediate area. The proposed development would therefore have the potential to seriously impact on the residential amenity of the area and depreciate the value of property in the area and is therefore contrary to the proper planning and sustainable development of the area. Planning and Development Section Áras and Chontae, Castlebar, Co. Mayo www.mayo.ie | 0949064000.

1. It is considered that the proposed retention of the structure for temporary use as a hair dressing salon would materially contravene Section 1.8 of Volume 6 of Kerry County Development Plan 2022-2028 with regard to Home-based Economic Activity, setting a precedent for similar unwelcome economic activity in a rural area and would, therefore, be contrary to the proper planning and sustainable development of the area.
2. It is considered that the proposed retention of the structure for temporary use as a hair dressing salon would be injurious to the residential amenity of the area, setting a precedent for similar unwelcome development in a rural area and would, therefore, be contrary to the proper planning and sustainable development of the area.

Based on the information submitted, the Planning Authority is not satisfied that the retention of the one bed apartment, garden shed and raised rear boundary wall are appropriate in the context of the existing dwelling on site, furthermore it is considered by the Planning Authority that the proposed one bed apartment, by reason of its scale, design and nature fails to comply with DM Standard 5: Dependant Relative Accommodation/ Granny Flats (Urban and Rural). The Planning Authority considers that the developments to be retained are visually obtrusive, represent an overdevelopment of this constrained site, and would adversely affect the residential amenities of adjoining properties and the character of the area. Accordingly, the retention of the development would set an undesirable precedent for similar forms of inappropriate development in the vicinity, would therefore be contrary to DM standard 5 and 6 of the Galway County Development Plan 2022 - 2028 and to th e proper planning and sustainable development of the area.

1. Having regard to the nature of the proposed development and the evidence on site that there is further unauthorised development in the form of an unauthorised shed on concrete blocks located less than 100 from a dwelling, other than the applicant’s house, and constructive works involving the erection of new stone walls and introduction of constructive elements typical for a dwelling house and not for an agricultural structure, within the confines of this site, it is considered that the proposed development would potentially result in the consolidation of unauthorised development. Furthermore, the applicant has not provided any justification in support of the proposed development. Therefore, it is considered by the Planning Authority that the proposed develop ment would, if permitted, perpetuate and intensify existing unauthorised development on site.
2. Having regard to National Policy, and the existing local public road network serving the proposed development where the speed limit of 100 km/h applies, whilst including considerations of the public road capacity, width and alignment and future significant maintenance requirements that would be required, it is considered that the proposed development would endanger public safety by reason of traffic hazard. The traffic hazard is a potential consequence of the additional traffic turning movements of agricultural vehicles and/or vehicles involving a trailer that the development would generate at a point, proximal to a National Road Junction and where the existing site entrance from and on to the road network is not demonstrated in the provided documents of the planning application as satisfactory. Therefore, the Planning Authority considers the proposed development in contravention with DM Standard 28 and Policy Objective NR 1 and NR4 of the Galway County Development Plan 2022 – 2028, which seeks to safeguard n ational, regional and local roads. Thus, the proposed development would be at variance with National Roads Policy in relation to control of development on/affecting national roads and would interfere with the safety and free flow of traffic and 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.
3. The proposed development site is located 14m distance from the recorded monument SMR: GA106- 043--, Mill-corn and constructive works have been already carried out on site previous to the submission of the planning application. The applicant did not provide any evidence of notification related to the ongoing and proposed works to the Departm ent of Arts, Heritage and Gaeltacht. Therefore, the proposed development is contravening DM Standard 61 - Archaeological Conservation and Preservation (Urban & Rural Areas) of the Galway County Development Plan 2022 – 2028, would conflict with the development plan policy which seeks to preserve and protect items of archaeological/architectural importance and/or interest and, if permitted as proposed, would be contrary to the proper planning and sustainable development of the area.
4. The proposed development relates to a site including derelict structures and is located in close proximity to a line of mature trees along the nearby water course, to the remains of an older cornmill which is a recorded national monument surrounded by o vergrown vegetation and to a stone bridge, where the presence of bat habitats cannot be excluded. Having regard to the missing information on bats at this location, it is considered that the applicant has failed to demonstrate compliance with policy objective NHB 9 – Protection of Bats and Bats Habitats of the Galway County Development Plan 2022 – 2028 and, if permitted as proposed, the proposed development would be contrary to the proper planning and sustainable development of the area.
5. The application received indicates that the surface water management is not applicable to the proposed development. As the proposed work will inevitably generate surface water and possibly soiled surface water, due to the stated agricultural character of the proposed sheds, and in conjunction with the open watercourse located at 10m distance to west of the subject site, it is considered that the applicant has failed to demonstrate compliance with p olicy objective WR 1 – Water Resources of the Galway County Development Plan 2022 – 2028 and, if permitted as proposed, the proposed development would be contrary to the proper planning and sustainable development of the area.
6. Based on the information provided, it is considered that the design of the proposed development is not aligned with the design policy objectives for agricultural buildings as required by DM Standard 13 – Agricultural Buildings of the Galway County Development Plan 2022 – 2028 and does not reflect honestly the character of the proposed works, therefore it generates a misleading information on the use of the proposed structures. Furthermore, the erected stone walls to date display a building methodology which is conflictual with policy objective AH 13 – Traditional Building Skills of Galway County Development Plan 2022-2028. This can create an undesirable precedent for similar structures in the area and the proposed development would, if permitted, have a negative impact on the pattern of development in the area and would be contrary to the proper planning and sustainable development of the area.

The development to be retained, having regard to the constrained nature of the site which would be further reduced in area following the implementation of the Swords to City Centre CBC Scheme (BusConnects), would endanger public safety by reason of a traffic hazard and would conflict with the approved Swords to City Centre CBC Scheme. Therefore the proposed development contravenes Objective DMSO118 and Objective CM024 in the Fingal Development Plan 2023-2029 and would be contrary to the proper planning and sustainable development of the area.

The proposed development, by reason of its reliance on a proposed priority junction rather than a roundabout, would result in an inadequate and substandard road access arrangement. Therefore, the proposed development would interfere with the safety and free-flowing nature of traffic on the adjoining road network and would result in an increased potential for traffic conflict and congestion. The proposed access arrangement would therefore be detrimental to road safety and the orderly movement of vehicular traffic, would endanger public safety by reason of a traffic hazard and would be contrary to the proper planning and sustainable development of the area.