Waterford: why applications are refused, and the conditions permissions carry
Counted from Waterford’s own decision notices: 733 of its 742 decisions made from 25 October 2025 to 25 October 2026 (99%). Findings, not verdicts — each figure is a share of the notices read.
- 733
- of 742 decisions, last 12 months
- 60
- of 63 refused or part refused
- 672
- of 679 granted or part granted
- 5
- the median permission read
Why applications are refused
Grounds cited in refusals
A notice counts once for each theme it cites, however often it cites it — the share of refusals refused at least partly on that ground. A notice can cite several, so the shares do not add up to 100%. The 12 most common of 18 are drawn; the table has them all.
Show the numbers
| Theme | Notices | Share |
|---|---|---|
| Contrary to development plan policy | 44 | 73% |
| Undesirable precedent | 24 | 40% |
| Design, scale and visual impact | 22 | 37% |
| Neighbours' amenity (overlooking, overshadowing, overbearing) | 19 | 32% |
| Traffic safety, access and sightlines | 17 | 28% |
| Landscape, scenic views and routes | 10 | 17% |
| Zoning and land use | 10 | 17% |
| On-site wastewater and public health | 9 | 15% |
| Rural housing policy and local need | 9 | 15% |
| Insufficient information | 8 | 13% |
| Protected structures, ACAs and archaeology | 8 | 13% |
| Density, layout and residential standards | 7 | 12% |
| Ecology, Natura 2000 and appropriate assessment | 4 | 7% |
| Premature pending infrastructure or a plan | 4 | 7% |
| Water supply and public sewer capacity | 4 | 7% |
| Environmental effects (noise, emissions, EIA) | 3 | 5% |
| Flood risk | 3 | 5% |
| Other | 3 | 5% |
The conditions permissions carry
Kinds of condition attached
A notice counts once for each theme it cites, however often it cites it — the share of permissions given at least one condition of that kind. A notice can cite several, so the shares do not add up to 100%. The 12 most common of 20 are drawn; the table has them all.
Show the numbers
| Theme | Notices | Share |
|---|---|---|
| Built as per the plans and particulars | 663 | 99% |
| Surface water and drainage (SuDS) | 516 | 77% |
| Entrance, sightlines, roads and parking | 444 | 66% |
| Protecting neighbours (screening, glazing, noise, light) | 384 | 57% |
| Materials, finishes and design changes | 344 | 51% |
| Construction hours and management | 320 | 48% |
| Waste management | 296 | 44% |
| Restrictions on use or further development | 279 | 42% |
| Development contributions and security bonds | 249 | 37% |
| On-site wastewater treatment system | 224 | 33% |
| Landscaping, hedgerows, trees and boundaries | 202 | 30% |
| Uisce Éireann water and sewer connections | 199 | 30% |
| Occupancy and local-need conditions | 136 | 20% |
| Other | 87 | 13% |
| Duration or temporary permission | 62 | 9% |
| Archaeology and built heritage | 51 | 8% |
| Ecology (bats, nesting birds, AA mitigation) | 38 | 6% |
| Estate completion, lighting, naming and taking in charge | 34 | 5% |
| Part V social housing | 31 | 5% |
| Energy, EV charging and climate | 26 | 4% |
By type of development
| Type | Notices read | Refusals: most cited | Permissions: most common conditions |
|---|---|---|---|
| Agricultural | 55100% of decisions | 2 read — too few |
|
| Alterations | 63100% of decisions | 2 read — too few |
|
| Change of use | 3897% of decisions | 5 read — too few |
|
| Commercial | 4898% of decisions | 7 read — too few |
|
| Extension | 15999% of decisions | 4 read — too few |
|
| Infrastructure | 31100% of decisions | — |
|
| New dwelling | 14699% of decisions | 20 read — too few |
|
| Retention | 11799% of decisions | 6 read — too few |
|
Shares are of the refusals or permissions whose notice was read. The conditions column leaves out “built as per the plans and particulars”, which nearly every permission carries. A group with fewer than 30 notices read shows its count and no breakdown.
By town
Towns with at least 30 refusals or permissions read, listed alphabetically.
| Town | Notices read | Refusals: most cited | Permissions: most common conditions |
|---|---|---|---|
| Dungarvan | 4698% of decisions | 5 read — too few |
|
| Tramore | 63100% of decisions | 4 read — too few |
|
| Waterford city and suburbs | 15498% of decisions | 17 read — too few |
|
Shares are of the refusals or permissions whose notice was read. The conditions column leaves out “built as per the plans and particulars”, which nearly every permission carries. A group with fewer than 30 notices read shows its count and no breakdown.
About the figures
PPI’s reader reads each decision notice, finds every refusal reason and condition in it word for word, and tags each with what it is about from a fixed list. A figure counts notices: a refusal citing flood risk in two of its reasons counts once for flood risk. Reasons and conditions the reader could not find word for word are not counted.
What a council refuses for, and the conditions it attaches, depend on what it was asked to decide as much as on the council. A group with fewer than 30 notices read shows its count and no breakdown. Every council read →
Source Waterford's decision notices, read and counted by PPI; no notice text is reproduced hereAlways confirm a decision against the council’s own register.