2260156
beidh an forbairt comhdhéanta de (1) Foirgneamh 2 stór le húsáid mheasctha atá ann cheana a scartáil, (2) Foirgneamh nua cónaithe agus oifige 2/3 stór ar airde a thógáil, ina mbeidh 7 árasán dhá urlár, le 2 sheomra an ceann, ag leibhéal bunurlár agus an chéad urláir, 2 árasán 3 sheomra an ceann ar leibhéal an dara hurlár agus 1 aonad oifige ar an bunurlár. (3) Stóras bruscair / seid rothar a sholáthar, (4) Mionathruithe ar leagan amach an chórais cóireála eisiltigh a ceadaíodh roimhe seo faoi Pl. Tag. 21/52, (5) Coinníoll Uimhir 11 ar Pl. Tag. Uimhir 21/52 a athrú, (6) Bealach isteach feithicle atá ann cheana féin agus úsáid an bhóthair rochtana feithiclí agus bealach isteach ar bhóthar an chósta R336 ceadaithe faoi Pl. Tag. Uimhir 21/52, 20/336 & 17/1118 a dhúnadh (7) Athbhreithnithe ar leagan amach an tsuímh lena n-áirítear líne foirgnimh/sráid-dreach nua le páirceáil agus spás oscailte pobail ar a chúl, mar aon leis na seirbhísí suímh go léir a bhaineann leis, oibreacha suímh agus tírdhreachtú.
Core Refusal Reason
The development was refused primarily due to the lack of public wastewater infrastructure, the failure of the proposed private treatment system to meet necessary separation standards, the excessive scale and massing in a sensitive coastal landscape, and the absence of a required Linguistic Impact Statement for a Gaeltacht area.
Decision Maker's Conclusion
- The use of a communal on-site wastewater system for a multi-unit development in an un-serviced village is unsustainable and fails to meet EPA separation distance requirements, posing a risk to public health.
- The three-storey scale and massing of the building is excessive for the seaward side of the R336, creating a visually obtrusive impact on the 'special sensitivity' coastal landscape and the Galway Bay Scenic Route.
- The absence of a Linguistic Impact Statement is a material omission that prevents assessment of the development's impact on the cultural and linguistic heritage of the designated Gaeltacht area.