Core Refusal Reason
The applicant failed to demonstrate a genuine rural housing need within the Tuam urban fringe, and the development would necessitate the removal of significant mature vegetation, negatively impacting local ecology and visual amenity.
Decision Maker's Conclusion
- The applicant failed to demonstrate a functional housing need for a dwelling within the designated 'Urban Fringe' of Tuam as required by Objective RHO 1, as the original family home is located outside this defined zone.
- The proposed development lacks a necessary ecological assessment and would require the significant removal of mature trees and hedgerows, which would negatively impact the biodiversity of the adjacent Belclare Turlough pNHA and contravene Objective NHB2.
- The required removal of extensive roadside vegetation to achieve necessary sightlines on a sub-optimum road alignment would result in a significant loss of visual amenity and landscape character, contrary to DM Standards 20 and 41.
Cited Policies (CDP)
Objective RHO 1Objective RHO 1(b)Objective NHB2DM Standard 40DM Standard 41DM Standard 20RHO 9 Design GuidelinesChapter 3 - Urban & Rural HousingSection 3.9 Rural Housing Policies and ObjectivesChapter 6 Water, Wastewater Management & Extractive IndustrySection 6.17 Water Policies and ObjectivesChapter 9 - Heritage, Landscape & Environmental ManagementSection 9.10.1 Landscape Conservation and ManagementSection 9.11 Landscape Conservation and Management PoliciesChapter 13 - Development Management StandardsSection 13.3 Guidelines for Residential Development (Urban and Rural)Section 13.4 Rural Residential Considerations
Decision Document Summary
Oisin Murphy sought permission for a 249.3 sqm serviced dwelling and 45 sqm garage at Pollaturk or Newgarden, Co. Galway, located within the 2-mile urban fringe of Tuam. The Planning Authority refused the application on three main grounds: failure to meet the local rural housing need criteria (Objective RHO 1), potential adverse impacts on the nearby Belclare Turlough pNHA due to the lack of an ecological assessment and the removal of mature vegetation, and traffic safety concerns regarding rest...SOURCE PDFOpen Original
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