Core Refusal Reason
The application was refused due to unsuitable site drainage conditions for wastewater treatment and the excessive scale of the proposed dwelling, which was deemed visually obtrusive in a sensitive Class 3 Coastal Landscape.
Decision Maker's Conclusion
- The site exhibits poor drainage characteristics, including a high water table and surface ponding, which prevents the safe disposal of domestic effluent and poses a significant risk to public health and groundwater quality.
- The proposed dwelling's height of 8.67m and length of 25.9m are considered excessive, resulting in an obtrusive feature that fails to assimilate into the sensitive Class 3 Coastal Landscape.
- The development would detract from the visual and general amenity of the rural environment and contravene specific County Development Plan objectives (RHO 9, LCM 1, and LCM 2) regarding landscape preservation and design standards.
Cited Policies (CDP)
Objective RH01Objective RHO 9Objective LCM 1Objective LCM 2DM Standard 6Section 9.10.1Section 9.11Section 13.3Section 13.4Policy NHB 1Objective DS 6Objective NHB 1Objective NHB 2Objective NHB 3Objective AFF 5DM Standard 40
Decision Document Summary
The applicant sought permission to convert a derelict stone structure into a garage and construct a new 227 sqm, partly two-storey dwelling with a private wastewater treatment system at Rossaveal, Co. Galway. The site is located within a sensitive Class 3 Coastal Landscape and a 'Gaelteacht' area under strong urban pressure (GTPS). Although the applicant successfully demonstrated a local rural housing need, the Planning Authority refused the proposal because the site's high water table makes it ...SOURCE PDFOpen Original
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