212218
for the construction of 38 no. residential units on existing infill residential site in the existing Cuil Na Canalacht housing development, the development will consist of 2 no. 3 bed detached houses, 16 no. 3 bed semi-detached houses, 20 no. 3 bed townhouses, landscaping works, associated car parking, all associated site development works and services. Access to the proposed development will be via existing access road serving Cuil Na Canalacht previously approved under pl. ref. no. 12/9011 & 06/091 (Ballinasloe Town Council). Gross floor space of proposed works: 3706.6 sqm.
Core Refusal Reason
The development was refused primarily due to its premature nature on Phase 2 residential lands, a lack of safe pedestrian connectivity to the town centre, and the failure to demonstrate that the proposal would not adversely impact the Natura 2000 network or exacerbate flood risks.
Decision Maker's Conclusion
- The proposal is considered premature as the subject site is zoned Phase 2 Residential, and the applicant failed to provide a substantiated case for development ahead of Phase 1 lands as required by the sequential approach.
- The development lacks essential infrastructural connectivity, specifically safe pedestrian links to the settlement core, and fails to provide a statement of design acceptance for water and wastewater services.
- In the absence of a Natura Impact Statement (NIS) and a site-specific hydrological assessment, the planning authority is not satisfied that the proposal would not adversely affect the River Suck Callows SPA or increase flood risk to adjoining properties.