Core Refusal Reason
The proposal failed to demonstrate a substantiated rural housing need, posed significant environmental risks to a nearby Special Area of Conservation (SAC) and public health via wastewater management, and was deemed visually inappropriate for its scenic location.
Decision Maker's Conclusion
- The applicant failed to demonstrate a substantiated rural housing need or specific rural links to the area as required by the Rural Housing Strategy for areas under strong urban pressure.
- The Planning Authority could not be satisfied that the development would not adversely affect the integrity of the Connemara Bog Complex SAC or that domestic effluent could be safely disposed of on-site in accordance with EPA standards.
- The proposed conversion was considered visually intrusive along a protected scenic route in a Class 3 landscape and failed to demonstrate safe vehicular access via required sight distance triangles.
Cited Policies (CDP)
Section 4.6Section 4.6.1Policy Objective RH 2Policy Objective RC 2Policy Objective RH 9Policy Objective NHB 2Policy Objective NHB 3Policy Objective WW 6Policy Objective LCM 2Policy Objective LCM 3Policy Objective PVSR 1Policy Objective NNR2DM Standard 7DM Standard 8DM Standard 28DM Standard 38DM Standard 46DM Standard 50
Decision Document Summary
The application proposed the change of use of a vacant former motor repair premises into a residential dwelling at Na Doiriú Theas, Baile na hAbhann, located within a Class 3 Special Landscape Sensitivity area and a Rural Area under Strong Urban Pressure. Galway County Council refused permission because the applicant did not prove a functional rural housing need and the development posed a risk to the Connemara Bog Complex SAC and public health due to inadequate wastewater treatment details. Fur...SOURCE PDFOpen Original
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