2660164

to demolish 1 no. existing dwelling and associated outbuildings, construct 4 no. two-storey, 3-bedroom semi-detached dwelling houses, and carryout all associated car parking, landscaping, connections to the existing road network, foul and stormwater sewers, and all other associated civil works, site works, and services to facilitate the development. This application is accompanied by an Appropriate Assessment and Natura Impact Assessment

Refused

Core Refusal Reason

The proposed multi-unit residential development is located within a 'Constrained Land Use' area (Flood Zone A/B) where such development is restricted, and the application failed to provide a robust Justification Test or demonstrate that it would not adversely affect the River Suck Callows SPA.

Decision Maker's Conclusion

  • The site is substantially located within a 'Constrained Land Use' zone (Flood Zone A/B) where residential development is restricted to minor extensions, and the application failed to provide a robust Justification Test or site-specific Hydrological Assessment.
  • The proposal lacks sufficient evidence to rule out significant adverse impacts on the integrity of the River Suck Callows SPA and failed to provide an ecological and wildlife assessment regarding the demolition of existing buildings.
  • The development is deficient in terms of road safety and design, specifically regarding DMURS compliance, the absence of a Road Safety Audit, and the lack of contiguous elevations to assess the visual impact on the wider streetscape.

Cited Policies (CDP)

Policy Objective TKT 42Policy Objective TKT 46Policy Objective FL 2Policy Objective FL 3Policy Objective FL 8Policy Objective NHB 1Policy Objective NHB 2Policy Objective NHB 4Policy Objective WR 1DM Standard 50Policy Objective NR 3Policy Objective NNR 2Policy Objective NNR 3Policy Objective PM 1Policy Objective PM 8Policy Objective PM 10

Decision Document Summary

The applicant, Mícheál Coyne, proposed the demolition of an existing dwelling at Church Street, Ballinasloe, to construct four two-storey semi-detached houses. While the site is zoned for residential use, it is also designated as 'Constrained Land Use' due to being located within Flood Zones A and B. Galway County Council refused permission because the proposal constitutes highly vulnerable development in a flood-risk area without a required Justification Test. Furthermore, the council cited pot...
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