2661153

for 1.) retention of existing dwelling house. 2.) Demolish existing domestic shed. 3.) Construct an extensions to existing dwelling house. 4.) Construct a domestic garage & 5.) construct a packaged wastewater treatment system and soil polishing filter, together with all ancillary site works and services

Refused

Core Refusal Reason

The applicant failed to demonstrate a substantiated rural housing need in an area under strong urban pressure, alongside critical technical deficiencies regarding flood risk, water supply, and traffic safety.

Decision Maker's Conclusion

  • The applicants failed to demonstrate compliance with Policy Objective RH2, as they did not satisfactorily substantiate a rural-generated housing need for a first home in an area under strong urban pressure (GCTPS).
  • The development is located within a fluvial flood risk area, and the absence of a site-specific Flood Risk Assessment means the Planning Authority cannot be satisfied that the site is not at risk of future flooding.
  • The application lacked essential technical details regarding the proposed water supply and failed to demonstrate that safe, required sightlines could be achieved and maintained at the site entrance.

Cited Policies (CDP)

Policy Objective RH 2DM Standard 7Policy Objective FL 8DM Standard 37DM Standard 28Section 4.6.1Section 4.6Section 4.6.3Section 6.17Section 8.13Section 10.6Section 10.15Section 14.4Section 14.6Section 15.2.4Section 15.3.1Section 15.3.2Section 15.6Section 15.7.2Section 15.13.2Policy Objective NHB 1Policy Objective NHB 2Policy Objective NHB 3Policy Objective NHB 4Policy Objective NHB 5DM Standard 50

Decision Document Summary

Jamie and Julieann Kelly applied for permission to retain an existing dwelling, demolish a shed, and construct a 153sqm extension, domestic garage, and wastewater treatment system at Derryhoyle Beg, Loughrea, Co. Galway. The site is situated in a rural area designated as being under 'Strong Urban Pressure'. Galway County Council refused the application on four grounds: failure to prove a rural housing need under Policy RH2, lack of a mandatory Flood Risk Assessment for a site susceptible to fluv...
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