2660566

for the construction of a detached standalone living pod, including all associated site works and services and connection to the existing on-site foul wastewater treatment system. The development is located within the curtilage of Kylemore Abbey, which is a protected structure - RPS No. 549, as listed in the Record of Protected Structures of the Galway County Council , County Development Plan 2022-2028

Refused

Core Refusal Reason

The proposal was refused due to its location within a Special Area of Conservation (SAC) without adequate environmental assessment, its negative visual impact on an 'Iconic' landscape and a Protected Structure, and the failure to demonstrate a substantiated rural housing need or adequate site services.

Decision Maker's Conclusion

  • The development is located wholly within the Twelve Bens/Garraun Complex SAC, and in the absence of an Appropriate Assessment Screening Report, the Planning Authority cannot be satisfied that the proposal will not adversely affect the integrity of the European site.
  • The proposed modular design is considered haphazard and disorderly for an 'Iconic' landscape and the curtilage of Kylemore Abbey (a Protected Structure), failing to integrate effectively and detracting from the area's visual amenity.
  • The applicant failed to provide a substantiated rural housing need as required by Policy Objective RH 4 and did not demonstrate that the site could be adequately serviced regarding wastewater, surface water, and potable water supply.

Cited Policies (CDP)

Policy Objective RH 9Policy Objective RH 4Policy Objective LCM 1Policy Objective LCM 2Policy Objective LCM 3Policy Objective WR 1Policy Objective WS 7Policy Objective WW 8Policy Objective WW 11Policy Objective WM 2Policy Objective AH 1Policy Objective AH 2Policy Objective AH 3Policy Objective AH 6Policy Objective FL 2Policy Objective FL1Policy Objective NHB 1Policy Objective NHB 2Policy Objective NHB 3Policy Objective NHB 4Policy Objective NHB 5Policy Objective TWHS 1DM Standard 10DM Standard 38DM Standard 46DM Standard 50DM Standard 58DM Standard 8DM Standard 67Policy Objective WS 5

Decision Document Summary

The Kylemore Trust sought permission for a 28 sqm detached standalone living pod for occasional use by resident nuns within the wooded grounds of the Kylemore Abbey estate, a Protected Structure located in an 'Iconic' landscape and the Twelve Bens/Garraun Complex SAC. The application was refused by Galway County Council on multiple grounds, primarily the lack of environmental assessment for the SAC, the inappropriate modular design within a sensitive heritage setting, the failure to prove a rura...
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