Core Refusal Reason
The proposal failed to demonstrate a substantiated rural housing need in an 'Area Under Strong Urban Influence' and posed a traffic hazard due to inadequate sightlines and the unacceptable removal of natural boundaries to achieve visibility.
Decision Maker's Conclusion
- The applicant did not comply with Policy Objective RH2 as they had previously benefited from planning permission for a rural dwelling in the area and failed to demonstrate exceptional circumstances or a current economic/social need to reside at this specific location.
- The proposed site entrance provides insufficient entry visibility sightlines (70m instead of the required 90m) and achieving the necessary visibility would require the significant removal of mature hedgerows and stone walls, which is contrary to conservation policy TWHS1.
- Granting permission would set an undesirable precedent for similar developments in a rural area under strong urban pressure and would be contrary to the proper planning and sustainable development of the area.
Cited Policies (CDP)
Policy Objective RH2DM Standard 7DM Standard 28Policy Objective TWHS1National Policy Objective 19
Decision Document Summary
This report concerns a first-party appeal for a proposed 179.35 sqm dormer dwelling and wastewater treatment system on an 'L'-shaped 0.255-hectare site in Craughwell, Co. Galway. The site is situated in a rural area designated as being under 'Strong Urban Influence.' The Inspector highlights that the applicant previously constructed and sold a dwelling under prior permissions (02/2541 and 06/2129), thus failing the 'first home' criteria of the County Development Plan. Furthermore, the access is ...SOURCE PDFOpen Original
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