2360223

for the construction of: (a) Four number, 4 bedroom dwelling houses incorporating under dwelling domestic garages, (b) new gated vehicular and pedestrian access to the site from Danesfort road, (c) proposed landscaping, car parking and all associated site services. Gross floor space of proposed works: 704.00 sqm

Granted

Core Planning Reasoning

The Inspector recommended to grant permission, concluding that the development represents appropriate compact growth on a serviced infill site within the urban settlement of Loughrea, which would not adversely impact the character of the area, residential amenities, or traffic safety.

Decision Maker's Conclusion

  • The proposed development of four dwellings on a serviced infill site is consistent with the Galway County Development Plan 2022-2028 and national policy objectives regarding compact urban growth and the efficient use of land.
  • Despite the increased building height (three storeys over basement), the Inspector found that the site's sloping topography and a 22-metre separation distance would prevent significant overlooking or overshadowing of existing dwellings in the Ard Breeda development.
  • The new vehicular entrance and the associated setting back of the front boundary wall will eliminate an existing pinch point on Danesfort Road, ensuring the development complies with DMURS standards and does not endanger public safety.

Cited Policies (CDP)

Section 2 (Core and Settlement Strategies)Section 2.4.8 (Growth strategy for self-sustaining towns)Section 2.3 (Compact growth)Section 3 (Placemaking, Regeneration and Urban Living)CGR 1 (Compact Growth)Section 3.7.1 (Developing infill sites)Policy Objective UL1 (Encourage infill/corner/backland sites)Chapter 7 (Infrastructure, utilities, and Environmental Protection)Chapter 12 (Architectural, Archaeological and Cultural Heritage)Policy Objective NHB1 (Natural Heritage and Biodiversity)Policy Objective NHB 3 (Protection of European Sites)Policy Objective NHB 5 (Ecological Connectivity)Section 15 (Development Management Standards)DM Standard 2 (Multiple Housing Schemes)DM Standard 28 (Sight Distances)DM Standard 31 (Parking Standards)DM Standard 56 (Car Parking Requirements)

Decision Document Summary

The proposal involves the construction of four 4-bedroom, three-storey dwellings over basement garages on a 0.12-hectare infill site at Caherwalter, Loughrea. The site is located on Danesfort Road within a 50 km/h speed zone, surrounded by established residential estates. Third-party appellants from the adjacent Ard Breeda development raised concerns regarding overlooking from upper-floor bedrooms, the 'four-storey' height of the buildings, traffic hazards on a dangerous bend, and potential stru...
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