Core Refusal Reason
The application was refused due to the failure to demonstrate a genuine rural housing need, the negative visual impact on a Class 3 Special Landscape Sensitivity area, and the absence of a Natura Impact Statement to assess potential impacts on adjacent European protected sites.
Decision Maker's Conclusion
- The proposed development would result in a built form that fails to integrate effectively into a Class 3 Special Landscape Sensitivity area, detracting from the visual amenity of the exposed coastal location and contravening landscape protection policies.
- The applicants failed to provide sufficient documentary evidence to substantiate a genuine rural-generated housing need or long-standing intrinsic local links to the area as required by the Rural Housing Zone 4 criteria.
- In the absence of a Natura Impact Statement (NIS), the Planning Authority cannot be satisfied that the proposal would not adversely affect the integrity of the adjacent Connemara Bog Complex SAC and the nearby Twelve Bens/Garraun Complex SAC.
Cited Policies (CDP)
Policy Objective RH 4Policy Objective RH 9Policy Objective LCM 2Policy Objective LCM 3DM Standard 7DM Standard 8DM Standard 11DM Standard 46DM Standard 50Policy Objective NHB 1Policy Objective NHB 2
Decision Document Summary
The proposal involved the construction of a new dwelling house, domestic garage, and wastewater treatment system at Dooneen, Ardbear, Clifden, on a site characterized by Special Landscape Sensitivity (Class 3) and proximity to protected European sites. Galway County Council refused permission because the applicants did not demonstrate a site-specific rural housing need, the elevated nature of the development was deemed visually intrusive to the sensitive coastal landscape, and the lack of a Natu...SOURCE PDFOpen Original
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