2361430

for the remodelling, extension and refurbishment of an existing dwelling. The proposed development will consist of demolition of part of original dwelling and existing extension, construction of a new two-storey extension to rear of existing dwelling, relocated vehicular site access, new landscaping, and all associated site services. A Natura Impact Statement (NIS) will be submitted to the planning authority with this application. Gross floor space of proposed works: 155.80 sqm. Gross floor space of any demolition: 94.66 sqm

Refused

Core Refusal Reason

The development was refused due to coastal flood risk vulnerability, potential adverse hydrological impacts on adjacent Natura 2000 protected sites, and inappropriate design scale resulting in overdevelopment.

Decision Maker's Conclusion

  • The Planning Authority is not satisfied that the proposal would not adversely affect the integrity of the Galway Bay Complex SAC and Inner Galway Bay SPA, given the site's proximity and potential hydrological connection within a coastal flood risk area.
  • The proposed development is located within an identified coastal flood risk zone, and the submitted Flood Risk Assessment failed to provide sufficient detail to confirm the site is not at risk of future flooding, contravening Ministerial Guidelines and County Development Plan objectives.
  • The design, scale, and massing of the two-storey extension would overbear the existing dwelling and constitute overdevelopment of a constrained site, detracting from the visual amenity of the area and establishing an undesirable precedent.

Cited Policies (CDP)

Policy Objective NBH 1Policy Objective NHB 2Policy Objective NHB 3Policy Objective WR 1Policy Objective LCM 1Policy Objective WW 10DM Standard 4DM Standard 11DM Standard 46DM Standard 47DM Standard 50DM Standard 68Policy Objective FL 1Policy Objective FL 2Policy Objective FL 18

Decision Document Summary

The applicants sought permission for the demolition of part of an existing dwelling and the construction of a two-storey rear extension at Coast Road, Oranmore, Co. Galway. Although the site is located within an established residential area where the principle of development is generally acceptable, the proposal was refused on environmental and design grounds. The Planning Authority determined that the site is vulnerable to coastal flooding and that the development could potentially impact nearb...
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