Core Refusal Reason
The retention of a detached habitable structure in the rear garden contravenes Development Plan policies as it is not an integral part of the main dwelling, is poorly located, and exceeds floor area thresholds.
Decision Maker's Conclusion
- The structure is a detached building located in the rear garden and is not an integral part of the main dwelling capable of re-assimilation, which is a mandatory requirement for self-contained units under the Development Plan.
- The floor area of the unit accounts for 26% of the existing dwelling house, exceeding the 25% maximum threshold set out in the Galway City Council Development Plan 2023 – 2029.
- Permitting an independent habitable structure in a rear garden would establish an undesirable precedent for similar developments and would seriously injure the residential amenities of the property and the surrounding area.
Cited Policies (CDP)
Section 11.3.1 (k)
Decision Document Summary
The applicant sought retention permission for a 23 sq.m detached single-storey structure in the rear garden of an existing cottage at Rosedale, Clybaun Road, intended for use as an additional bedroom for a five-year period. Galway City Council refused the application on the grounds that it contravenes Section 11.3.1 (k) of the City Development Plan. The planning authority determined that the structure fails to meet the criteria for self-contained units because it is not physically integrated int...SOURCE PDFOpen Original
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