2660088

Permission for development which consists of: 1. demolition and reconstruction of single storey granny flat incorporating an increase in floor area of 7.90 sq.m. 2. side and rear extension and alterations to dwellinghouse. 3 rear garden store. 4. removal of front garden wall to provide off street parking.

Refused

Core Refusal Reason

The proposal was refused because the reconstructed granny flat lacked an internal connection to the main dwelling, rendering it a separate unit, and the removal of the front garden wall for parking contravened development standards regarding vehicular entrance width and residential character.

Decision Maker's Conclusion

  • The proposed granny flat fails to provide an internal connection to the main dwelling, meaning it is not an integral part of the house capable of re-assimilation, which contravenes Section 11.3.1 (k) of the City Development Plan and previous planning conditions.
  • The removal of the entire front garden wall to facilitate off-street parking exceeds the maximum permissible width for vehicular entrances and fails to retain landscaped space, violating Section 11.3.1 (g) and negatively impacting the character of the area.
  • The development would injure existing residential amenities and establish an undesirable precedent for similar non-compliant development in an established suburban neighborhood primarily consisting of owner-occupied family dwellings.

Cited Policies (CDP)

Policy 3.6Policy 3.5Section 11.3.1 (k)Section 11.3.1 (l)Section 11.3.1 (c)Section 11.3.1 (g)

Decision Document Summary

The applicant sought permission for the demolition and reconstruction of a granny flat, a side and rear extension, a garden store, and the removal of a front garden wall at 22 Seaman Drive, Riverside, an established suburban residential area. Galway City Council refused the application primarily because the granny flat lacked the required internal link to the main house, making it a de facto separate dwelling unit contrary to the City Development Plan. Additionally, the proposed parking arrangem...
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