2660327

for (a) new cottage (b) new site entrance & vehicular entrance (c) effluent treatment system and polishing filter as well as all ancillary site works and services. This planning application is accompanied by a NIS, as required by Article 239 of the planning and Development Regulations, 2001 (as amended)

Refused

Core Refusal Reason

The application was refused due to the applicant's failure to demonstrate a rural-generated housing need, combined with significant technical deficiencies regarding wastewater treatment, legal access, traffic safety, and visual impact assessment in a sensitive landscape.

Decision Maker's Conclusion

  • The applicant failed to satisfactorily demonstrate a rural-generated housing need as required by Policy Objectives RH2 and RH4 of the Galway County Development Plan 2022-2028.
  • The Planning Authority is not satisfied that the site is capable of disposing of domestic effluent in an environmentally sustainable manner due to high water tables observed during site inspection, posing a risk to public health and the adjacent SAC.
  • The proposal lacks critical technical documentation, including evidence of legal right of way for access, demonstration of adequate sightlines for traffic safety, and site cross-sections necessary to evaluate visual impact in a Class 4 landscape.

Cited Policies (CDP)

Policy Objective RH 2Policy Objective RH 4Policy Objective RH 14Policy Objective NBH 1Policy Objective NHB 3Policy Objective WR 1Policy Objective LCM 1Policy Objective LCM 3Policy Objective WW 6Policy Objective WW 11DM Standard 7DM Standard 11DM Standard 28DM Standard 29DM Standard 30DM Standard 36DM Standard 37DM Standard 38DM Standard 46DM Standard 47DM Standard 50DM Standard 63

Decision Document Summary

Sean Conneely applied for planning permission to construct a new cottage and install an effluent treatment system at Gowlan West, Clifden, Co. Galway. The site is located in a sensitive Class 4 landscape and is immediately adjacent to The Twelve Bens / Garraun Complex SAC. Galway County Council refused the application on five distinct grounds. Primarily, the applicant did not meet the rural housing need criteria. Furthermore, the council identified severe technical issues, including unsuitable g...
SOURCE PDFOpen Original
Note: If code appears below, the council site is blocking the preview. Please open the original file.