2660263

for demolition of existing derelict house and outbuilding; construction of a 2-storey dwelling house (348 sqm) with covered under croft parking; works at the site entrance and access driveway along with new site boundaries treatment; landscaping works; new on-site wastewater treatment system; all other associated development site works and services

Refused

Core Refusal Reason

The application was refused due to site unsuitability for wastewater treatment, failure to demonstrate adequate surface water management, and the proposed design's failure to integrate into a sensitive High Landscape category area.

Decision Maker's Conclusion

  • The Planning Authority is not satisfied that the site can safely accommodate a domestic wastewater treatment system due to extreme elevated water levels observed in the trial hole, posing a risk to public health and water quality.
  • The proposed two-storey dwelling fails to appropriately assimilate into the sensitive Class 2 High Landscape area, lacking a Visual Impact Assessment and contravening rural design guidelines.
  • The applicant failed to demonstrate satisfactory management of surface water drainage on technical drawings, specifically regarding the location and design of proposed soakpits.

Cited Policies (CDP)

Policy Objective RH 9Policy Objective LCM 1Policy Objective LCM 3Policy Objective WW 6Policy Objective WW 11Policy Objective FL 2Policy Objective NBH 1Policy Objective WR 1Policy Objective RH 7Policy Objective NHB 1Policy Objective NHB 2Policy Objective NHB 3Policy Objective NHB 4DM Standard 6DM Standard 7DM Standard 8DM Standard 9DM Standard 11DM Standard 28DM Standard 29DM Standard 36DM Standard 38DM Standard 47DM Standard 46DM Standard 68DM Standard 67DM Standard 50

Decision Document Summary

This application sought full planning permission for the demolition of a derelict house and outbuildings and the construction of a new 348 sqm two-storey dwelling at An Aill, Barna, Co. Galway. The site is located within a Class 2 High Landscape sensitivity area. Galway County Council refused the proposal on three main grounds: the unsuitability of the site for wastewater treatment due to high water table levels, the failure of the design to integrate into the sensitive landscape context, and in...
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