2560299

Permission for development which consists of: Havenearth Lardner Limited Partnership is applying for planning permission for the construction of a four-storey apartment building consisting of 4No. apartments and associated balconies. The proposed development will include 2 No. two bedroom apartments (including 1No. duplex unit) and 2 No. one bedroom apartments, a PV array at roof level, ground floor storage areas (including bike storage), carport, parking, bin stores, car turntable, the provision of a new pedestrian and vehicular site entrance, boundary treatments, landscaping and all associated site works and services at Quincentennial Drive, Salthill, Galway City. A Natura Impact Statement (NIS) will be submitted to the planning authority with this application

Refused

Core Refusal Reason

The proposed development fails to demonstrate adequate separation distances to site boundaries and adjacent residential blocks, resulting in unacceptable overlooking and a negative impact on the residential amenity of neighboring properties.

Decision Maker's Conclusion

  • The separation distance to the northern boundary is insufficient and fails to provide an appropriate layout and context for an infill development of this scale.
  • The applicant has not demonstrated compliance with statutory separation distance requirements (16 metres) between opposing windows, leading to potential overlooking of adjacent habitable rooms and private amenity spaces.
  • The proposed positioning of windows and balconies does not adequately protect the privacy of neighboring occupiers, necessitating a revised design to ensure adherence to daylight and amenity standards.

Cited Policies (CDP)

Section 5.3.1 (European Designated Sites)Section 3.6 (Established Suburbs Area)Section 8.8 (Urban Design and Placemaking)Section 11.3.2(f) (Distance Between Dwellings)Section 11.3.1 (e) (Daylight)Section 11.3.1 (d) (Overlooking)Section 5.25 (SPPR 3)

Decision Document Summary

The applicant sought permission for a four-storey apartment building comprising four units (two 2-bedroom and two 1-bedroom apartments) on an infill site at Quincentennial Drive, Salthill, Galway City. The site is located within an established suburban area characterized by existing high-density residential developments and is zoned for both residential and recreational amenity. While the planning authority found the proposed density and height generally acceptable in principle, the application ...
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