25231

to construct 13 residential units, comprising of 10 number two storey semi-detached, 2 number single storey semi-detached and 1 number detached single storey dwelling house. The development will also make provision for common car parking for residents and visitors and open green areas, all units to be connected to public services & also to include all associated site works

Refused

Core Refusal Reason

The development was refused due to critical traffic safety concerns, non-compliance with residential phasing (Phase 2 lands), inadequate stormwater management, and failure to satisfy Part V social housing obligations.

Decision Maker's Conclusion

  • The proposed development would endanger public safety by creating a traffic hazard due to restricted sightline visibility at the site entrances and the absence of a Stage 1/2 road safety audit and auto-tracking swept path analysis.
  • The proposal represents a material contravention of the Galway County Development Plan 2022-2028 as it is located on Residential Phase 2 lands, and the applicant failed to demonstrate that Phase 1 lands are unavailable for development.
  • The application is contrary to proper planning due to the lack of a detailed storm management strategy and the failure to provide a satisfactory agreement or letter of understanding regarding Part V social housing obligations.

Cited Policies (CDP)

Policy Objective CS 2Policy Objective CRG 1Policy Objective CRG 6Policy Objective PM 10Policy Objective SGV 1Policy Objective KSGV 2Policy Objective NBH 1Policy Objective NHB 3Policy Objective WR 1Policy Objective LCM 3Policy Objective WW 6Policy Objective WW 11DM Standard 11DM Standard 28DM Standard 33(a)DM Standard 36DM Standard 38DM Standard 47Policy Objective NNR 2DM Standard 67Policy Objective SGT1Policy Objective PV1

Decision Document Summary

Social Housing Company applied for permission to construct 13 residential units, including semi-detached and detached dwellings, on a 0.502ha site at Saint Brigid's Road, Portumna, Co. Galway. The site is located north of the town centre and is zoned as Residential Phase 2 (R2). Galway County Council refused the application because the applicant failed to justify developing Phase 2 lands ahead of Phase 1 lands. Additionally, the planning authority identified significant risks to road safety, a l...
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