2560205
Permission for development which consists of permission and retention : (i). Permission for the construction of a 1st Floor Extension over the existing bungalow dwelling. (ii). Permission for the construction of an additional 2-Storey Extension to the rear of the existing dwelling and combined with the development as described in paragraph (i). (iii). Permission for the installation of a new proprietary effluent treatment system & percolation area to replace the old style septic tank system. (iii). Retention of a storage shed/home office in the rear garden area at Cappagh Road Upper, Barna, Galway. H91 R6CT
Core Refusal Reason
The proposal effectively creates two self-contained residential units in an agriculturally zoned area, fails to meet mandatory overlooking separation distances, and lacks sufficient technical evidence regarding wastewater treatment compliance.
Decision Maker's Conclusion
- The internal layout of the proposed extension facilitates the unauthorized sub-division of the dwelling into two independent living units, which is contrary to the agricultural zoning and residential extension policies of the Development Plan.
- The development fails to meet minimum separation distances for overlooking, particularly regarding bedroom windows on the northern elevation, which would result in a significant loss of privacy for adjoining residential properties.
- The applicant failed to demonstrate that the proposed proprietary effluent treatment system and percolation area comply with the EPA Code of Practice, representing a potential risk to public health.