2560133

Permission for development which consists of: permission to sub-divide and construct an extension to the rear of the existing Dwelling of no.63 Renmore Road,Galway City. These amendments proposed are to provide 4 no. residential units within the building, the permission sought is to include all façade amendments , access amendments & associated services and landscaping / carparking at the site.

Refused

Core Refusal Reason

The proposed subdivision and extension of a modest single-family dwelling into four residential units constitutes an over-intensification of the site that is contrary to development plan policies regarding the protection of established suburban character and the specific criteria for dwelling subdivision.

Decision Maker's Conclusion

  • The proposal represents an over-intensification of a 0.07ha site, resulting in a density of 57 dph which exceeds the recommended range for established suburban areas and fails to respect the prevailing pattern of single-family dwellings on individual plots.
  • The existing dwelling (108m2) and site do not meet the definition of being 'exceptionally large,' which is a mandatory prerequisite under Section 11.3.1 (j) of the City Development Plan for considering subdivision into multiple units.
  • The development would result in a dramatic alteration of the area's character, negatively impacting residential amenity through overshadowing and setting an undesirable precedent for similar inappropriate intensification in the Renmore suburb.

Cited Policies (CDP)

Policy 3.5 Sustainable Neighbourhoods: Established SuburbsSection 11.3.1 (j) Conversion and Subdivision of DwellingsSection 3.6 Sustainable Neighbourhoods: Established SuburbsTable 3.2 Area and Density RangesSection 11.3.1 (g) Car Parking Standards

Decision Document Summary

Cherrycourt Construction sought permission to subdivide an existing 108m2 bungalow at 63 Renmore Road and construct a rear extension to create a total of four one-bedroom residential units on a 0.07ha site. The location is within an established residential suburb characterized by single-family dwellings on mature plots. Galway City Council refused the application primarily because the proposal represents an over-intensification of the site that is out of character with the surrounding urban fabr...
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