25102

to replace the existing thatched roof with slate, adding velux windows to the front elevation, demolish the existing rear extension, build a new extension, upgrade the existing septic tank with a new waste water treatment system & all other associated site and ancillary works. This application is accompanied by an AA Screening/NIS report. Gross floor space of proposed works: 56.7 sqm(extension)

Refused

Core Refusal Reason

The development was refused due to the detrimental impact on the architectural character of a historic thatched cottage listed on the NIAH and the inappropriate scale and design of the proposed extension.

Decision Maker's Conclusion

  • The replacement of the historic thatched roof and the addition of Velux windows would compromise the architectural integrity and character of a building listed on the National Inventory of Architectural Heritage (NIAH).
  • The proposed extension is considered excessive in scale and massing, failing to assimilate with the original dwelling and resulting in a visually dominant overdevelopment of the site.
  • The proposal materially contravenes specific conservation and design policies of the Galway County Development Plan 2022-2028 and would set an undesirable precedent for similar future developments.

Cited Policies (CDP)

Policy Objective AH 1Policy Objective AH 3Policy Objective AH 6Policy Objective LCM 1Policy Objective RH 9DM Standard 4Rural House Design Guidelines

Decision Document Summary

The proposal involved the renovation of a historic thatched cottage in Gortnasteal, Co. Galway, including replacing the thatch with slate, adding roof lights, and building a new extension. The Planning Authority refused permission because the works would adversely affect the character of a building listed on the National Inventory of Architectural Heritage (NIAH). Furthermore, the design and scale of the proposed extension were deemed to be overbearing and inconsistent with the Council's Rural H...
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