Core Refusal Reason
The development was refused due to the lack of an Appropriate Assessment screening, insufficient residential density for serviced zoned lands, failure to demonstrate legal interest for necessary sightline works, and adverse impacts on neighboring residential amenity through overshadowing.
Decision Maker's Conclusion
- The applicant failed to submit a Screening for Appropriate Assessment, meaning the Planning Authority could not conclude that the project would not adversely affect the integrity of the Galway Bay Complex SAC or the Inner Galway Bay SPA.
- The proposed density of 17 units per hectare is significantly below the 35-50 units per hectare required by national guidelines and the City Development Plan for serviced urban extension lands, representing an inefficient use of zoned land.
- The proposal would result in a traffic hazard due to unachievable sightlines on lands outside the applicant's control and would negatively impact the residential amenity of the property to the east through significant overshadowing and overbearing scale.
Cited Policies (CDP)
Policy 5.3Section 11.33Section 11.3.1 (d)Section 11.3.2(f)
Decision Document Summary
The applicant sought permission for a residential development consisting of four semi-detached, three-level houses on a 0.233-hectare site at Rahoon Road, Galway. Although the site is zoned for residential use, Galway City Council refused the application for four primary reasons: the absence of environmental screening for European sites, a proposed density that was too low for the location, a failure to prove legal interest for required boundary works to ensure traffic safety, and the detrimenta...SOURCE PDFOpen Original
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