2461635

for development works consisting of, (i) the construction of a new dwelling house, (ii) the construction of a detached garage & home office, (iii) provision of a new wastewater treatment system and ancillary works including connection to existing well 315m from the site, (iv) site entrance and driveway together with hard and soft landscaping and all associated site works. Gross floor space of proposed works: 271.00 sqm(house) & 92.40 sqm(garage)

Refused

Core Refusal Reason

The application was refused due to the applicants' failure to demonstrate a genuine rural housing need, the development's adverse visual impact on a highly sensitive Class 3 landscape, and the inadequacy of the narrow access laneway to serve a permanent residence.

Decision Maker's Conclusion

  • The applicants failed to provide sufficient authentic evidence, such as utility bills or birth certificates, to substantiate a genuine rural-generated housing need or strong social/economic links to the area as required by Policy Objective RH4.
  • The proposed 10-metre high dwelling and large garage are considered incapable of appropriately assimilating into the Class 3 Special Landscape, which is designated as having a high sensitivity to change, thereby injuring the visual amenity of the coastal area.
  • The existing narrow boreen serving the site is deficient in carrying capacity, and its use for a permanent residence would constitute disorderly development and endanger public safety by reason of a traffic hazard.

Cited Policies (CDP)

Policy Objective RH 4Policy Objective RH 9Policy Objective FL1Policy Objective LCM 1Policy Objective LCM 2DM Standard 6DM Standard 7DM Standard 8DM Standard 11DM Standard 28DM Standard 36DM Standard 38DM Standard 46DM Standard 47DM Standard 50DM Standard 61DM Standard 67

Decision Document Summary

Catherine and Colin Wolfe proposed the construction of a new dwelling, detached garage/home office, and wastewater treatment system at Rosleague, Letterfrack. The site is located within a Class 3 Special Landscape (coastal) with a high sensitivity rating. Galway County Council refused permission because the applicants did not meet the rural housing need criteria for Rural Housing Zone 4, the design and siting were deemed disrespectful to the sensitive landscape character, and the access road was...
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