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for the renovation of the existing house including modification to existing facades, construction of a single storey extension to the side (north-east) and front (south-east) - to provide a two bedroomed home, provision of a new wastewater treatment system and decommissioning of the existing septic tank on site, together with all associated site works. A Natura Impact Statement will be submitted to the planning authority with the application. Gross floor space of proposed works: 73 sqm

Refused

Core Refusal Reason

The proposal was refused primarily because it sought to extend and intensify an existing unauthorised development on a site with significant environmental constraints, including coastal flood risk, inadequate wastewater disposal capacity due to a high water table, and potential adverse impacts on protected Natura 2000 sites within a sensitive coastal landscape.

Decision Maker's Conclusion

  • The development would perpetuate and intensify an existing unauthorised development (enforcement file EN09/267), constituting disorderly development contrary to Policy Objective RH4.
  • The Planning Authority is not satisfied that the proposal would not adversely affect the integrity of nearby Natura 2000 sites (Connemara Bog Complex and Cregduff Lough SACs) or that the site can safely dispose of wastewater given the high water table encountered.
  • The project fails to comply with required flood risk safety levels (FFL) and lacks sufficient topographical data to ensure the development would appropriately assimilate into a Class 3 Special Landscape Sensitivity area.

Cited Policies (CDP)

Policy Objective RH 4Policy Objective NHB 2Policy Objective NHB 3DM Standard 50DM Standard 68DM Standard 38Policy Objective WW6Policy Objective RH 9DM Standard 8DM Standard 15.8Section 7.5.3Section 8.13Section 10.6Section 10.15Section 13.5Section 13.6Section 14.4Section 14.6Section 15.2.4Section 15.3.1Section 15.6Section 15.7.2Section 15.13.2

Decision Document Summary

Desmond Vallely sought permission for the renovation and extension of an existing dwelling at Inis Ni, Roundstone, Co. Galway, including a new wastewater treatment system. The site is located in a highly sensitive coastal landscape (Class 3 Special Landscape Sensitivity) and is subject to coastal flood risk. Galway County Council refused the application on five grounds: the intensification of an unauthorised development, potential adverse impacts on European protected sites, inadequate flood pro...
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