2461363

for the demolition of an existing substandard dwelling, construction of a three-storey mixed use building consisting of a ground floor pharmacy unit, 3no. first floor apartments, 3no. 2nd floor apartments, provision of car parking and all ancillary site works & site services. Gross floor space of proposed works: 407.30 sqm (house/s) & 200.70 sqm (comm/ind). Gross floor space of any demolition: 80.00 sqm

Refused

Core Refusal Reason

The proposed development was refused due to inappropriate design and scale for the infill site, significant traffic safety concerns on the N67, potential adverse impacts on protected European sites, and lack of evidence regarding water and wastewater connectivity.

Decision Maker's Conclusion

  • The three-storey design is considered an incongruous form of development that fails to reflect the scale, massing, and urban grain of the Kinvara townscape, resulting in an adverse impact on the residential amenity of neighboring properties.
  • The applicant failed to demonstrate that the proposed site entrance provides sufficient sightlines onto the N67 National Secondary road, creating a traffic hazard and endangering public safety due to restricted vehicle manoeuvrability.
  • The Planning Authority could not satisfy itself that the proposal would not adversely affect the integrity of the Inner Galway Bay SPA and Galway Bay Complex SAC, nor was there sufficient evidence of consent to connect to public water and waste infrastructure.

Cited Policies (CDP)

SGT 12PM8PM10UL2DM Standard 2DM Standard 28DM Standard 33aNR 1NR 3NHB1DM Standard 50WS4DM Standard 36

Decision Document Summary

This planning application proposed the demolition of a substandard dwelling and the construction of a three-storey mixed-use building featuring a ground-floor pharmacy and six apartments on Main Street, Kinvara, Co. Galway. Located on a confined brownfield site along the N67, the proposal was deemed unacceptable by Galway County Council. The refusal was grounded in the development's excessive scale and inappropriate design relative to its context, the creation of a traffic hazard on a national s...
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