Core Refusal Reason
The application was refused because the applicant failed to prove the structure was a former dwelling, failed to demonstrate a rural housing need in a sensitive landscape/GCTPS area, and the development was deemed visually obtrusive and technically deficient regarding wastewater and water supply.
Decision Maker's Conclusion
- The applicant failed to provide sufficient evidence that the existing stone structure was historically a residential dwelling, meaning the proposal could not be considered under derelict dwelling renovation policies and failed to establish a site-specific rural housing need.
- The design and scale of the works, particularly the non-traditional roofscape, are visually obtrusive and unsympathetic to the rural vernacular character of the area, which is designated as a Class 3 Special Landscape.
- The proposal is technically deficient as the site is unsuitable for a septic tank system due to extreme groundwater vulnerability and shallow bedrock, and no evidence of a viable water supply was provided.
Cited Policies (CDP)
Policy Objective RH 7Policy Objective RC 2Policy Objective RH 2Policy Objective RH 4DM Standard 7Policy Objective AH 5Policy Objective AH 6Policy Objective RH 9Policy Objective LCM 1Policy Objective LCM 3DM Standard 47DM Standard 46DM Standard 8DM Standard 36Policy Objective WS 5Objective WW 6DM Standard 38
Decision Document Summary
The applicant sought retention permission for the restoration of a stone structure as a dwelling, along with entrance works and a septic tank at Clooniffe, Maigh Cuilinn, Co. Galway. The site is located within the Galway County Transportation Planning Strategy (GCTPS) area and a Class 3 Special Landscape Designation. The Planning Authority refused permission on six grounds, citing the lack of evidence of former residential use, failure to demonstrate a local rural housing need, negative visual i...SOURCE PDFOpen Original
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