2461042
for: 1) Construction of a housing development with a total of 23 no. dwellings in semi-detached, terrace, apartment and duplex configurations, consisting of 2no. 4-bed semi-detached houses, 2no. 3-bed semi-detached houses, 3no. 4-bed terrace houses, 4no. 3-bed terrace houses, 5no. 3-bed duplex units, 4no. 1-bed apartments and 3no. 3-bed apartments. 2) Associated development and works including the extension of granted pedestrian and vehicular access under planning reference 21/617, all hard and soft landscaping, internal roads and footpaths, cycle and car parking, public and private amenities and open spaces, boundary treatments, public lighting, and all other ancillary works above and below ground including connections to water supply, surface water infrastructure, wastewater infrastructure and utilities. Gross floor space of proposed work: 2,364.00 sqm
Core Refusal Reason
The proposed development was refused due to excessive residential density and substandard layout for a rural settlement, coupled with a failure to demonstrate adequate infrastructure capacity, road safety compliance, and protection of the Lough Corrib SAC.
Decision Maker's Conclusion
- The proposed density of 32.85 units per hectare is considered excessive for a Level 7 rural settlement, representing over-development that fails to respect the village context and provides substandard, poorly located open space.
- The applicant failed to demonstrate adequate capacity in the public wastewater and surface water networks or provide necessary technical assessments, including a Road Safety Audit and Traffic and Transport Assessment for the N17 national route.
- Due to the site's proximity to the Lough Corrib SAC and inconsistencies in the Appropriate Assessment Screening report, the planning authority could not exclude adverse impacts on the integrity of European sites.