2460886

to construct new dwelling house & domestic garage construct new effluent treatment system, all associated site works and to retain existing site entrance. Gross floor space of proposed works: 140.66 sqm (house) & 34.00 sqm (garage)

Refused

Core Refusal Reason

The application was refused due to the applicant's failure to demonstrate a substantiated rural housing need for a site with direct access to a national road (N59), combined with significant traffic safety hazards, unsuitable ground conditions for effluent disposal, and negative impacts on a sensitive landscape and nearby Natura 2000 sites.

Decision Maker's Conclusion

  • The applicant failed to demonstrate a functional rural housing need or substantiated links to the area as required for development directly off a national secondary road (N59), where the proposal would result in a traffic hazard and obstruction of road users.
  • The Planning Authority is not satisfied that domestic effluent can be safely treated and disposed of on-site due to poor drainage characteristics and peaty subsoil, posing a risk to public health and the integrity of the Kingstown Bay SAC.
  • The development would negatively impact the visual amenity of a Class 3 Special Landscape Sensitivity area and fails to meet the mandatory 35-metre setback requirement from the national primary carriageway.

Cited Policies (CDP)

Chapter 44.6Chapter 77.5.5Chapter 8Section 8.13Chapter 10Section 10.6Section 10.15DM Standard 26Policy Objective RH 4RH 15Policy Objective NHB 1Policy Objective NHB 2Policy Objective NHB 3Policy Objective NHB 4Policy Objective WR 1DM Standard 50DM Standard 28Policy Objective WW6DM Standard 38DM Standard 29DM Standard 11

Decision Document Summary

The proposal involved the construction of a new single-storey dwelling, domestic garage, and effluent treatment system at Letternoosh, Clifden, with direct access to the N59 national secondary road. Galway County Council refused the application on seven grounds, primarily citing the applicant's failure to prove a substantiated rural housing need for a restricted route and the creation of a traffic hazard due to deficient sightlines. Furthermore, the site's peaty subsoil was deemed unsuitable for...
SOURCE PDFOpen Original
Note: If code appears below, the council site is blocking the preview. Please open the original file.