2460733
for the following Large Scale Residential Development (LRD) comprising the demolition of the existing shed and associated structures on site and the construction of 171 no. residential units, 1 no. creche and all associated development works including the provision of pedestrian/cyclist facilities along the R338 public road connecting to Oranmore rail station, 1 no. ESB substation, 1 no. pumping station, the undergrounding of the existing ESB lines traversing the site, footpaths, lighting, parking, drainage, bicycle and bin stores and landscaping/amenity areas. Access will be via a new entrance on the L-71051 to the east. A Natura Impact Statement is submitted to the Planning Authority with this application. Gross floor space of proposed works: 14,919.80 sqm. Gross floor space of any demolition: 95.37 sqm
Core Refusal Reason
The development was refused due to significant deficiencies in the Natura Impact Statement regarding protected European sites, traffic safety hazards on a high-speed regional road, and a failure to provide adequate sustainable connectivity and high-quality urban design in accordance with the Garraun Urban Framework Plan.
Decision Maker's Conclusion
- The planning authority could not be satisfied that the proposal would not adversely affect the integrity of the Galway Bay Complex SAC and Inner Galway Bay SPA due to lacunae and incomplete assessments in the submitted Natura Impact Statement.
- The proposed access onto the R-338 regional road, within an 80kph speed limit, would create a traffic hazard due to restricted visibility and the intensification of turning movements on a heavily trafficked arterial route.
- The layout is considered substandard and vehicular-dominated, failing to demonstrate adequate sustainable connectivity, permeability, or integration with the Garraun Urban Framework Plan and the Strategic Greenway Network.