2460670

for the renovation of the existing derelict single-storey cottage (total gross floor area 38.7m2), to include the demolition of an existing internal wall, re-opening of two original window/doors on the western façade, works to the eastern façade to facilitate the extension connection, the provision of a new raft foundation and insulated inner walls, the restoration of the pitched roof with a natural slate finish, and the construction of a new single-storey extension, with glass link connection, the installation of a new on-site wastewater treatment system and percolation area, and associated site works, including a new site entrance, access road and landscaping. A NIS is submitted with the application. Gross floor space of proposed works: 107.90 sqm

Refused

Core Refusal Reason

The application was refused because the existing structure is too ruinous to qualify as a dwelling, the applicants failed to demonstrate a rural housing need, and the proposal would negatively impact a sensitive landscape and nearby SAC.

Decision Maker's Conclusion

  • The existing ruinous structure does not qualify as an existing dwelling under the County Development Plan, and the applicants failed to demonstrate a specific rural housing need for this sensitive landscape zone.
  • The scale and design of the proposed extension, along with the required new access road, would be visually obtrusive and fail to integrate into the 'Special' sensitivity coastal landscape.
  • The planning authority could not be satisfied that the development would not adversely affect the West Connacht Coast SAC, nor was the feasibility of a water connection or safe access demonstrated.

Cited Policies (CDP)

Policy Objective RH 4Policy Objective RH 7Policy Objective RH 9Policy Objective LCM 2Policy Objective LCM 3Policy Objective NHB 1Policy Objective NHB 2Policy Objective NHB 3DM Standard 8DM Standard 28DM Standard 36DM Standard 46DM Standard 50

Decision Document Summary

This application proposed the renovation of a derelict 38.7sqm cottage and the construction of a 107.9sqm extension at Aughrus More, Cleggan, Co. Galway. The site is located in a Class 3 'Special' sensitivity coastal landscape near the West Connacht Coast SAC. Galway County Council refused permission because the structure was deemed too ruinous to be considered a dwelling, the applicants did not prove a housing need, and the project posed significant risks to the visual amenity of the area and t...
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