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for: i) the demolition of an existing licensed premises, shop and living accommodation. The total floor area of the building to be demolished is 462.1 m2., ii) the construction of a terrace of 3 residential units comprising of a total floor area of 297.7 m2., iii) decommissioning of existing sub-standard septic tank and associated soakpit, iv) provision of new proprietary effluent treatment system, v) provision of rear gardens, service road, 3 off-street private car park spaces, site works and all ancillary services. Gross floor space of proposed works: 297.7 sqm. Gross floor space of any demolition: 462.1 sqm

Refused

Core Refusal Reason

The proposed use of a singular communal on-site wastewater treatment system for three dwellings contravenes development plan standards requiring individual servicing in unsewered areas and poses potential risks to public health and nearby European protected sites.

Decision Maker's Conclusion

  • The proposal to utilize a single communal wastewater treatment system for three units is contrary to DM Standard 38 (b) and Section 7.5.5 of the Galway County Development Plan, which facilitate individual systems for small cluster developments in unserviced settlements.
  • The Planning Authority is not satisfied that the proposed effluent disposal method represents a sustainable approach or that it would not be prejudicial to public health.
  • Due to the absence of a public sewer connection and insufficient evidence of sustainable servicing, the potential for adverse impacts on the Suck Callows SPA cannot be excluded, resulting in a material contravention of Policy Objective NHB 1 and DM Standard 50.

Cited Policies (CDP)

Policy Objective CS 2Policy Objective CRG 1Policy Objective CRG 6Policy Objective PM 10Policy Objective SGV 1Policy Objective KSGV 2Policy Objective NBH 1Policy Objective NHB 3Policy Objective WR 1Policy Objective LCM 3Policy Objective WW 6Policy Objective WW 11DM Standard 11DM Standard 28DM Standard 36DM Standard 38 (b)DM Standard 47DM Standard 50Section 7.5.5Policy Objective WS 8

Decision Document Summary

The proposal involved the demolition of a derelict licensed premises and shop in Caltra, Co. Galway, to be replaced by a terrace of three residential units. While the development was considered acceptable from a design and visual perspective on a brownfield site, it was refused due to non-compliance with wastewater treatment standards. The applicant's plan to use a communal treatment system rather than individual units for the small cluster violated the Galway County Development Plan 2022-2028, ...
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