2460108
Permission for development which consists of the demolition of (a) the vacant industrial structure (115 sq m) (b) the external canopy structure (170 sq m) and (c) the boundary walls along the southern, western and north-western boundaries of the site; and the construction of a 15 No. storey Hotel (including part mezzanine at ground floor level) providing 189 No. bedrooms (7,514 sq m), incorporating food and beverage areas. The development will also include: the provision of a single storey service building to the northwest of the site, concealed as part of a tiered landscaped proposal comprising tiered steps, public seating and public art; restricted vehicle access off Lough Atalia Road to the ESB sub-station and switch room; service access off Bothar na Long; bicycle parking; outdoor seating; solar panels; lift overrun; green roof; lighting; plant; signage; hard and soft landscaping; localised repair and rebuilding of the shared boundary wall with Forthill Cemetery to the north; and all other associated site works above and below ground. A Natura Impact Statement (NIS) has been prepared in respect of the proposed development and will be submitted to the Planning Authority with this Planning Application.
Core Refusal Reason
The proposal represents overdevelopment of a constrained site, characterized by excessive height and scale that would negatively impact the setting of the adjacent Forthill Cemetery and fail to integrate with the existing urban fabric.
Decision Maker's Conclusion
- The proposed 15-storey height and 3.39:1 plot ratio represent significant overdevelopment of a restricted site, failing to justify an exception to the city's prevailing density standards or demonstrate high-quality urban design integration.
- The development's scale and extreme proximity would create an overbearing impact on the character and setting of Forthill Cemetery, which is both a Protected Structure and a Recorded Monument of regional importance.
- The application failed to provide sufficient technical certainty regarding road safety for public transport set-down, the protection of bat roosts, and the potential for contaminated surface water to adversely affect the integrity of the Galway Bay SAC and SPA.