2460078

Permission for development which consists of: 3No dwelling units, comprising of 2No one bed single storey units of 51 Sq.M. each in a semi-detached configuration and 1No two-bed detached single storey unit of 66.9 Sq.M. along with enclosing side garden walls & gates and dividing rear garden walls. Along with all necessary and associated site works to include extension of existing internal roadway, relocation of 2No. existing car park spaces and provision of 2No. additional car park spaces, provision of paths and continuation of street lighting etc and connection to existing service utilities to include potable, surface and foul water connections within the Garrai Caol development

Refused

Core Refusal Reason

The proposed development materially contravenes the 'RA' (Recreation and Amenity) land use zoning and specific development objectives by building on land previously designated as communal open space and a wildflower meadow for the existing residential estate.

Decision Maker's Conclusion

  • The development materially contravenes the RA (Recreation and Amenity) zoning objective and a specific development objective requiring the land to be reserved free from development to minimize visual impact along the Dublin Road.
  • The proposal would result in the loss of high-quality communal open space and a natural wildflower meadow previously mandated under planning ref 19/95, thereby eroding the residential amenity and biodiversity of the existing estate.
  • The project represents a retrograde step in urban design that conflicts with the City Development Plan's green network policies and fails to meet minimum standards for separation distances between dwellings.

Cited Policies (CDP)

Section 11.3.1 (c) Amenity Open Space Provision in Residential DevelopmentsChapter 3 Housing and Sustainable Developments for Outer Suburb NeighbourhoodsChapter 5 Natural Heritage, Recreation and AmenitySection 11.2.2 Natural Heritage, Recreation and Amenity RA Land Use Zoning ObjectivesSection 11.2.8 Residential R and Residential R2 Land Use Zoning ObjectivesSection 3.4 Sustainable Neighbourhood ConceptPolicy 3.3 Sustainable Neighbourhood ConceptTable 5.2 Open spaces within the Green NetworkPolicy 5.1 Green Network and BiodiversitySection 11.3.1 (f) Distance between Dwellings for New Residential DevelopmentSection 11.3.1 (g) Car Parking Standards

Decision Document Summary

JLH Property Holding Company Ltd. sought permission for three single-storey dwelling units at 'Garrai Caol', Merlin, located in the outer suburbs of Galway City. The proposal involves developing land that was previously designated as communal open space and a wildflower meadow under a prior planning permission (Ref 19/95). Galway City Council refused the application primarily because the site is partially zoned for Recreation and Amenity (RA) and is subject to a specific objective to remain free...
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