2460148
for: i) The demolition of the 4 no. existing buildings on the site (366.67 sqm), ii) The Construction of a 2.5 storey building comprising: a. 18 no. apartments (3 no, 1-bed units, 14 no. 2-bed units, and 1 no. 3-bed units), b. 1 no. retail unit (166.3 sqm), iii) Provision of car and bicycle parking to the rear of the site, iv) Vehicular and pedestrian access to the site, v) Provision of open space, including shared communal and private open space, site landscaping, public lighting, bin stores, and site services, vi) Works to the R336 including, new road markings, and a new widened junction to the private road to the west of the subject site, vii) All ancillary and associated site and development works. A Natura Impact Statement (NIS) has been included with this application. Gross floor space of proposed works: 1,557.00 sqm & 166.3 sqm. Gross floor space of any demolition: 366.67 sqm
Core Refusal Reason
The development was refused due to significant flood risk concerns along the R336, potential adverse impacts on protected European sites, and overdevelopment of the site in terms of density, bulk, and massing.
Decision Maker's Conclusion
- The proposal is considered premature due to uncertainty regarding the effectiveness of a proposed culvert upgrade in mitigating flood risk to the site and the R336.
- The Planning Authority cannot rule out adverse effects on the integrity of the Galway Bay Complex SAC and Inner Galway Bay SPA, particularly given concerns over wastewater infrastructure and hydrological links.
- The development constitutes overdevelopment by reason of excessive density, bulk, and massing, failing to satisfactorily relate to the surrounding residential context and contravening the Core Strategy.