2460081
for: (1) the construction of 14 no. residential units in 1 no. two and a half storey block, comprising of 5 no. 1 bed ground floor own door apartments, 2 no. 2 bed ground floor own door apartments, with 3 no. 2 bed own door duplex units and 4 no. 3 bed own door duplex units over, (2) connection to existing public mains water supply and public sewer, together with on-site surface water drainage, (3) provision of public and private open spaces, bin storage, bicycle parking & site landscaping and (4) Provision for pedestrian and vehicular connection onto Bog road, (5) car parking (including provision for EV spaces), site signage, boundary treatments together with all associated site works and services. A Natura Impact Statement will be submitted to the planning authority with this application. Gross floor space of proposed works: 1,382.00 sqm
Core Refusal Reason
The proposal was refused due to a lack of demonstrated legal interest for essential service connections, conflict with a planned strategic greenway route, significant traffic safety concerns near a national road, and negative impacts on residential amenity resulting from overdevelopment.
Decision Maker's Conclusion
- The applicant failed to provide evidence of legal interest to facilitate necessary water and wastewater connections over third-party lands, creating public health risks and potential adverse impacts on European Sites.
- The development is premature as it encroaches upon the emerging preferred route for the Galway to Athlone Cycleway, which would materially contravene strategic regional and local policy objectives.
- The proposal represents overdevelopment that would negatively impact the visual and residential character of the area while creating a traffic hazard due to its proximity to a 100kph national road junction and substandard internal circulation.