2460046

for amendments to an approved permission for development. The development will consist of amendments to the approved layout and provision of 6 no. residential units already permitted in application Pl Ref 17/1618; ABP-309753-21 and associated road upgrade works approved under Pl Ref 21/2211. The proposed changes will provide a sustainable and accessible living standard for residents in accordance with new standards imposed by the Building Regulations 2023, and new development management standards imposed by the new Galway County Development Plan 2022-2028. The subject site area extends to 27,292.2 sq. m. The proposed amendments to the development include: 8 no. 2-story, 2-bed units; 3 no. bungalow style, 2-bed units; and 2 no. public open spaces totalling 530 sqm. Amendments to 1 no. approved pedestrian and vehicular accessways onto the Baile Eamoinn Road permitted under reference 17/1618; ABP-309753-21. Amendments to 1 no. approved pedestrian and vehicular accessways onto the Spiddal Link Road permitted under reference 21/2211, and needed to comply with the road network redesign approved by Galway County Council under reference 21/2211. Amendments to car and bicycle parking, site services, site landscaping and all associated site works. Gross floor space of proposed works: 896 sqm

Refused

Core Refusal Reason

The proposal was refused due to non-compliance with residential phasing and density standards for 'Small Growth Villages', and significant traffic safety concerns regarding site access and intervisibility.

Decision Maker's Conclusion

  • The proposed development of 11 residential units on lands zoned 'Residential (Phase 2)' materially contravenes the phasing strategy of the Galway County Development Plan 2022-2028, which generally restricts development on such lands within the plan's lifetime.
  • The proposed density of 38.46 units per hectare significantly exceeds the maximum density of 11 units per hectare set out in the Core Strategy and DM Standard 2 for An Spidéal, which is designated as a 'Small Growth Village'.
  • The proposed site access arrangements off the L-5397 are deemed unsatisfactory due to restricted intervisibility and overlapping visibility splays, creating a traffic hazard and endangering public safety.

Cited Policies (CDP)

Policy Objective CS 1Policy Objective CS 5Policy Objective SS 6Policy Objective SGV 1Policy Objective SSGV 1Policy Objective SSGV 2Policy Objective SSGV 4Policy Objective SSGV 5Policy Objective SSGV 10Policy Objective PV 1Policy Objective GA 1Policy Objective GA 4Policy Objective GA 5Policy Objective FL 1Policy Objective FL 2Policy Objective FL 3Policy Objective NHB 1Policy Objective NHB 2Policy Objective NHB 3Policy Objective NHB 4Policy Objective WR 1Policy Objective TWHS 1Policy Objective WW 4Policy Objective WW 6Policy Objective WW 7Policy Objective WW 11DM Standard 1DM Standard 2DM Standard 11DM Standard 22DM Standard 23DM Standard 28DM Standard 29DM Standard 31DM Standard 33DM Standard 33(a)DM Standard 35DM Standard 36DM Standard 38DM Standard 46DM Standard 47DM Standard 48DM Standard 50DM Standard 63DM Standard 64DM Standard 67Table 15.1

Decision Document Summary

This application sought permission for amendments to a previously approved development in An Spidéal Thoir, increasing the number of residential units from 6 to 11 on a site zoned for various uses including 'Residential (Phase 2)'. While the applicant addressed linguistic requirements for the Gaeltacht area, Galway County Council refused the proposal primarily because it contravened the County Development Plan's residential phasing and density standards for small growth villages. Additionally, t...
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