23209

Permission for development which consists of the demolition of existing garden shed, alterations to existing house and elevations, new roof to increased ridge height, new ground floor extension to front, new two storey extension to rear, new wastewater treatment system and associated site works.

Refused

Core Refusal Reason

The proposal was refused due to its excessive scale and height which would negatively impact local amenities, the failure to demonstrate no adverse effects on adjacent European protected sites (SAC/SPA), and insufficient evidence regarding the suitability of the proposed wastewater treatment system.

Decision Maker's Conclusion

  • The applicant failed to provide a Screening for Appropriate Assessment, meaning it could not be demonstrated that the development would not have a significant effect on the adjacent Galway Bay Complex SAC, pNHA, and SPA.
  • The proposed design, specifically the increased ridge height and scale, is considered excessive for the RA-zoned site and would be injurious to the visual and residential amenities of the area, contrary to the requirements of Chapter 11 of the Development Plan.
  • The application failed to demonstrate the suitability of the site for the treatment and disposal of effluent from a proprietary system, which could create conditions prejudicial to public health.

Cited Policies (CDP)

Galway City Council Development Plan 2023 - 2029Chapter 11

Decision Document Summary

Patrick & Roisin Cuddy sought permission for the demolition of a shed and significant extensions to an existing dwelling at Rusheen Bay, Galway, a site zoned for recreational and amenity use (RA) and located adjacent to the Galway Bay Complex SAC. The proposal involved increasing the ridge height to 8 metres and nearly doubling the building length. Galway City Council refused the application on three main grounds: the lack of an Appropriate Assessment screening for protected habitats, the excess...
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