2360059
Permission for development which consists of the demolition of 1 no. existing shed and 1 no. existing garage and partial demolition of 1 no. existing shed and 1 no. existing garage, and the construction of a 6-storey apartment building consisting of 24 apartments, including 5 x 1-bed, 18 x 2-bed, and 1 x 3-bed units, new entrance and homezone access road, car parking, bin storage, bicycle parking with provision for 2 no. covered bicycle shelters, ESB substation, connection to public sewer system, connection to public water mains, on site surface water drainage, communal open space (with dedicated play zone), private open space areas, landscaping, revised boundary treatments including removal of high rubble stone wall along the south-eastern roadside boundary, with reclaimed stone to be reused as part of the revised boundary treatment, and all associated site works and services at Lough Atalia Road, Galway. A Natura Impact Statement (NIS) will be submitted with this Planning Application
Core Refusal Reason
The proposed development represents significant over-development of the site, characterized by a plot ratio (1.18:1) that far exceeds the Development Plan standard (0.46:1) and a building scale that negatively impacts the urban design and visual amenity of the area.
Decision Maker's Conclusion
- The proposed plot ratio of 1.18:1 is well in excess of the maximum 0.46:1 set for Inner Residential Areas in the Galway City Development Plan, representing an unsustainable density for the site context.
- The building's footprint extends too close to the front boundary (within 2.57m at the first floor), which is considered unacceptable and would result in a negative impact on the urban design and visual amenity of Lough Atalia Road.
- The proposal fails to meet minimum separation distance standards to side boundaries (less than 1.5m) and does not provide adequate means of escape as required by the Chief Fire Officer.