23180

Permission for development which consists of (1) Demolition of existing dwelling house and sheds, (2) construction of two new apartment blocks consisting of ten One-bedroom apartments and eight two-bedroom apartments, (3) Alterations to existing vehicular site entrance and carparking facilities as well as all ancillary site work and services

Refused

Core Refusal Reason

The proposal represents significant overdevelopment of a suburban site, failing to comply with national and local standards regarding unit mix, building height, density, and car parking, while adversely impacting the residential amenity of neighboring properties.

Decision Maker's Conclusion

  • The development exceeds the appropriate height and density for the 'Established Suburbs' zoning, failing to integrate with the existing character and scale of the surrounding area.
  • The proposal would result in significant overshadowing and overbearing impacts on adjacent residential properties due to its excessive scale and insufficient separation distances from boundaries.
  • The application fails to meet mandatory qualitative and quantitative standards for apartment developments, including unit mix requirements, floor-to-ceiling heights, dual aspect provision, and adequate car parking.

Cited Policies (CDP)

Section 3.6Section 8.8Policy 8.7.8Section 11.3.1 (d)Section 11.3.1 (e)Section 11.3.2 (f)Section 18.2Section 19.2

Decision Document Summary

Shawder Limited sought permission for the demolition of an existing dwelling at 99 Upper Newcastle Road, Galway, to construct two apartment blocks containing 18 units (10 one-bed and 8 two-bed). The site is located in an established suburban residential area. Galway City Council refused the application primarily because the proposal represents significant overdevelopment. Key issues included a non-compliant unit mix exceeding the 50% one-bed limit, excessive building height (4 storeys) relative ...
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Planning application 23180, Galway City Council | Precedent.ie