2394

Permission for development which consists of the demolition of the existing buildings and the construction of a four storey mixed use building (retail on ground floor, restaurant and offices on first floor and offices on second and third floor, with a total floor area of 1,657 M2) and all associated site works

Refused

Core Refusal Reason

The development was refused due to excessive scale, height, and density that constitutes over-development, combined with a lack of necessary environmental, traffic safety, and land contamination assessments.

Decision Maker's Conclusion

  • The proposed four-storey building represents an over-development of the site due to excessive scale, height, and a plot ratio of 2.22:1, which significantly exceeds the maximum permitted 1.60:1 for this transitional city centre location.
  • The design is considered visually dominant and overbearing, failing to respect the character of the surrounding urban fabric and the neighboring Architectural Conservation Area.
  • The applicant failed to provide necessary technical assessments regarding mobility management, potential land contamination from historical site uses, and the impact on the nearby Galway Bay Special Area of Conservation (SAC).

Cited Policies (CDP)

Section 11.3Section 11.4.2Policy 10.1 City CentreSection 10.2 City CentreSection 11.4 City Centre Area11.4.1 General11.4.3 Residential Context11.4.4 Open Space Requirement11.4.5 Uses11.4.6 City Centre/Other AreasSection 11.29Policy 5.1 Green Network and BiodiversityPolicy 5.2 Protected SpacesPolicy 5.3 Blue SpacesPolicy 9.2 Water Quality and Development Management Standards and GuidelinesPolicy 8.4 Archaeology8.5 Industrial Archaeology

Decision Document Summary

Munster Avenue Developments Limited sought permission for a four-storey mixed-use development comprising retail, restaurant, and office space at Munster Avenue, Galway, following the demolition of existing structures. The site is zoned 'CC' (City Centre) but occupies a transitional location adjacent to residential areas. Galway City Council refused the application because the proposal's scale and density (specifically a plot ratio of 2.22:1) were deemed excessive for the site's context. Furtherm...
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