Core Refusal Reason
The application was refused because it contravenes residential phasing policy (SGT1) for Phase 2 lands, fails to demonstrate safe sightlines (DM Standard 28), and would result in a visually obtrusive development on an elevated, exposed site (PM 10, DM Standard 1).
Decision Maker's Conclusion
- The proposal materially contravenes Policy Objective SGT1 as the applicants failed to demonstrate that the subject site forms part of family-owned lands, which is a prerequisite for single house developments on Residential Phase 2 lands.
- The Planning Authority is not satisfied that safe access can be achieved, as the required 70-meter sightlines in both directions have not been demonstrated, meaning the development would endanger public safety by reason of traffic hazard.
- Due to the elevated and exposed nature of the site, the proposed dwelling would result in a visually obtrusive built form that fails to integrate into the landscape, contrary to Policy Objective PM 10 and DM Standard 1.
Cited Policies (CDP)
Policy Objective SS 5Policy Objective CRG 1Policy Objective PM 10Policy Objective SGV 1Policy Objective RC 2Policy Objective NBH 1Policy Objective NHB 3Policy Objective WR 1Policy Objective LCM 3Policy Objective WW 6Policy Objective WW 11Policy Objective SGT 1Policy Objective CSGT 2DM Standard 1DM Standard 7DM Standard 8DM Standard 9DM Standard 11DM Standard 28DM Standard 29DM Standard 36DM Standard 46DM Standard 47DM Standard 50DM Standard 63
Decision Document Summary
Teresa Gibbons & Joe Kavanagh sought permission for a 266.80 sqm dwelling house and wastewater treatment system at Ardbear, Clifden, Co. Galway. The site is located on elevated grasslands within the settlement boundary of Clifden on lands zoned 'Residential Phase 2'. Galway County Council refused the application on three main grounds: failure to meet the specific criteria for development on Phase 2 lands (as the site is not family-owned), the inability to provide necessary 70m sightlines on a na...SOURCE PDFOpen Original
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