Core Refusal Reason
The proposal represents overdevelopment of a restricted site with substandard residential amenity, contravenes open space zoning for the car park, and lacks adequate environmental and flood risk assessments.
Decision Maker's Conclusion
- The proposed conversion constitutes overdevelopment of a constrained site, providing substandard internal floor areas, storage, and private open space, thereby failing to meet minimum residential amenity standards.
- The inclusion of a car park on lands zoned as 'Open Space' (OS) materially contravenes the zoning objectives of the Gort Local Area Plan, which seeks to protect such areas from inappropriate development.
- The application failed to provide sufficient information, including a flood risk assessment and adequate screening for Appropriate Assessment, to rule out adverse impacts on nearby European protected sites.
Cited Policies (CDP)
DM Standard 3Objective CF6Policy Objective NHB1DM Standard 50Policy Objective FL1Policy Objective LCM 1Policy Objective LCM 2DM Standard 20DM Standard 27
Decision Document Summary
The proposal sought permission to convert an existing dwellinghouse on Crowe Street, Gort, into four two-bedroom apartments and construct a rear car park. The site is split-zoned between 'Town Centre' and 'Open Space'. Galway County Council refused the application because the residential units were undersized and lacked sufficient amenity space, the car park was located on protected open space, and the applicant failed to provide necessary environmental and flood risk documentation to ensure the...SOURCE PDFOpen Original
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