Core Refusal Reason
The application was refused due to technical failures regarding on-site effluent disposal in a high water table area, encroachment on a fluvial flood risk zone without a site-specific assessment, and insufficient justification for a private water supply.
Decision Maker's Conclusion
- The proposed effluent treatment system is non-compliant with the EPA Code of Practice due to the high water table and inadequate separation distances, posing a significant risk to groundwater quality and the conservation objectives of the Rahasane Turlough SPA/SAC.
- The development is located within an identified fluvial flood risk area (Aggard Stream), and the absence of a Site-Specific Flood Risk Assessment (SSFRA) means the Planning Authority cannot be satisfied that the site is not at risk of flooding.
- The applicant failed to provide sufficient detail regarding the proposed private water supply or justify its use over available public distribution mains and group water schemes located within 200m of the site.
Cited Policies (CDP)
Policy Objective RH 2Policy Objective RH 9Policy Objective LCM 3Policy Objective WR 1Policy Objective WS 5Policy Objective WW 6Policy Objective WW 11Policy Objective FL 2DM Standard 11DM Standard 28DM Standard 37DM Standard 38DM Standard 47DM Standard 68
Decision Document Summary
The proposal involved the construction of a 249 sqm dwelling and 60 sqm detached garage on a 0.25ha rural greenfield site at Roo, Craughwell, Co. Galway. Although the applicant established a local housing need, the Planning Authority refused permission because the site's high water table prevents safe effluent treatment, the development encroaches on a fluvial flood zone without adequate assessment, and the proposal failed to utilize nearby public water infrastructure. Consequently, the developm...SOURCE PDFOpen Original
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