22290
Permission for development which consists of 1) the demolition of existing first floor office level followed by the proposed construction of : (a) 60 new apartments at first,second and third floors within the existing curtilage, (b) external 1st floor central external landscaped podium courtyard, (c) balconies to all apartments outside of the existing curtilage , (d) additional communal open space to the southern end of the block at ground level, including residents refuse storage facilities and housing for technical services. (e) modifications to the existing basement carpark, (f) roof level lift overruns and PV panel plant areas. The apartments will comprise of : 4 no. 3 bedroom - 5 person units, 32. no 2 bedroom - 4 person units, 2 no.2 bedroom - 3 person units and 22 no.1 bedroom - 2 person units. (2) The construction of an additional single storey retail wing, to the west of the existing block, comprising of 1,976sqm of gross internal floor area. The existing block and proposed block being inter-connected by an atrium lobby measuring 124sqm. (3) Modifications to the existing surface car park area, including the ramp access to the existing basement car park. Modifications to existing and additional hard and soft landscaping provisions to the site. (4)Modifications and connection to all other associated site services
Core Refusal Reason
The development was refused due to substandard urban design, inadequate residential amenity and open space, and insufficient assessment of traffic impacts and pedestrian safety.
Decision Maker's Conclusion
- The proposed layout fails to establish a strong urban definition or high-quality public realm, contrary to the Galway City Development Plan's objectives for the Westside area and injurious to future residential amenities.
- The design of internal roads and paths fails to prioritize pedestrians and cyclists, creating a traffic hazard and lacking safe connectivity to the surrounding neighborhood infrastructure.
- The application provides poor-quality communal open space and lacks essential technical assessments concerning daylight, sunlight, traffic impacts, and parking management.