2261240
for a) the demolition of an existing derelict dwelling & associated sheds, b) the construction of 14 no. residential units, comprising of 4 no. 2 bed ground floor apartments, 3 no. 1 bed ground floor apartments & 7no. 3 bed duplex units over, c) bin storage facility, d) upgrade works to the existing shared vehicular entrance, e) new attenuation unit & connection into the existing public sewers, f) connection to all existing services, g) temporary development advertising board, h) supporting development works including associated car parking, site signage, new boundaries together with all associated site works & services, i) the application will be supported by a Natura Impact Statement (NIS).Gross floor space of proposed works 1,172.00sqm.
Core Refusal Reason
The application was refused due to significant flood risk (Flood Zone A/B), potential adverse impacts on European protected sites (SAC/SPA), and poor design quality/overdevelopment that would be visually obtrusive and lack adequate residential amenity.
Decision Maker's Conclusion
- The proposed development is located within an identified flood risk area (Flood Zone A/B) where residential use is considered highly vulnerable and inappropriate, posing a risk to the health and safety of future occupants.
- The planning authority could not be satisfied that the proposal would not adversely affect the integrity of the Galway Bay Complex SAC and Inner Galway Bay SPA due to the absence of adequate surface water disposal proposals and mitigation measures.
- The design and scale of the 14-unit scheme constitute overdevelopment, resulting in a visually obtrusive feature that lacks sufficient communal open space and fails to integrate effectively into the local landscape.