Core Refusal Reason
The proposal fails to meet rural housing policy requirements as the structures are too ruinous to qualify for renovation, the applicant did not demonstrate a local housing need, and the site presents significant technical constraints regarding wastewater treatment and road safety.
Decision Maker's Conclusion
- The existing structures are in an advanced state of dilapidation and do not meet the criteria for renovation under Policy Objective RH7, effectively making the proposal a new dwelling for which no rural housing need was established.
- The scale and design of the proposed development would fail to integrate into the sensitive Class 3 Coastal Landscape, conflicting with landscape conservation objectives and setting an undesirable precedent for the area.
- The applicant failed to provide sufficient evidence that the site can safely accommodate a wastewater treatment system due to shallow soil and rock outcropping, or that the narrow access road and sightlines are adequate for public safety.
Cited Policies (CDP)
Policy Objective RH 7Policy Objective RH 4Policy Objective WW 6Policy Objective LCM 1Policy Objective LCM 2DM Standard 8DM Standard 28DM Standard 38DM Standard 39DM Standard 46
Decision Document Summary
The applicant sought permission to refurbish and extend semi-ruinous dwellings and install a new effluent treatment system at An Dólainn, Roundstone, Co. Galway, situated within a sensitive Class 3 Coastal Landscape. Galway County Council refused the application on six grounds, primarily because the ruins were deemed too dilapidated to be considered for renovation under Policy Objective RH7, and the applicant failed to demonstrate a 'rural generated housing need' required for new builds in this ...SOURCE PDFOpen Original
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