2261227

for the refurbishment, conservation and extension works to an existing stone cottage (49sqm). Works include (a): replacement roof and floor (b); alterations to elevations and new windows (c); thermal upgrades to existing stone walls using traditional lime based materials (d); construction of a single storey extension resulting in a single storey, 3-bed dwelling with a total floor area of 146sqm (e); a new wastewater treatment system (f); the upgrade of an existing site entrance and (g) associated site development works.at

Refused

Core Refusal Reason

The proposal failed to meet the criteria for renovating a derelict dwelling, lacked substantiation of rural housing need in a sensitive Class 3 landscape, and presented significant public health risks regarding wastewater disposal and water supply.

Decision Maker's Conclusion

  • The existing structure is considered a ruin rather than a derelict dwelling, and the proposed scale and design would fail to integrate into the sensitive Class 3 coastal landscape, setting an undesirable precedent.
  • The applicants failed to demonstrate a genuine rural-generated housing need or intrinsic links to the area as required by the qualifying criteria for Rural Housing Zone 4.
  • The site exhibits poor drainage characteristics, including peaty substrates and a high water table, which prevents the safe disposal of domestic effluent and poses a risk to public health and surface water quality.

Cited Policies (CDP)

Policy Objective RH 7Policy Objective RH 4Policy Objective LCM 1Policy Objective LCM 2DM Standard 8DM Standard 46Policy Objective WW 6DM Standard 38Policy Objective WS 5

Decision Document Summary

Geoff and Ruth Richardson sought permission for the refurbishment and extension of a 49sqm stone cottage into a 146sqm 3-bedroom dwelling at Inis Ní, Roundstone, located within a sensitive Class 3 coastal landscape. Galway County Council refused the application on four grounds: the structure was deemed a ruin rather than a habitable dwelling, the applicants did not prove a local rural housing need, the site's peaty soil and high water table made it unsuitable for wastewater treatment, and insuff...
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