22982

for a development consisting of: construction of a new house with an effluent system and driveway and associated site works. Gross floor space of proposed works: 89.4 sqm

Refused

Core Refusal Reason

The application was refused due to fundamental site unsuitability regarding wastewater treatment, potential adverse impacts on protected Natura 2000 sites, negative visual impact on a sensitive coastal landscape, and failure to demonstrate both legal access and a genuine rural housing need.

Decision Maker's Conclusion

  • The site exhibits poor drainage characteristics with shallow bedrock and water ponding, rendering it unsuitable for safe domestic effluent disposal and posing a significant risk to public health and surface water quality.
  • The proposal failed to demonstrate that it would not adversely affect the integrity of nearby Natura 2000 sites or the visual character of the 'Special' sensitivity coastal landscape, potentially setting an undesirable precedent for similar developments.
  • The applicant failed to establish sufficient legal interest for access, failed to achieve required sight distances at the site entrance, and did not provide adequate documentation to satisfy the rural housing need criteria for this specific landscape zone.

Cited Policies (CDP)

Policy Objective RC 2Policy Objective RH 9Policy Objective NBH 1Policy Objective NHB 3Policy Objective WR 1Policy Objective LCM 3Policy Objective WW 6Policy Objective WW 11DM Standard 7DM Standard 8DM Standard 9DM Standard 11DM Standard 28DM Standard 29DM Standard 36DM Standard 38DM Standard 46DM Standard 47DM Standard 50DM Standard 63Policy Objective RH 4Policy Objective RH 5Policy Objective LCM 1Policy Objective WS 5

Decision Document Summary

This application proposed the construction of a new house and effluent treatment system at Inis Ni, a sensitive coastal townland near Roundstone, Co. Galway. The site is located within a designated 'Special' sensitivity landscape and in close proximity to several Natura 2000 protected areas. Galway County Council refused permission on seven distinct grounds, primarily focusing on the site's inability to safely treat wastewater due to shallow bedrock, the potential for significant adverse effects...
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