22975

for the demolition of an existing front porch and existing rear extension, construction of a new two storey rear extension, alterations to existing elevations and internal alterations, new wastewater treatment system, percolation areas and all ancillary site works. Gross floor space of proposed works: 144.65 sqm. Gross floor space of works to be retained: 81.90 sqm. Gross floor space of any demolition: 16.25 sqm

Refused

Core Refusal Reason

The proposed two-storey extension is excessive in scale and massing, failing to integrate with the existing dwelling or the sensitive coastal landscape (Special Landscape Sensitivity Class 3) along a designated scenic route.

Decision Maker's Conclusion

  • The proposed development, by virtue of its excessive scale and massing, fails to subordinate to the existing dwelling and is discordant with the prevailing pattern of development in the area.
  • The design does not appropriately integrate into the sensitive coastal landscape (Class 3) or protect the visual amenities of the designated scenic route along Galway Bay.
  • Granting permission would contravene specific policy objectives (LCM 1, LCM 2, PVSR 1) and DM Standard 4 of the Galway County Development Plan 2022-2028, setting an undesirable precedent for similar inappropriate development.

Cited Policies (CDP)

Chapter 4Chapter 7Chapter 8 (Section 8.13)Chapter 10 (Section 10.6, 10.15)Chapter 12Chapter 14 (Section 14.4, 14.6)Chapter 15 (Section 15.2.4, 15.3.1, 15.6, 15.7.2, 15.13.2)DM Standard 4DM Standard 7DM Standard 8DM Standard 9DM Standard 11DM Standard 36DM Standard 38DM Standard 47Policy Objective LCM 1Policy Objective LCM 2Policy Objective PVSR 1Policy Objective RC 2Policy Objective RH 2Policy Objective RH 4Policy Objective RH 7Policy Objective RH 9Policy Objective FL 1

Decision Document Summary

The applicant sought permission for the demolition of a porch and rear extension to facilitate the construction of a substantial two-storey rear extension and a new wastewater treatment system at Both Chuanna Thiar, Spiddal. The site is located in a highly sensitive coastal area designated as Special Landscape Sensitivity Class 3 along a scenic route. Despite a request for further information to reduce the scale, the applicant maintained the original design. The planning authority refused permis...
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