2261213

to build a detached granny flat next to the family home. Replace septic tank with a New & Shared treatment system. Upgrade with new polishing filter. Gross floor space of proposed works 84.00sqm.

Refused

Core Refusal Reason

The proposal fails to demonstrate a proven rural housing need in a high-pressure area, exceeds the maximum floor area for ancillary accommodation, is not physically attached to the main dwelling, and lacks adequate site characterisation for safe wastewater disposal.

Decision Maker's Conclusion

  • The applicant failed to establish a substantiated rural housing need for an additional residential unit within the Galway County Transportation and Planning Study (GCTPS) area, contrary to Policy Objective RH 2.
  • The proposed development is not physically attached to the existing dwelling and exceeds the 75sqm maximum floor area limit, failing to meet the criteria for dependent relative accommodation set out in Policy Objective RH 12 and DM Standard 5.
  • The Planning Authority is not satisfied that the site can safely accommodate the proposed wastewater treatment system due to incomplete site characterisation, posing a potential risk to public health and groundwater quality.

Cited Policies (CDP)

Policy Objective RH 2Policy Objective RH 12DM Standard 5Policy Objective RC 2Policy Objective RH 9Policy Objective NBH 1Policy Objective NHB 3Policy Objective FL 1Policy Objective LCM 2Policy Objective LCM 3Policy Objective WR 1Policy Objective WW 6Policy Objective WW 11DM Standard 7DM Standard 8DM Standard 9DM Standard 11DM Standard 28DM Standard 29DM Standard 30DM Standard 36DM Standard 38DM Standard 46DM Standard 47DM Standard 50DM Standard 67

Decision Document Summary

The applicant sought permission for a detached 84sqm granny flat and an upgraded wastewater treatment system at Kilcahill, Co. Galway, located within a rural area under strong urban pressure (GCTPS). The application was refused primarily because the proposal constitutes an independent residential unit for which no rural housing need was demonstrated. Additionally, the design failed to comply with standards for 'Granny Flats' as it was not attached to the primary residence and exceeded size limit...
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