2261199

to construct side & rear extension to existing commercial/retail development (approved under 02/4583 & 062587). Proposed development to consist of ground floor retail unit with specialist offices at first, second & third floor levels. Application to also include extra car spaces & bicycle storage stands. Gross floor space of proposed works 1,428.00sqm

Refused

Core Refusal Reason

The Inspector recommended a grant of permission, concluding that the proposed office and retail extension is compatible with the C1 Town Centre zoning, supports the sustainable growth and vitality of Oranmore, and does not pose significant environmental or flood risks that cannot be managed by condition.

Decision Maker's Conclusion

  • The provision of office space slightly exceeding the 1,000 sqm threshold is considered an acceptable exceptional circumstance that enhances the vitality and critical mass of the town centre without adverse impacts.
  • The absence of a detailed Appropriate Assessment screening and Flood Risk Assessment is not a material contravention because the site is located in Flood Zone C and consists of existing hardstanding with no direct hydrological connection to sensitive European sites.
  • The development represents a sustainable densification of a serviced town centre site that aligns with the strategic vision of the Metropolitan Area Strategic Plan (MASP) to create well-planned, consolidated communities.

Cited Policies (CDP)

C1 Town Centre ZoningGalway County Development Plan 2022-2028Volume 2 Metropolitan Area Strategic Plan (MASP)Section 2.12 Metropolitan Settlement OranmoreOMSP 2 (Sustainable Town Centre)OMSP 3 (Business and Enterprise)OMSP 4 (Business and Technology)OMSP 14 (Environment and Heritage)GCMA 5 (Town Centre Uses)GCMA 18 (Flood Zones and Appropriate Land Uses)GCMA 23 (Land Use Zoning Matrix)NHB 1 (Natural Heritage and Biodiversity)DM Standard 50 (Environmental Assessments)DM Standard 67 (Sustainable Drainage Systems)Policy Objective FL 8 (Flood Risk Assessment)

Decision Document Summary

This report concerns a first-party appeal by Paul Miskella against Galway County Council's decision to refuse permission for a side and rear extension to an existing commercial building at Innplot, Oranmore. The proposal includes a ground-floor retail unit and three floors of office space totaling 1,236 sqm. The Planning Authority originally refused permission citing that office uses of this scale were not normally permitted in the town centre zoning and that the applicant failed to provide suff...
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Planning application 2261199, Galway County Council | Precedent.ie