2261155

for the construction of new ferry staff accommodation, office and equipment storage along with a wastewater treatment system. Gross floor space of proposed works 134.00 sqm

Refused

Core Refusal Reason

The proposal failed to demonstrate a genuine rural housing need under Policy Objective RH4, presented significant risks to the integrity of protected Natura 2000 sites (SAC/SPA) due to wastewater discharge and habitat loss, and would negatively impact a highly sensitive Class 3 'Special' landscape.

Decision Maker's Conclusion

  • The applicant did not satisfy the qualifying criteria for rural generated housing need as required by Policy Objective RH4 of the Galway County Development Plan 2022-2028.
  • The Inspector could not conclude with scientific certainty that the project would not adversely affect the integrity of the Inishbofin and Inishshark SAC and the Inishbofin, Omey Island and Turbot Island SPA, particularly regarding wastewater discharge and the protection of the Corncrake.
  • The proposed development would interfere with a sensitive Class 3 'Special' landscape and presents a potential public health risk due to unproven effluent disposal suitability and the lack of a confirmed water supply connection.

Cited Policies (CDP)

Policy Objective RH4Policy Objective RC 2Policy Objective RH9Policy Objectives LCM 1 and LCM 2Policy Objectives NHB 1, 2, 3, 4, 5, 9Objective WW6DM Standard 7DM Standard 8DM Standard 11DM Standard 29DM Standard 36DM Standard 37DM Standard 38DM Standard 46DM Standard 50Policy Objective TI 1Objective IS 4 Rural Housing on the Islands

Decision Document Summary

The proposal involves the construction of a ferry staff accommodation unit, office, and equipment storage on an agricultural site at Cloonamore, Inishbofin. The site is situated within a 'Special' Class 3 landscape and is co-located with protected European sites (Inishbofin and Inishshark SAC). While the applicant argued the development is essential infrastructure for ferry operations, the Inspector determined that it constitutes a residential dwelling, and thus requires the applicant to demonst...
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