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to construct five dwelling houses with domestic garages/fuel stores, each with an on-site sewage treatment system along with a new access road and all ancillary site works. This application is accompanied with an Appropriate Assessment, a Natura Impact Statement (NIS) which includes a bat survey and a Flood risk Assessment report. Gross floor space of proposed works: Houses: 935 sqm, Garages: 225 sqm.

Refused

Core Refusal Reason

The proposal was refused due to poor design quality, lack of pedestrian connectivity to the village core, traffic safety concerns regarding sightlines, and the absence of a required archaeological impact assessment.

Decision Maker's Conclusion

  • The development fails to provide safe pedestrian connectivity to the wider network and lacks adequate sightlines at the site entrance, creating a significant traffic hazard for road users.
  • The proposed layout and design are of poor quality, failing to create a sense of place or a strong urban edge, and do not meet the requirements for high-quality, sensitive design in a Tier 6 settlement.
  • In the absence of a comprehensive archaeological impact assessment, the planning authority cannot be satisfied that the development would not negatively impact potential archaeological remains on the site.

Cited Policies (CDP)

Objective SS7Objective UHO 7Objective UHO 8Section 3.4.5DM Standard 20Objective ARC 1Objective ARC 2Section 2.6Section 2.6.7Section 3.3

Decision Document Summary

Peter Flaherty sought permission for five dwelling houses with individual sewage treatment systems on an unzoned agricultural site in Ballinderreen, Co. Galway. While the site is located within the settlement's speed limits, it is physically disconnected from the village core and lacks pedestrian infrastructure. Galway County Council refused the application because the proposal failed to demonstrate adequate sightlines, featured a substandard design that did not integrate with the urban-rural fr...
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