2261135
for the A.The construction of 16 no. houses. These houses to consist of: 8 no. 3 bedroom semi-detached two storey units, 6 no. 3-bedroom mid-terrace two storey units, 1 no. 2 bedroom single storey bungalow and 1 no. 4 bedroom detached two storey unit. B. The provision of a vehicular access point off Galway Road (N84), C. Central communal open space area, D. Internal road, raised pedestrian crossing and pedestrian connectivity via the existing Eallagh estate, E. Public realm landscaping & new boundary treatments, F. Connection to watermain, relocation of existing sewer and storm water network on site and connection to same, together with all ancillary site works and services.Gross floor space of proposed works 1894 sqm.
Core Refusal Reason
The development is located on lands zoned 'Residential Phase 2' and would materially contravene Policy Objective SGT 1 regarding residential phasing; furthermore, the lack of safe pedestrian and cycle infrastructure along the N84 would create a significant traffic hazard.
Decision Maker's Conclusion
- The applicant failed to provide a substantiated evidence-based case to justify the development of Phase 2 residential lands ahead of Phase 1 lands, meaning the proposal materially contravenes the Galway County Development Plan's core strategy.
- The absence of a public footpath or cycle path along the N84 between the appeal site and Headford town center would force pedestrians onto the hard shoulder of a national road, resulting in a serious traffic hazard.
- While the internal housing mix and layout are generally acceptable, the fundamental issues of prematurity regarding phasing and the lack of safe town-center connectivity warrant a refusal of permission.