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to construct a dwelling house with septic tank and wastewater treatment plant. An NIS will accompany the application. Gross floor space of proposed works: 223.1 sqm.

Refused

Core Refusal Reason

The application was refused due to the applicant's failure to demonstrate a genuine rural housing need, the potential for significant negative visual impact on a sensitive Class 4 coastal landscape, and unsuitable ground conditions for wastewater treatment.

Decision Maker's Conclusion

  • The applicant failed to demonstrate sufficient intrinsic local links or a genuine rural-generated housing need for the area, contrary to Objective RHO 3 of the County Development Plan.
  • The proposed development, including a substantial access road exceeding 150 meters, would be located in a highly sensitive Class 4 coastal landscape of 'Outstanding' value, resulting in a visually obstructive and haphazard form of development.
  • The Planning Authority is not satisfied that the site's poor drainage and soil conditions can safely accommodate the disposal of domestic effluent in accordance with EPA standards, posing a risk to public health and water quality.

Cited Policies (CDP)

Chapter 3 - Urban & Rural HousingSection 3.8.2 Structurally Weak Rural AreasSection 3.9 Rural Housing Policies and ObjectivesChapter 6 Water, Wastewater Management & Extractive IndustrySection 6.17 Water Policies and ObjectivesChapter 9 - Heritage, Landscape & Environmental ManagementSection 9.10.1 Landscape Conservation and ManagementSection 9.11 Landscape Conservation and Management PoliciesChapter 13 - Development Management StandardsSection 13.3 Guidelines for Residential DevelopmentSection 13.4 Rural Residential ConsiderationsObjective RHO 3Objective RHO 1Policy LCM 1Objective LCM 1Objective LCM 2DM Standard 6DM Standard 40

Decision Document Summary

Tommy Conneely sought permission to construct a 223.1 sqm single-storey dwelling with a wastewater treatment system at Aughrus More, Connemara North, on a 0.8ha site. The proposal was refused by Galway County Council primarily because the applicant did not meet the rural housing need criteria for the area. Additionally, the site is located within a highly sensitive Class 4 coastal landscape where the dwelling and its long access road would cause significant visual injury. Finally, the poor perco...
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