2260591
construction of 6 No. residential units on existing infill residential site in the existing Cuil Na Canalacht housing development, the development will consisting of, 2 no. 3 bed semi-detached houses, 4 no. 3 bed townhouses, Connection to existing surface water, foul sewer and watermain as approved under pl. ref. no. 12/9011 & 06/091 (Ballinasloe Town Council), All associated site development works and services. Access to the proposed development will be via existing access road serving Cuil Na Canalacht previously approved under pl. ref. no. 12/9011 & 06/091 (Ballinasloe Town Council) A Natura Impact statement will be submitted with this application. Gross floor space of proposed works: 611.20 sqm
Core Refusal Reason
The development would provide a substandard level of residential amenity for future occupiers due to insufficient sunlight/daylight, excessively enclosed outlooks from rear elevations, and the poor utility of steeply terraced, north-facing rear gardens.
Decision Maker's Conclusion
- The principle of residential development on this infill site is acceptable under the Ballinasloe Local Area Plan and supported by planning precedent.
- The significant level difference between the site and the elevated L4603 road to the south results in severe overshadowing and an oppressive, enclosed outlook for the proposed dwellings.
- The proposed rear gardens, being fragmented across multiple levels with a northerly aspect, would have very limited utility and attractiveness, failing to meet required residential standards.