211473

for the construction of a new dwelling house, garage, sewage treatment unit and percolation area. Gross floor space of proposed works is; House 252 sqm

Refused

Core Refusal Reason

The applicant failed to demonstrate a genuine rural housing need as required by Objective RHO3 of the Galway County Development Plan, specifically failing to prove they have lived within 8km of the site for a substantial period.

Decision Maker's Conclusion

  • The applicant failed to demonstrate compliance with Objective RHO3 of the Galway County Development Plan 2015-2021, as they have not resided within 8km of the application site for a substantial period of their lives.
  • The proposed development is located within a Class 4 'Special' rural landscape where housing is strictly restricted to essential local residential needs and family farm businesses.
  • Granting permission would contravene the Rural Housing Policies and Development Management Standards (specifically DM Standard 39) intended to protect sensitive rural landscapes from unsustainable development.

Cited Policies (CDP)

Objective RHO3DM Standard 39Chapter 3 - Urban & Rural HousingSection 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 Development (Urban and Rural)Section 13.4 Rural Residential Considerations

Decision Document Summary

The proposal involves the construction of a 252 sqm single-storey dwelling, domestic garage, and wastewater treatment system at Clockbrack Upper, North Connemara. The site is situated within a Class 4 'Special' rural landscape, which carries high sensitivity and strict controls on new residential development. Although the applicant is a sheep farmer who inherited the land, the planning authority determined that they did not meet the 'local need' criteria because they had not lived within 8km of ...
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