2260906

for a) New Veterinary Clinic building and yard, b) sewage treatment plant and percolation area, c) internal road and carparking, d) realignment of the access junction onto the R341 to include widening of local road and construction of new footpath, e) along with all ancillary site works and site services. Gross floor area of proposed works: 317.25 sqm

Granted

Core Planning Reasoning

The Inspector recommended refusal primarily because the applicant failed to demonstrate that the on-site wastewater treatment system would not negatively impact groundwater quality and public health in an area of extreme aquifer vulnerability, which also poses a potential risk to the nearby Connemara Bogs SAC.

Decision Maker's Conclusion

  • The principle of a veterinary clinic for large animals is acceptable at this location within the Clifden settlement boundary, and the design and traffic safety measures were generally found to be satisfactory.
  • Major technical shortcomings were identified in the Site Characterisation Report (SCR) regarding wastewater treatment, specifically relating to incorrect pre-soaking procedures and the failure to account for extreme aquifer vulnerability and nearby bedrock.
  • In the absence of a Natura Impact Statement (NIS), the Board is precluded from granting permission as it cannot be ruled out that the development would have a significant effect on the Connemara Bogs SAC via groundwater connectivity.

Cited Policies (CDP)

Section 4.12 (Equine Industry)Policy Objective EQ1Section 2.4.9 (Economic Development)S5 Small Growth TownsSection 5, Table 5.4 (Economic Appraisal)Section 8 (Landscape)Section 10 (Natural Heritage)Policy Objective NHB 1Policy Objective NHB 2Policy Objective NHB 3Section 15 (Development Management Standards)DM Standard 56 (Health/Veterinary Surgeries)DM Standard 68 (Flood Risk)SGT 12 (High Quality Design)CSGT 4 (Business & Enterprise)Policy Objective RD3Policy Objective CSGT1

Decision Document Summary

The proposal seeks planning permission for a 317.25sqm veterinary clinic and yard, dedicated specifically to large farm animals and horses, on an 0.85-hectare agricultural site at Ardbear, Clifden, Co. Galway. The project includes a proprietary wastewater treatment system, road widening, and the construction of a new footpath to Clifden town. Although Galway County Council initially granted permission, the decision was appealed by local residents concerned with traffic, noise, and landscape impa...
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