2260430

to construct a new dwelling house, effluent treatment system and polishing filter as well as all ancillary site works. Gross floor space of proposed works 283.20sqm.

Refused

Core Refusal Reason

The application was refused due to the applicant's failure to demonstrate a genuine rural housing need, unsuitable site conditions for wastewater treatment (peaty soil and high water table), lack of confirmed water connection, and potential negative impacts on nearby European protected sites.

Decision Maker's Conclusion

  • The applicant failed to provide sufficient documentary evidence of long-standing local intrinsic rural links to the area, meaning the proposal does not meet the rural housing need criteria set out in Objective RH4 of the County Development Plan.
  • The site's poor drainage characteristics, evidenced by peaty substrates and a high water table observed during inspection, mean the Planning Authority is not satisfied that domestic effluent can be safely disposed of on-site without risking public health and surface water quality.
  • In the absence of a confirmed connection to the public water mains and a satisfactory Appropriate Assessment screening, the development poses a risk to public health and has the potential to adversely affect the integrity of nearby Natura 2000 sites, including the Twelve Bens/Garraun Complex SAC.

Cited Policies (CDP)

Objective RH4Policy Objective WW6DM Standard 38DM Standard 36Policy Objective NHB1Policy Objective NHB 2DM Standard 50Objective RH9DM Standard 7DM Standard 9DM Standard 11Section 4.5.2Section 4.6Section 4.6.2Section 4.6.3Section 7.5.2Section 7.5.5Section 7.5.9Section 8.13Section 8.13.1Section 15.2.2Section 15.3.1Section 15.5.2Section 15.6.1Section 15.7.2

Decision Document Summary

The applicant sought permission for a 283.20sqm two-storey dwelling and a proprietary wastewater treatment system on a 0.296Ha greenfield site in Tooreena, West Galway, located within a Class 4 'Iconic' landscape. Galway County Council refused the application because the applicant did not establish a demonstrable economic or social rural housing need. Furthermore, the site was deemed unsuitable for wastewater treatment due to peaty soil and high water table conditions, which, combined with a lac...
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