Refusal decisions · 29 June–5 July 2026

The council’s formal grounds for this decision. Planner assessment and later appeal outcomes are separate.

1. The subject site is located within Class 3 Special Landscape Sensitivity. Class 3 Landscape is identified in the 2022-2028 Galway County Development Plan as ‘Special’ with a high sensitivity to change whereby as per DM Standard 46, new dwellings are restricted to essential residential needs of local households, family farm business and locally resourced enterprises including those with substantiated cases for such a specific location and which are in compliance with settlement policies. Having regard to the requirements of Policy Objective RH4 and DM Standard 46, based on the information submitted the planning authority is not satisfied that the applicant complies with the criteria set out in the aforementioned criteria. Accordingly, to grant the proposed development would contravene materially policy objectives and a development management standard contained in the county development plan, and therefore would be contrary to the proper planning and sustainable development of the area.

   Official final decision · PDF page 2

2. In respect of water supply to serve the proposed dwelling, the application form indicates a new connection to the public mains. Having regard to Policy Objective WS 4 Requirement to Liaise with Irish Water – Water Supply and DM Standard 36: Public Water Supply and Wastewater Collection of the Galway County Development Plan, 2022-2028 the applicant is required to submit documentary evidence from Irish Water to confirm the availably of a connection to the public water mains at this location. In the absence of these details, the planning authority cannot confirm safe water supply to the proposed dwelling, therefore the proposed development would be prejudicial to public health and contrary to the proper planning and sustainable development of the area.

   Official final decision · PDF page 2

3. Having regard to the following: - the deficiency of the existing narrow private right of way route segment directly serving the site, - ambiguity as to the feasibility of the road upgrades works from a legal interest/entitlement and implementation perspective, Accordingly, to grant the proposed development in the absence of written consent from relevant landowner, the absence of adequate road infrastructure would be premature and would constitute disorderly and haphazard development and therefore if permitted would endanger public safety by reason of traffic hazard or obstruction of road users and would be contrary to the proper planning and sustainable development of the area.

   Official final decision · PDF page 2

4. The proposed development, having regard to the site configuration and the associated elongated and haphazard vehicular access provision to serve the proposal including the set back of proposed unit to the rear of the established building line along the public road to the south, it is considered that the development, if permitted, would constitute obtrusive and disorderly development, would result in a built form that would not fit appropriately or integrate effectively into this rural location, and would contravene materially DM Standard 8 and DM Standard 46 of the Galway County Development Plan 2022-2028. Accordingly to grant the proposed development would interfere with the character of the landscape, would detract from the visual amenity of the area, would militate against the preservation of the rural environment, would contravene materially development management standards contained in the county development plan and would be contrary to the proper planning and sustainable development of the area.

   Official final decision · PDF page 2, 3

5. In the absence of an up-to-date testing of the subject site for effluent disposal in accordance with the EPA document Code of Practice: Domestic Waste Water Treatment Systems (Population Equivalent ≤10), 2021 and having regard to the location of the site in an area which has a vulnerability rating of 'extreme’, in conjunction with the requirements set out in Section 4.5 of the Sustainable Rural Housing Guidelines for Planning Authorities (2005) in relation to acceptable wastewater treatment and disposal for new dwellings in un-sewered rural areas, the Planning Authority is not satisfied that the safe disposal of domestic effluent on site can be guaranteed in strict accordance with the EPA document Code of Practice: Domestic Waste Water Treatment Systems (Population Equivalent ≤10), 2021. Accordingly to grant the proposed development would be prejudicial to public health, would be contrary to the 2021 EPA Code of Practice Wastewater Manual and DM Standard 38, would seriously endanger the health and safety of persons occupying the structure, would pose an unacceptable risk to surface waters contrary to EU Groundwater Directive (80/86/EEC), would be contrary to ministerial guidelines issued to the planning authorities under Section 28 of the Planning and Development Act 2000, as amended, and therefore, would be contrary to the proper planning and sustainable development of the area.

   Official final decision · PDF page 3

Local extraction verified against a checked notice format. Document SHA-256: 8e9512726f2ad01ae111a912fbc16b7244c0d1e18f623271f5fc90533fafe325

The council’s formal grounds for this decision. Planner assessment and later appeal outcomes are separate.

1. In the absence of any details relating to surface water management for the development, and considering the substantial groundworks required on site based on the details submitted, and considering the hydrological conduit to a European site, and to the lacunae identified in the submitted Appropriate Assessment Screening Report, it is considered that the development has, in the absence of satisfactory evidence to the contrary, the potential to have significantly likely affects on the qualifying interests and conservation objectives of the Lough Corrib SAC (Site Code:000297) and would therefore materially contravene Policy Objective NHB 1 Natural Heritage and Biodiversity of Designated Sites, Habitats and Species, Policy Objective NHB 2 European Sites and Appropriate Assessment, and Policy Objective WR 1 Water Resources, and DM Standard 50 Environmental Assessments of the Galway County Development Plan 2022-2028 and would therefore be contrary to the proper planning and sustainable development of the area.

   Official final decision · PDF page 2

2. The site of the proposed development is located within an indicative flood risk area, with direct hydrological links to the Lough Corrib SAC (Site Code:000297), and therefore the Planning Authority has serious concerns regarding the proposed development, in the absence of a Site Specific Flood Risk Assessment being carried out and satisfactory evidence of surface water management. Therefore, the Planning Authority are not satisfied that the proposed development would not potentially exacerbate flooding in the area in the future or that the proposed development would not exacerbate flooding elsewhere. It is considered that the proposed development would be contrary to Policy Objective FL 2 and Policy Objective FL 3 of the Galway County Development Plan 2022-2028, and the Planning System and Flood Risk Management Guidelines 2009 and would set an undesirable precedent for similar future developments and would therefore be contrary to the proper planning and sustainable development in the area.

   Official final decision · PDF page 2

3. Having regard to the following: - The absence of a formal vehicular access provision and associated internalized roadway arrangement to serve the shed footprint, - The lack of any demonstration of sight visibility distances along the public roadside in respect the proposed development, - The landlocked nature of the proposed development from a vehicular access provision perspective, It is therefore considered that to permit the proposal would constitute haphazard and disorderly development and would have potential to compromise road safety and be contrary to DM Standard 28 and DM Standard 13 of the Galway County Development Plan 2022 – 2028 and to the proper planning and sustainable development of the area.

   Official final decision · PDF page 2, 3

4. Based on the information received, the Planning Authority is not satisfied that surface water generated on site can be satisfactorily disposed of on site. Therefore, if permitted as proposed the development would materially contravene Objective WW7 and DM Standard 67 of the Galway County Development Plan 2022-2028 and therefore would be contrary to the proper planning and sustainable development of the area.

   Official final decision · PDF page 3

5. As outlined in the submission received from the Department of Housing, Local Government and Heritage, mapping of the Water Framework Directive Areas For Action Plans identify these lands as being where water quality is either "At Risk" of not achieving its required status or requires urgent protection. The Water Framework Directive Cycle Groundwater Bodies (2022- 2027) mapping categorizes this part of the Lough Corrib, and its catchment as a Drinking Water Protected Area. It is important in this area to ensure that the water quality is protected to avoid the need for intensive treatment before it is supplied as drinking water. Therefore, in the absence of any such assessment in the details received, to the identified lacunae in the submitted Appropriate Assessment Screening Report, the development as proposed, is deemed contrary to Policy Objective WS 6 and Policy Objective WS 7 and to permit the development would be contrary to policy objectives of the Galway County Development Plan 2022-2028, would pose an unacceptable risk to water quality and would be contrary to the proper planning and sustainable development of the area.

   Official final decision · PDF page 3

6. Having regard to the following: - The lack of sufficient evidence of an established agricultural enterprise and justification accompanying the application content, - The lacunae associated with the Appropriate Assessment Screening Report submitted, The Planning Authority consider the proposed development, in the absence of a satisfactory agricultural justification for the works, to be contrary to the provisions of Policy Objective AD 1 Sustainable Agriculture Practices and DM Standard 13 of the Galway County Development Plan 2022-2028 therefore to permit same in light of this lacunae would create an undesirable precedent for similar future developments in the area and be contrary to the proper planning and sustainable development of the area.

   Official final decision · PDF page 3

Local extraction verified against a checked notice format. Document SHA-256: 7eccdabb9cf442ae3bec58c98faee35bc3e3c6d5a02ff066bd6f416379622b50

The council’s formal grounds for this decision. Planner assessment and later appeal outcomes are separate.

1. Based on the information submitted where the 80kph speed limit resides, whilst having regard to proposed development access point and generated traffic movements onto/from the restricted regional public road network (R332), whilst considering the restricted exit and entry visibility splays owing to the sub optimum horizontal and vertical alignment in particular to/from a western direction. Furthermore, it is considered the significant scale of roadside intervention that will be required, whilst outside the control of the applicant will negatively impact the public road and vulnerable road users’ safety. It is considered that if permitted as proposed that the development would endanger public safety by reason of traffic hazard, obstruction of road users or otherwise, contrary to policy objectives NNR1, and DM Standards 28, DM standard 33a of the Galway County Development Plan 2022-2028.

   Official final decision · PDF page 2

2. Based on submissions received, the applicant is not considered to comply with the stringent criteria set out in DM Standard 26 of the Galway County Development Plan 2022 – 2028 whereby development directly onto restricted regional carriageways is confined to family owned lands and therefore to permit the proposal would contravene Policy Objective NRR 1 & DM Standard 26 of the County Development Plan and be contrary to the proper planning and sustainable development of the area.

   Official final decision · PDF page 2

3. Based on submissions received, the Planning Authority in the absence of fulsome cross section through the development/subject site and contextual streetscape elevations is not satisfied that the project is capable of assimilating satisfactorily into this rural setting. Accordingly, to grant the proposed development in light of the aforementioned lacunae would have potential detract from the visual amenity of the area, would militate against the preservation of the rural environment and therefore would be contrary to Policy Objective RH9 and Development Management Standards 1 and 8 of the Galway County Development Plan 2022-2028 and the proposed planning and sustainable development of the area.

   Official final decision · PDF page 2

Local extraction verified against a checked notice format. Document SHA-256: 1950a53a15b3e8686de884fb955a643654354e88af5ade7cabfb41a16bef5ffb

The council’s formal grounds for this decision. Planner assessment and later appeal outcomes are separate.

1. The subject site is located along the Galway Bay Scenic Route within a Class 3 Special Landscape Sensitivity. Noting the site context, adjoining a protected scenic route, within a protected view point angle, to the sensitivities of this Class 3 landscape, it is considered that the balcony if permitted would result in a visually obtrusive feature which would not fit appropriately or assimilate effectively into this rural setting contrary to Policy Objective RH 9, Policy Objective LCM 2, Policy Objective LCM 3, Policy Objective PVSR 1 and DM Standard 4 contained in the Galway County Development Plan, 2022-2028. Accordingly, to grant the proposed development would potentially interfere with the character of the landscape, detract from the visual amenity of the area, militate against the preservation of the rural environment, would set an undesirable precedent for similar future development, contravene policy objectives and a development management standard contained in the current county development plan and would therefore be contrary to the proper planning and sustainable development of the area.

   Official final decision · PDF page 2

Local extraction verified against a checked notice format. Document SHA-256: 9b3889ca45eb5db6163e4046bb468bbf52504838c5cc2c3689dcc28e7c9d02d2

The council’s formal grounds for this decision. Planner assessment and later appeal outcomes are separate.

1. Having regard to the confined nature of the site in the context of restricted manoeuvrability of vehicular movements, owing to the further intensification of use with unsatisfactory carparking provision to serve the proposed scale of development, in conjunction with the absence of a road safety audit, it is considered that associated traffic concerns will arise owing to the overflow of parking onto the adjacent road network as a result of the proposed development. Therefore, to permit the development as proposed is considered contrary to DM Standard 31 (d),(e),(f), & (g) and DM Standard 33(a) of the Galway County Development Plan 2022-2028. Accordingly, if permitted as proposed, the development would endanger public safety by reason of a traffic hazard, obstruction of road users or otherwise, and therefore would be contrary to the proper planning and sustainable development of the area.

   Official final decision · PDF page 2

2. Having regard to the proposed amendments to previously granted parent file regarding vehicular entrance detail, crossing points, parking regime, omission of integral footpath linkage to the R336, in conjunction with the creation of an alternative new footpath and staircase in contravention to universal access design thus increasing the risk imposed whilst significantly impacting vulnerable road user safety, it is considered that the proposal introduces numerous road safety concerns that would result in haphazard parking arrangements with the potential to impact traffic movements in the local area, and which would therefore endanger public safety by reason of traffic hazard or obstruction of road users or otherwise, and would therefore be contrary to the proper planning and sustainable development of the area.

   Official final decision · PDF page 2

3. The reduction of shared open space has led to insufficient useable open space area to serve the dwellings and does not provide well-planned and considered open space that is a sufficient size and is considered contrary to Policy Objective UL 5 of the Galway County Development Plan 2022-2028. Accordingly, to grant the development as proposed, would contravene a policy objective of the Galway County Development Plan 2022-2028, and would represent a substandard provision of open space to the detriment of future occupiers and therefore, contrary to the proper planning and sustainable development of the local area.

   Official final decision · PDF page 2

4. The footpath implemented within the scheme, incorporating a staircase, does not accommodate people with mobility issues and is therefore considered contrary to DM Standard 22 of the Galway County Development Plan 2022-2028. Therefore, to permit the development as proposed is contrary to a development management standard contained in the Galway County Development Plan 2022-2028 and is contrary to the proper planning and sustainable development of the local area.

   Official final decision · PDF page 2

Local extraction verified against a checked notice format. Document SHA-256: 1be4e5f0a96562916ef746c17546387d992834cedbff97b287a684b5289a9537

The council’s formal grounds for this decision. Planner assessment and later appeal outcomes are separate.

1. From review of available planning history, the structure does not benefit from planning permission and a change of use from the former garda station use has not been sought. An extension to the structure, which comprises 2 no. residential units, is therefore not permitted in principle. Therefore, to grant permission for the proposed development would exacerbate the unauthorised development on site, would set an undesirable precedent and would be contrary to the proper planning and sustainable development of the area.

   Official final decision · PDF page 2

2. The proposed extension, by reason of its scale and forward siting in relation to the existing structure would represent a development which cannot be considered subordinate to the existing structure. The development is therefore contrary to DM standard 4 of the Galway County Development Plan 2022 -2028, would set an undesirable precedent for similar future development and would be contrary to the proper planning and sustainable development of the area.

   Official final decision · PDF page 2

Local extraction verified against a checked notice format. Document SHA-256: b8f466c2761d1b3636cd59e7ff3e59fa3fb73e3426497e4cbf83da10df9bd12a