Refusal decisions · 3–9 Aug 2026

1. Having regard to the proposed development which consists of the retention of an annexe building in conjunction with the existing dwelling house and both structures utilising a singular communal on-site wastewater treatment system, the Planning Authority is not satisfied on the basis of the details submitted with the planning application that the existing wastewater treatment plant can adequately service the proposed development. Furthermore, the Planning Authority has no record of planning approval in relation to the existing wastewater treatment system which was installed in 2019. Therefore, the Planning Authority is not satisfied that the development would not be prejudicial to public health and would be contrary to DM Standard 38 of the Galway County Development Plan 2022-2028 in the absence of contrary evidence. The proposed development would therefore be contrary to the proper planning and sustainable development on the area.
2. Having regard to lack of information with regards to all works carried out on site including that of the wastewater treatment system the Planning Authority are not satisfied that the likely significant effects of all of the unauthorised development that has occurred within the planning unit on European sites can be screened out. Potential impacts must be considered in combination with other plans and projects. Therefore, if permitted as proposed in the absence of contrary evidence, the planning authority cannot be satisfied that the proposal will not adversely affect the integrity of a European site in view of its conservation objectives of protected European sites for flora and fauna and would potentially materially contravene Policy Objectives NHB1, NHB2 and NHB3 of the Galway County Development Plan 2022-2028 and would therefore be contrary to the proper planning and sustainable development of the area. Please

Considering the lack of information submitted on the existing septic tank and percolation area or the condition and capacity of same and owing to no justification having been provided for the retention of a septic tank at this location, the Planning Authority is not satisfied that the safe disposal of domestic effluent on site can be guaranteed in strict accordance with the EPA Code of Practice Wastewater Manual. Accordingly to grant the proposed development would be prejudicial to public health, would be contrary to the 2021 EPA Code of Practice Wastewater Manual, would seriously endanger public health, would materially contravene Policy Objectives WW6 and DM Standard 38 of the Galway County Development Plan 2022-2028, and therefore, would be contrary to the proper planning and sustainable development of the area. 3 Footnote: An

1. Regulations 2019 and any other future legislation and guidelines are applied where planning permission is required to control short-term letting accommodation to prevent a negative impact on housing supply and /or an over-concentration of such uses. Notwithstanding this, where planning consent is required under legislation for short-term letting, there will be a presumption against allowing such a use in view of the status of the city defined as a rent pressure zone”, therefore, such a proposal is contrary to the stated policy of Galway City Development Plan 2023 – 2029.
2. The use of this dwelling for short-term letting would be contrary to the Galway City Development Plan 2023 – 2029, Chapter 11, as such would be a commercial venture located within a mature housing development, consisting of single residential dwellings. The development would render it contrary to the objectives of the Condition No 5 of Pl.Ref.No. 08/733 and the Galway City Development Plan 2023 - 2029, resulting in a deterioration in the residential character of the area, depreciating the value of residential properties by way of nuisance and impact on adjacent rear gardens and residences, level of commercial customer throughput and commercial noise generated by the guests, and the associated increased commercial traffic movements and hours of such activities, would be in excess of what has been the norm within this mature residential housing development injuring the amenities enjoyed by the wider community and would adversely impact upon the residential amenities of the area. SIGNED: DATE: ___________________ Director of Services Urban Development 06/08/2026 G a l w a y C i t y P l a n n i n g A u t h o r i t y - I n s p e c t i o n P u r p o s e s O n l y !

1. The proposed extension, by reason of its scale, mass, bulk and siting would represent a development which cannot be considered subordinate to the existing dwelling house. 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.
2. The Planning Authority notes that the applicant has not submitted sufficient information to demonstrate that the dwelling house as constructed, including associated site services, together with the existing site boundaries and dual vehicular entrances, constitute authorised development. In the absence of evidence confirming the authorised status of these elements, the Planning Authority cannot satisfactorily assess the proposed development. Accordingly, the proposed development is considered unacceptable in principle. The granting of permission in these circumstances could facilitate or perpetuate unauthorised development and would set an undesirable precedent for similar development. The proposed development would therefore be contrary to the proper planning and sustainable development of the area. 3 Footnote: An

1. Having regard to the deficiencies, inconsistencies and unsatisfactory justification contained within the submitted Site Characterisation Assessment Report and accompanying application documentation, including the groundwater conditions evident on site and the apparent presence of water within the trial hole, the Planning Authority is not satisfied that the suitability of the site for the proposed wastewater treatment and disposal system has been adequately demonstrated in accordance with the EPA Code of Practice for Wastewater Treatment and Disposal Systems Serving Single Houses (PE ≤10) 2021. Furthermore, the Planning Authority notes that no established dwelling exists on the site to be served by the proposed wastewater treatment infrastructure. In the absence of sufficient planning justification for the provision of a standalone wastewater treatment system in an unserviced rural area, the proposal would facilitate the inappropriate proliferation of individual wastewater treatment infrastructure and would undermine the proper and sustainable planning of such areas. Accordingly, the proposed development would materially contravene Policy Objective WW6 of the Galway County Development Plan 2022-2028 and Development Management Standard 38 (Effluent Treatment Plants), would pose an unacceptable risk to groundwater and surface water quality, would be prejudicial to public health and safety, and would therefore be contrary to the proper planning and sustainable development of the area.
2. Having regard to the failure of the Applicant to demonstrate conclusive evidence in relation to the planning status of the existing building on site as a private residence, in conjunction with (inter alia) the inadequate vehicular access provision, the lack of appropriate open space provision and the proposal to hereby augment and further intensify the said entity, the planning authority considers that the proposed development would if permitted in light of the aforementioned lacunae perpetuate and intensity existing unauthorised development on site. Accordingly, to grant the development as proposed would therefore be contrary to the principles of the proper planning and sustainable development of the area. 3 Footnote: An

Having regard to the submitted application details, the reasons for delay outlined by the applicant, the site inspection undertaken on 30th July 2026 and the requirements of Section 42 of the Planning and Development Act 2000 (as amended), the Planning Authority is not satisfied that substantial works were carried out pursuant to the planning permission during the appropriate period. Accordingly, it is considered that the permitted development does not comply with the requirements of Section 42(1)(c)(iii) of the Planning and Development Act 2000 (as amended). The Planning Authority therefore cannot facilitate the extension of duration sought.

1. Having regard to the absence of satisfactory updated information on the existing and proposed surface water management, the existing wastewater treatment system serving the residential unit part of this application and the disposal of any waste disposal generated by activities associated with the farm yard which is also part of this application, and having regard to the unauthorised developments on the subject site, the Planning Authority is not satisfied, in the absence of contrary evidence, that the safe disposal of domestic effluent on site, of any agricultural waste and resulting surface water can be strictly guaranteed. Accordingly, to grant the proposed development would be prejudicial to public health, would be contrary to Policy Objectives AD4, WW6 and WW7 and to DM Standards 14 and 38 DM of the Galway County Development Plan 2022-2028, would pose an unacceptable risk to groundwater water and therefore, would be contrary to the proper planning and sustainable development of the area.
2. Having regard to the provisions of the Galway County Development Plan 2022-2028, it is considered that the development as existing and with an haphazard design does not reflect the permitted applications at this locations and if accepted as existing and as proposed, would constitute a potential traffic hazard, and would interfere with the safety and free flow of traffic on the adjoining public road, would endanger the public safety and would contravene Policy Objective NNR 2 - Safeguard Regional and Local Roads, DM Standard 28 and DM Standard 33 of the Galway County Development Plan 2022-2028 and would be contrary to the proper planning and sustainable development of the area. 3 Footnote: An