Refusal decisions · 10–16 Aug 2026

1. Based on the information received, it is considered that the applicants have not satisfactorily demonstrated that they meet with the listed criteria of persons comprising of 'applicant's family, heirs, executors, administrators or persons involved in agricultural related activities in this rural area' in order to fulfill the specific requirements of the enurement condition attached to the parent permission. Furthermore, the applicants have also not satisfactorily demonstrated by means of documentary proof, their permanent residency in the existing property for a continuous duration of seven years. Accordingly, to permit the proposed development in the absence of the aforementioned would materially contravene condition no. 10 (enurement clause) attached to Pl. Ref. 05/4233 and be contrary to the proper planning and sustainable development of the area.
2. Based on the information received, the Planning Authority is not satisfied that the safe disposal of domestic effluent on site can be guaranteed. The wastewater treatment report submitted identifies deficiencies in the existing wastewater treatment arrangements and recommends the provision of an upgraded wastewater treatment system and associated percolation area. As these works do not form part of the current application, which seeks retention of the existing wastewater treatment system only, the Planning Authority is not satisfied that compliance with DM Standard 38 and Policy Objective WW6 of the Galway County Development Plan 2022- 2028 has been demonstrated. Accordingly, the proposed development would be prejudicial to public health, would pose an unacceptable risk to receiving waters, and would be contrary to the proper planning and sustainable development of the area. ADVICE

1. Having regard to the provisions of the Galway County Development Plan 2022 – 2028, in particular, Policy Objective CD 1 and DM Standard 17, it is considered that the development proposed, by reason of the nature of unauthorised commercial use carried out thereon, would constitute a substantial scale of development would be more appropriately located on serviced lands within an urban setting. Furthermore, the applicant has not demonstrated that the development will not have a significant adverse impact on the environment. The development would, therefore, materially contravene Policy Objective CD 1 and DM Standard 17 of the County Development Plan 2022-2028, would create a precedent for similar future developments in the area, and would be contrary to the proper planning and sustainable development of the area.
2. Having regard to the existing residential uses in the immediate vicinity of the site and the nature, scale and size of the development, the location of the development within the front garden of an existing dwelling house, the planning authority is not satisfied that the development will not negatively impact on the residential amenity of adjoining properties and the visual and rural amenity of the area, and therefore if permitted the development would result in haphazard and disorderly development, would depreciate the value of property in the vicinity of the site and would be contrary to the proper planning and sustainable development of the area.
3. Having regard to the provisions of the Galway County Development Plan 2022 – 2028, in particular, DM Standard 6 and DM Standard 19, it is considered that the development proposed does not meet minimum requirements as set out in the aforementioned standards. Therefore, if permitted as proposed the development would materially contravene Objective DM Standard 6 and DM Standard 19 of the Galway County Development Plan 2022-2028, would create a precedent for similar future developments in the area and would be contrary to the proper planning and sustainable development of the area.
4. The subject site is located along a national road N63 where the 100kph speed limit applies. Notwithstanding the proposal to close the existing entrance and relocate the entrance (for which permission has not been sought) It is considered that the proposed development would result in an intensification of use of an alternative access onto the N63, from which sight distances are restricted, is at variance with national policy and DM Standard 27 of the Galway County Development Plan 2022- 2028 in relation to the control of development onto national roads and therefore would endanger public safety by reason of traffic hazard or obstruction of road users or otherwise and therefore would be contrary to the proper planning and sustainable development of the area.
5. In the absence of satisfactory details submitted with the application relating to the consent from Irish Water to connect to the public water mains to serve the proposed development, it is considered that the development if permitted as proposed would pose a serious risk to the public health of persons occupying the facility, would be contrary to Development Management Standards 19 and 36 of the Galway County Development Plan, 2022-2028 and therefore, would be contrary to the proper planning and sustainable development of the area.
6. 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 WS7 and DM Standard 19 of the Galway County 3 Development Plan 2022-2028 and therefore would be contrary to the proper planning and sustainable development of the area.
7. Having regard to lack of information with regards to satisfactory surface water and waste water treatment and potential impacts during operation phases of the proposed development in conjunction with the location of the subject site within 50m of the River Suck Callows SPA, the Planning Authority are not satisfied that the likely significant effects of the proposed development on European sites can be screened out. Therefore, if permitted as proposed, the planning authority cannot be satisfied that the proposal will not adversely affect the integrity of European sites in view of their conservation objectives of protected European sites for flora and fauna and would materially contravene Policy Objectives NHB1, NHB2 and NHB3 of the Galway County Development Plan 2022-2028 and would be contrary to the proper planning and sustainable development of the area.”
8. In the absence of a architectural conservation report with respect to the assessment of the proposed structure to be retained on the protected structure RPS No 3169 – gates/railing, the proposed retention if permitted would be contrary to Policy Objective AH1 and Policy objective AH2, DM standard 58 and DM standard 59 of Galway County Development Plan 2022-2028 and contrary to the proper planning and sustainable development of the area 4 Footnote: An

The proposed vehicular access onto the public road network is deemed unsatisfactory owing to the sub optimum horizontal and vertical alignments, precluding the provision, and maintenance of a safe and satisfactory means of vehicular access, in conjunction with the absence of satisfactorily demonstrated sightlines. The significant scale of roadside boundary intervention that will be required, thus an unforgiving roadside, whilst outside the control of applicant may negatively impact the public road and in particular vulnerable road users’ safety. Accordingly, 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 NNR2, and DM Standards 28, DM standard 33a of the Galway County Development Plan 2022- 2028. 3 Footnote: An

1. The planning authority is not satisfied based on the information received and the lack of justification accompanying the application content that the proposed development would be in accordance with the provisions of Policy Objective AD1 Sustainable Agricultural Practices of the Galway County Development Plan 2022-2028. The development would therefore if permitted, materially contravene Policy Objective AD 1 and DM Standard 13 of the County Development Plan 2022-2028, would create a precedent for similar future developments in the area, and would be contrary to the proper planning and sustainable development of the area.
2. The Planning Authority noting the nature of the proposal and the lacunae associated with waste generated from same, the proposed development is considered to have potential to result in an adverse impact on the localised environment and wildlife. Having regard to the aforementioned, the Planning Authority is therefore not satisfied that the proposed development is in compliance with the European Communities Good Agricultural Practice for the Protection of Waters Regulations (2014) and relevant best practice guidelines. Therefore, to permit the proposal would therefore materially contravene Policy Objective AD 4 of the Galway County Development Plan 2022-2028 and would be contrary to the proper planning and sustainable development of the area.
3. The Planning Authority noting the nature of the proposal and the lacunae associated waste generated from same and the proximity of Lough Corrib SAC to the proposed development and in the absence of an Appropriate Assessment (Screening) Report being submitted, the proposed development is considered to have potential to result in an adverse impact on the Lough Corrib SAC designation. Having regard to the aforementioned and considering the precautionary principle, the Planning Authority is therefore not satisfied that the proposed development would not result in adverse impact on the Special Area of Conservation. Therefore, if permitted as proposed, the Planning Authority cannot be satisfied that the proposal will not adversely affect the integrity of aforementioned designation and to permit the proposal would therefore materially contravene Policy Objective NHB 1, NHB 2 & NHB 3 of the Galway County Development Plan 2022-2028 and would be contrary to the proper planning and sustainable development of the area.
4. The Planning Authority noting the nature of the proposal and the lacunae associated waste generated from same and the proximity of Lough Hackett to the proposed development and in the absence of an Ecological Impact Assessment Report being submitted, the proposed development is considered to have potential to result in an adverse impact on the Lough Hackett pNHA designation. Having regard to the aforementioned and considering the precautionary principle, the Planning Authority is therefore not satisfied that the proposed development would not result in adverse impact on the proposed Natural Heritage Area. Therefore, if permitted as proposed, the Planning Authority cannot be satisfied that the proposal will not adversely affect the integrity of aforementioned designation and to permit the proposal 3 SCHEDULE REFERRED TO - PLANNING REFERENCE NO. 26/61040 would therefore materially contravene Policy Objective NHB 4 of the Galway County Development Plan 2022-2028 and would be contrary to the proper planning and sustainable development of the area.
5. To permit the proposal having regard to the following: - the lack of justification for the site selection in the context of possible alternatives, - greenfield/standalone nature of the site and elongated access route serving the proposed development footprint, - elevated siting of the proposed development footprint relative to the public carriageway and existing built form to the north east, - the sheer scale of the proposed structure at 1,728m2, - the unconventional site configuration and the lack of any mature landscaping provision to serve same would result in a built form and use that would not fit appropriately or integrate effectively into this rural setting, and would contravene materially Policy Objective LCM 1 & RD 3 and DM Standard 13 of the Galway County Development Plan. 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 objectives and a development management standard contained in Galway County Development Plan and would be contrary to the proper planning and sustainable development of the area.
6. Based on submissions received, the Planning Authority is not satisfied with the proposed development from a road safety perspective by virtue of the lacunae associated with the end use nature of the facility and the scale of the development. Therefore, it is considered that, if permitted as proposed, the development would have potential to endanger public safety by reason of traffic hazard be contrary to DM Standard 13 (c) & 33 of the Galway County Development Plan 2022 – 2028 and therefore would be contrary to the proper planning and sustainable development of the area.
7. In the absence of satisfactory details submitted pertaining to water supply to serve the proposed development on an existing greenfield setting, it is considered that the development if permitted as proposed would pose a serious risk to the public health and would be contrary to Policy Objective WS4 and WS5 and Development Management Standard 36 of the Galway County Development Plan, 2022- 2028 and therefore, would be contrary to the proper planning and sustainable development of the area. 4 Footnote: An

1. Therefore, the proposed development is considered contrary to the rural housing provisions of the said county development plan. Accordingly, to grant the proposed development would contravene materially Policy Objective RH 1 contained in the Galway County Development Plan 2022-2028, would be contrary to ministerial guidelines issued to the planning authorities under Section 28 of the Planning and Development Act 2000 (as amended), would set an undesirable precedent for similar future development in the area, and would be contrary to the proper planning and sustainable development of the area.
2. Having regard to the location of the rear portion of the site within an identified fluvial flood risk area and the principle of avoidance of highly vulnerable development within areas at risk of flooding as set out in the Planning System and Flood Risk Management Guidelines for Planning Authorities, the planning authority is not satisfied that the subject site is not at risk of flooding in the future. In the absence of a flood risk assessment, and in conjunction with the application of the precautionary principle, as set out under the Planning System and Flood Risk Management Guidelines 2009, the Planning Authority is not satisfied that the development if permitted as proposed, would not materially contravene Policy Objective FL 2 and Policy Objective FL 3 of the Galway County Development Plan 2022-2028 and would be contrary to Ministerial Guidelines issued under Section 28 of the Planning and Development Act 2000 (as amended).
3. Having regard to the flood risk concerns associated with the site and the potential for direct hydrological connection via surface waters to Lough Corrib SAC and Lough Corrib SPA, the Planning Authority is not satisfied that the proposed development will not adversely affect the integrity of the Lough Corrib SAC and Lough Corrib SPA designated sites during the construction and operational phases. Therefore, if permitted as proposed, the development has the potential to adversely affect the qualifying interests and conservation objectives of protected European sites for flora and fauna and would materially contravene Policy Objective NHB1- Natural Heritage and Biodiversity of Designated Sites, Habitats and Species and NHB 2 - European Sites and Appropriate Assessment and DM standard 50 DM Standard: Environmental Assessments 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

1. The applicant has failed to provide sufficient information to demonstrate a bona fide agricultural need for the proposed agricultural machinery shed. In particular, insufficient information has been submitted regarding the nature and extent of the agricultural enterprise, planning status of existing buildings, the associated landholding, agricultural activities undertaken, machinery requirements, operational need for the proposed structure and lands within the applicant's control. Furthermore, lands under the control of the applicant have not been identified in blue in accordance with Article 22(2)(b)(ii) of the Planning and Development Regulations 2001 (as amended). Having regard to the extent of existing agricultural development on the site, the Planning Authority is not satisfied that the proposed development is required for agricultural purposes. Furthermore, the Planning Authority is not satisfied that the overall layout of the farm complex, including the relationship between the proposed development, the existing residential use and the access arrangements serving the holding, has been adequately demonstrated in accordance with DM Standard
2. The proposed development would therefore be contrary to Policy Objectives AD1 Sustainable Agricultural Practices and AD3 Modernisation of Agriculture Buildings and DM Standard 13 of the Galway County Development Plan 2022-2028 and would be contrary to the proper planning and sustainable development of the area.
3. The Planning Authority is not satisfied that adequate and safe access arrangements have been demonstrated for the proposed development. The submitted site layout does not accurately depict the existing access arrangements serving the site and existing vehicular access arrangements observed on site are not fully represented within the application documentation. Furthermore, the access infrastructure serving the proposed development is not wholly contained within the application site boundary and no sightline or visibility splay details have been submitted in respect of the existing entrances onto the N63 National Road. Having regard to the proposed use of the structure as an agricultural machinery shed, the Planning Authority considers that the proposed development would result in increased vehicular and machinery movements onto a National Road where speed limits in excess of 60km/h apply and whereby achievable sightlines have not been demonstrated. In the absence of contrary evidence, the Planning Authority is not satisfied that conflictive movements between agricultural machinery and residential activity within the wider holding can be avoided. Therefore, the proposed development would endanger public safety by reason of traffic hazard, would be contrary to Policy Objective NR4 and DM Standards 13, 27 and 28 of the Galway County Development Plan 2022-2028 and would be contrary to the proper planning and sustainable development of the area. 3 SCHEDULE REFERRED TO - PLANNING REFERENCE NO. 26/61045
4. Having regard to the nature of the proposed development and the absence of evidence demonstrating the planning status of the existing agricultural buildings, access arrangements, internal access roads and associated infrastructure serving the application site, the Planning Authority is not satisfied that the proposal is functionally independent of existing development whose planning status has not been established. A search of the Planning Authority's records did not identify any planning history associated with the application site and no evidence has been submitted demonstrating that the existing development benefits from planning permission or exempted development status. Therefore, it is considered by the Planning Authority that the proposed development would, if permitted, perpetuate and intensify development whose planning status has not been established to the satisfaction of the Planning Authority and would be contrary to the proper planning and sustainable development of the area. 4 Footnote: An

The proposed vehicular access onto the public road network is deemed unsatisfactory, precluding the provision, and maintenance of a safe and satisfactory means of vehicular access, in conjunction with the absence of satisfactorily demonstrated sightlines in particular to right hand turning movements. The significant scale of roadside boundary intervention that will be required, whilst outside the control of applicant may negatively impact the public road and in particular vulnerable road users’ safety. Accordingly, 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 NNR2, and DM Standards 28, DM standard 33a of the Galway County Development Plan 2022- 2028. 3 Footnote: An

The proposed vehicular access onto the public road network is deemed unsatisfactory, precluding the provision, and maintenance of a safe and satisfactory means of vehicular access, in conjunction with the absence of satisfactorily demonstrated sightlines. The significant scale of roadside boundary intervention that will be required may negatively impact the public road and in particular vulnerable road users’ safety. Accordingly, 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 NNR2, and DM Standards 28, DM standard 33a of the Galway County Development Plan 2022-2028. 3 Footnote: An

1. the Planning Authority is not satisfied that the proposed development would accord with the provisions of Policy Objective CD1 Rural Enterprise and DM Standard 17 of the Galway County Development Plan 2022-2028. The Planning Authority considers that the proposed development would constitute an inappropriate form of commercial development in the open countryside, would give rise to undesirable commercially generated traffic movements in the area, and would set an undesirable precedent for similar development in rural areas. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.
2. Based on the information received with the planning application, the Planning Authority considers the details submitted insufficient to demonstrate the adequacy of the proposed arrangements for the storage, management and disposal of waste arising from the proposed motor vehicle repair workshop use. To permit the development in the absence of such information would pose a potential risk to the receiving environment and would be contrary to the proper planning and sustainable development of the area.
3. The Planning Authority is not satisfied that adequate provision has been made within the site for parking, vehicle storage and circulation associated with the proposed use. In the absence of satisfactory information in this regard, the proposed development would be contrary to Policy Objective CD1 Rural Enterprise and DM Standard 17 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

The Planning Authority noting the nature of the proposed expansion, the proximity of the development setting to the natura setting and the lacunae associated with the Appropriate Assessment (Screening) Report submitted from the perspective of (inter alia) surface water infiltration/gravity flow implications and the absence of a bespoke/customised construction (traffic) and environmental management practices and procedures to be employed on site during the construction phase, the proposed development is considered to have potential to result in an adverse impact on the Twelve Bens/Garraun Complex SAC (Site Code 002031) designation. Having regard to the aforementioned, and considering the precautionary principle, the Planning Authority is therefore not satisfied that the proposed development would not result in adverse impacts on the Special Area of Conservation. Therefore, if permitted as proposed, the Planning Authority cannot be satisfied that the proposal will not adversely affect the integrity of the aforementioned designation and to permit the proposal would therefore materially contravene Policy Objectives NHB 1, NHB 2 & NHB 3 and DM Standard 50 of the Galway County Development Plan 2022-2028 and would therefore, be contrary to the proper planning and sustainable development of the area. 3 Footnote: An

6 Sustainable Neighbourhoods: Inner Residential Areas, states it is the policy to: “Protect the quality of inner residential areas including Claddagh, Shantalla and Newcastle (to Quincentenary Bridge) by ensuring that new development through consolidation, infill and redevelopment does not adversely affect their character and has regard to the prevailing pattern, form and density of these areas”. In this case the two storey extension positioned on a corner site along with a roof design and material out of keeping with the area, is located within direct views of all persons/traffic and has breached the established building line, if permitted, the extension would be an obtrusive feature positioned beyond the front building line of the dwellings to the north, would be a prominent negative visual feature within an established housing estate area and would be considered to be such a scale, and position to be out of character with the established residential area, would adversely impact upon the residential amenities of the area and be contrary to the policies of the Galway City Development Plan 2023 – 2029. 2 No permission exists or has been applied for, for the use of the proposed extension as a self- contained unit on the site, any consideration of a grant of permission for this extension to the dwelling would, due to the internal layout proposed, facilitate the future unauthorised development of a self-contained unit, and would, therefore, be contrary to the proper planning and sustainable development of the area. SIGNED: DATE: ___________________ Director of Services Urban Development 11/08/2026 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 !